Onsite With the Project Manager

Dr. Basheer Khan, the project manager overseeing work at the MAG 218 site, was kind enough to spare time out of a busy day (31 Jan 2006) to answer questions about the project. What emerged in the process of the interview was a clearer picture of the dynamic process involved in carrying out a project of this scale. it would also appear that MAG PDD, the developer, is sincerely interested in not only erecting a tower, but in building and furthering its own reputation in the process.

The Process

The project clearly consists of an ongoing, collaborative effort among the developer, consultant, contracter, master-developer and Dubai municipality representatives. At the time of my visit, the project manager, consultant engineer and a municipality rep were in discussion over issues related to infrastructure at the site. Based on Dr. Basheer's explanation, the pattern of work on the project might be described as a repeating process of consultation--planning--submission of proposal--and wait for approval. Today's incident was a case in point as additional consultations with the municipality were being carried out prior to commencement of excavation work.

Despite careful plans being drawn up, new issues invariably arise. As Dr. Basheer explained further, some developers might proceed with fewer consultations or leave such decisions up to the primary consultant, but MAG PDD has chosen to be involved and oversee the project at every stage.

The Players

Perhaps partners would be the preferred term by MAG PDD who promotes the idea of working with future partners. The collaborative team on the MAG 218 project at this stage consists of MAG PDD (developer), Dar Al-Handasah (architect and primary consultant), Emaar (master-developer), Arabian Forasol (piling contractor) and Dubai municipality.

• Emaar in its capacity has set certain basic criteria, and with its own plot (for a shopping mall) being developed just beside the MAG 218 there are ongoing discussions as to how construction work on the two projects will proceed simultaneously.
  
• Dar Al-Handasah in its capacity is the primary shaper of the project. It will move the project from the drawing board to implementation and direct the process all along the way. Although MAG PDD retains its role as the ultimate authority and overseer, it is the main consultant who will effectively manage the project.
  
• Arabian Forasol will take the foundations process from shoring and excavation works to piling. Near the end of this process there will be a period of overlap when the main contractor who, once chosen, will step in to complete the building of a raft foundation.
  
• Dubai municipality through its representatives is the ultimate authority with regard to enforcing building codes and other regulations and will, it would appear, be regularly consulted with.

Questions of Responsibility

With so many involved it may be difficult to know who is in charge of what. Dr. Basheer offered some clarification:

• Engineering and design issues are mainly the purview of the primary consultant.
  
• Procurement, construction and commissioning are the responsiblity of the contractors.
  
• Contingency planning is a responsibilty shared by the developer, consultant and contractors.
  
• Cost and schedule control are managed by the consultant and developer.
  
• Change control rests with the developer as far as its jurisdiction will allow. That is to say, the master-developer or municipality's authority may supersede this.

The Current State of Construction


Clearly, as any visit to the site will reveal, construction in any real sense has yet to commence. Asked when piling or excavation work would begin to any significant extent, the project manager offered, "early March."

He explained further that although the piling contractor had been selected (a month earlier) certain approvals were still being awaited. The municipality representative's visit today was in connection with that. Furthermore, there are still issues to work out with Emaar. As he explained, Emaar is a large bureaucratic entity. Even the developer does not have a direct channel with the people at the top, so negotiations take time.

In the meantime Arabian Forasol has put into place one pile driver to perform some test piling. Some amount of surface excavation has already been completed. The site office and other equipment and facilities were being put in place. Rather than stand idly by, it would appear that a certain amount of filler work is being done until all issues have been worked out with Emaar and the municipality. Once that happens major excavation work can begin.

Foundation Works Schedule

• Early March: Start of excavation and shoring work, to continue 2-3 months. Shoring to a thickness of 800mm and excavation to a depth of 22 meters anticipated. Dewatering will be carried out at required depths.
  
• May or June: Installaton of ground anchors which limit latteral building movement.
  
