the dynamic workspace: an emaar story
TRANSCRIPT
the dynamic workspace…
…an Emaar story
today’s journey
the story
design
realisation
conclusions
today’s journey
the story
design
realisation
conclusions
the vision
“I think the time has come for Emaar to roll to an incredible level. You know the story of the phoenix, it always rises up…” Mohamed Alabbar
Chairman, Emaar
the story
Led by chairman Mohammed Alabbar, from agile beginnings in site offices around Downtown Dubai, Emaar fought with an entrepreneurial spirit to create one of the largest most dynamic property developers in the world…
…Emaar wished to reinvigorate their organisation, to replenish their energy for the present and future challenges…
they decided to relocate their entire team to Emaar Square and create a new more dynamic and collaborative workplace…
a workplace to meet their aspirations for efficiency and effectiveness… to engage and inspire the team to reflect the Emaar brand vision…
Emaar’s motivational initiative for highly efficient and effective working…
dynamic transformation
• Spread over 6 floors
• Fragmented departments
• Limited shared facilities
• Cellular / compartmented
• Excessive storage space
• Uninspiring interiors
• Limited facilities
Previous offices Emaar Business Park
• New dynamic workplace
Transformation
• 6,250m2
• 3 Floors linked
• 15 depts. in one location
• In the heart of Downtown
• Open-plan, efficient
• Collaborative
New Headquarters Emaar Square
key requirements and drivers for change
• dynamic, collaborative, efficient and effective working
• inspiring and unique design
• promotion of the Emaar initiative “NOW - no other way!”
• align business requirements with space planning
• consolidation of all departments in one location
• personnel attraction and retention
• environmental quality: wellbeing, daylight, ergonomics
• impacting the bottom line
concept design direction
“We’ve lost some of our traditionally personal approach to doing business here in the Middle East. The individual enclosed workstation is not the answer... We now look to create collaborative communities in the office of the future.”
past social present enclosed future community
today’s journey
the story
design
realisation
conclusions
understanding the client’s requirements
data gathering stakeholder workshops communication
Corporate Office TBC Corporate Services 23 23 8 nos of Drivers & 3+1 nos in
Mail Room 1
Corporate Office TBC Emaar Security 16 13 3 Yes Additional requirement 2pax
4x5m Security Room 1
Corporate Office TBC Human Resources 10 9 1 Yes 2 nos Receptionists, 5x4m HR
Store req'd 1
Corporate Office TBC Internal Audit 14 11 2 1 Yes 1
Corporate Office TBC Performance
Management 4 2 2 1
Dubai Operations TBC Finance 19 18 1 Any fire proof cabinets
required? 1
Emaar
Community Mgmt TBC
Community
Management 58 57 1
8 nos of Technical Services
Engineers & 2 nos of
Landscape Engineers
1
Emaar
Community Mgmt TBC
Finance Community
Management 28 28 1
Emaar
Community Mgmt TBC
FM Community
Service 4 4 1
Emaar Retail (EM) TBC ERG Human
Resources 5 5 Yes Require fire proof cabinets 1
Head Office
(EMG) TBC
EMG Human
Resources 17 16 1 Yes
2 nos of Drivers, 2 nos of
Receptionists, 1 nos of Office
boy and 1 Payroll Executive
1
LEVEL 1 Dept Sub-Total 198 186 0 11 0 1 0 0 Overall Level 1 occupany per
sqm
11.9
85
client brief
• daylight
• long work-tables
• dynamic planning
• open-plan
• no doors
• meeting pods
• raw „loft‟ style
• simple flooring
• no ceilings
development context
With burj
“In the heart of Emaar‟s premier development with excellent transport links and facilities…”
co-dependencies of brand and culture
space can be a powerful tool to both create and reflect culture and brand
promote creativity
…it’s what sets you apart
dynamic opportunities
open - door policy / “no door” policy dynamic meetings
“ we spend far too much time sitting in meetings behind closed doors!…
we will have only 1 seated meeting table and only 1 meeting room with doors…”
aesthetics
corporate Emaar HQ - unique highly branded
“bring your brand to life”
flexible open plan work settings
efficiency innovation
• Minimise enclosures
• Go open plan
• Centralised facilities
• Flexible spaces
• Lifecycle costing
• Automated systems
• Harness natural light
• Collaboration
• Proximity to facilities
Reception/Lobby
Oasis
Hot desk zone
Meeting rooms
Executive office
Meeting hubs
Pantry pod
Shared services
Internal stair
Open plan work areas
Storage
Neighborhood 4
Neighborhood 5
Hot desks
Break Out Hubs
pods
Office
Office
Office
Office
Main Entrance Reception
neighbourhood concept
Enhanced dynamics and collaboration through neighbourhood concept…
level 1 layout
burj views
• No. of Workstations 155 • No. of offices 1 • Total Occupancy 160 • Net Floor Area 2,373m2 • Occupancy 1 person / 14m2
Central interconnecting staircase provides connectivity
between floors without using elevators
arrive
level 2 layout
burj views
• No. of Workstations 180 • No. of offices 8 • Total Occupancy 185 • Net Floor Area 2,373m2 • Occupancy 1 person / 12m2
Space planning allows organic growth and contraction
of departments and teams.
level 4 layout
burj views
• No. of Workstations 109 • No. of offices 3 • Total Occupancy 114 • Net Floor Area 1,186m2 • Occupancy 1 person / 10m2 • Plus café space
Flexible central resource draws co-workers together
in a variety of collaborative settings.
oasis
connect
Thoughtfully located flexible spaces accommodate different meeting types and technology
requirements at various acoustic and privacy levels
interactive spaces
meeting room
Touchdown pod
Open meeting space
Meeting room
Acoustic meeting booth
“Ampitheatre”
Project room
Ad hoc meeting poufs
pantry
collaborate
innovative design approach
innovative use of materials eco materials non commercial FF&E
unique finishes
green design elements
• dwp integrated design approach is the preferred
approach as set out by the USGBC for a true
LEED sustainable project.
• we call it “Intrinsic Sustainable Design” which
has green ideas at the heart of every design
decision. For example, without doors to
enclosed spaces, we halved the HVAC
requirement.
• although LEED certification was not a client
requirement, we undertook LEED assessment
throughout the design and construction stages
MEP / ITC design
• new Cat 6 cabling
• wifi connectivity throughout
• state of the art Comms Rooms
• overhaul of existing VAV system
• FM200 systems in filing and Comms Rooms
• Bio Oxygen filtration system to café
• low energy lighting systems
structural design
• create large opening in
post-tensioned slab
• insert pre-fabricated
steel staircase
• exposed structural
beams and steelwork
connections
today’s journey
the story
design
realisation
conclusions
delivery
• dwp undertook design, tender and construction stage services
• 12 weeks design and tender programme
• 14 weeks construction programme
2nd floor reception
Dynamism : Emaar is a market leader with a dynamic team, this is reflected in their open workspace.
1st floor reception
Anyone who has been to Emaar HQ will feel the energy created by this new collaborative open-plan environment.
4th floor reception
dwp and Emaar have created a dynamic and unique design approach to the office environment for the region.
1st floor meeting spaces
A small number of meeting rooms serve a large workforce, the ‘standing’ tables ensure meetings are swift and productive
work / meet
This special project was created from a strong vision and simple brief from the client, which the designers swiftly realised through an intense design process.
agile working
Raw materials and textures invigorate the senses. No carpets, ceilings or other standard materials are used
collaborate
This inspirational, dynamic workplace design promotes efficient and effective working… “NOW no other way!”….
social
LEED credits were gained by e.g. the space planning, material selections, MEP BMS programming and LED lighting which was installed throughout.
today’s journey
the story
design
realisation
conclusions
measurable findings • Expanded occupation: 1:11m2
• Expansion possibilities: 1:9m2
• Productivity: + 20%
• Meeting durations: - 45%
• Inter-department collaboration: increased
conclusions
• PFA concrete flooring with locally recycled screed
• 100% recyclable 43% recycled marmoleum flooring
• All gypsum board produced in the UAE
• 90% of the existing MEP services re-used
• All paints low VOC content
Recycled products have been used and sourced locally
“Simply the best office design I have ever seen… A vibrant open office where business really gets done fast…” Javed Magray, Director - Projects, Emaar