• June or July: Piling, bored-type. This is when most of the piling work will be carried out, however, some piling will be performed at intermediate stages as well.
  
• July onwards: Construction of raft foundation. Allowing for an overlap of 2 or more weeks, the main contractor (yet to be appointed) will begin work on the foundation. At this stage of construction, plumbing, electrical and mechanical works will also commence.

Earthquake Precautions & Quality Control Mechanisms

The UBC (uniform building code) for seismic loads will be observed at a zone 2A level or up to a 5.5 or 6.0 richter scale. (See further information on earthquake zone levels and construction in the aftermath of the 2005 earthquake in Pakistan.) The lift core of the structure will have reinforced concrete walls.

Regarding quality control in construction, building code standards from the USA (primarily) and other Western countries are being followed in accordance with Dubai construction regulations. Both the main consultant and project manager will monitor quality standards. An inspection plan of some type is in place (about which further clarification may be needed).

In the following excerpt, the article linked to above offers additional commentary on who bears the greatest responsibility in the case of structural damage due to earthquakes:

It must be remembered that any construction project involves (i) owner, (ii) design consultant, (iii) regulatory agency, (iv) contractor, and (v) supervising consultant. The responsibility of the contractor is to execute work according to the drawings given to him by the design consultant. Thus, the contractor is not responsible for the suitability of the design or whether or not it complies with various applicable regulations. Hence, it is unfair to blame the contractor for under-rating a bridge, as long as he has constructed it according to design. Similarly, he constructs the foundations according to the drawings given by the design consultant who is supposed to have checked the bearing capacity and stability of the underlying soil. If the structure fails due to soil failure or the foundation was under designed, it is not the contractors’ fault. By the same token if the design did not withstand the quake forces, responsibility lies with the design consultant and not the contractor.

Tender Evaluation

One of the most important outstanding matters is that of who will be the main contractor. Tenders are being evaluated on the basis of companies' past performance, financial background, current projects and resources. The fact that excavation and shoring will take some time to complete means that there is additional time to make the selection.

Commentary & Conclusion

Questions of scheduling and delays are probably of major concern to all parties--buyers, developer, consultants, etc. The buyer, for example, wants to know if the project is moving along in a timely manner and whether adequate planning and project management proceedures have been put in place. Over one month has passed since a piling contractor was announced for the MAG 218 project and that decision itself seems to have been delayed up to 6 months.

At this point and throughout the building phase, however, the most important concern should be not about the occurance of delays as much as about understanding what is behind any such delay. A month can seem a long time when one does not have any information on the reason for the delay.

The interview with Dr. Basheer provided some insight. What is essentially going on are matters of concern to both MAG PDD and Dubai municipality regarding infrastructure at or near the site and the coordination of construction with Emaar on the adjacent plot. Could these issues not have been addressed earlier on? Speculation on this point won't provide many answers, but it would appear that MAG PDD, as the primary agent responsible for the success of this project, has vested interests that include a strategy to grow the company's image as a builder of high repute. The tone and content of the project manager's statements--as well as those of the general manager in interviews and other settings--seem to bear this out. It all suggests that MAG PDD is as eager to see this project through, in a timely fashion and with quality standards maintained, as any individual investor. One of Dr. Basheer's primary roles as project manager is to see that the consultant and contractors make this happen.

Interestingly, there are a number of other issues at play, as work on the MAG 218 gets underway. One matter which will have an impact on the early phases of constuction is the massive roadworks at SZR interchange 5. Access points to and around the MAG 218 site will be affected by this. On another interesting note, Dr. Basheer reports that Dubai Ruler, HH Sheikh Mohammed Bin Rashid Al Maktoum has on occasion toured the Marina area insisting that construction proceed more quickly.

Of final note, the expected completion date of the tower is mid-2008, a prediction in line with what has been suggested over the past several months.

Note: A thank you to Ravi, for coming up with some of the hard technical questions. Return to MAG 218 Community homepage.