The current trend in the market is filling the existing gap in the market for mid to lower level hospitality projects. In fact, Godwin Austin Johnson has been involved in a lot of diverse new brands that sit on the global stage.
As designers we are constantly being asked to ensure our clients stand out whereas in the past they were more likely to fit in with the norm.
Hotels and serviced residences in general are being more flexible with regards to the use of spaces and this is one area that we feel could be done better. We have innovated by creating spaces with multiple purposes from eating to socialising. Offices are also recognising the need to rethink designs to cater to a changing workforce that is fully functional with a laptop, smart phone and a place to share ideas. Today’s workplace has ideawalls, re-configurable soft seating furniture and communal social spaces allowing for much greater flexibility and the ability to re-purpose when required.
FACTORS TO KEEP IN MIND WHEN CONSIDERING A REFURB
A key factor is to identify the ideal time to undertake the refurbishment. Over the past few years as the market has matured many more buildings have aged requiring a refurbishment or upgrade to remain competitive. This is a time-critical process which requires substantial planning from hiring the right contractors and consultants to delivering the project within very constrained parameters.
A lot of these projects remain operational while the fit-out is going on which makes it challenging with limited site access. Many operators take advantage of Ramadan when it is generally a little quieter. When done well I do believe refurbished properties can compete with new properties.
OWNERS AND FM OPERATORS’ CONCERNS
Historically a building owner’s main concerns have been general wear and tear and longevity of their investment. It is necessary to refurbish properties to keep them competitive due to the fast growing residential, commercial and hospitality sector.
This is a serious concern for buildings that can quickly find themselves outdated. This is most obvious in the huge array of restaurant and dining offerings across the region. Hence, owners place a high emphasis on competing in this arena, with creative offerings and unique dining experiences.
SYNERGIES WITH MEP AND OTHER STAKEHOLDERS DURING CONSTRUCTION
All designers in the UAE experience indecision and constant changes in the process which is costly to both the developers and the designers. This is one area that could be better managed. In the past there was a lot more trust than there is today in terms of what the client expected from the designer.
Now clients and developers require picture perfect images of the finished product and what the final outcome will look like. And, because this is such a fast moving market they are constantly questioning the status of the project, wanting to know where it stands. Quite often because larger projects take longer they see new competitors coming online constantly eating into their market share.
One of the major challenges for many designers is that design fees have not changed in 12 years. The quality of design and deliverable and competitiveness in the market place have increased but fees have not.
Projects today are much more competitive but the deliverable and expectations are greater. The saving grace however that has allowed us to keep this somewhat in check is the advances in technology but with these advances we have also seen expectations grow. Where once we would have submitted one drawing now the client wants 12 in addition to models. This can be detrimental to the quality of design work on a project.
This piece was writing by Kevin McLachlan, a senior partner at Godwin Austen Johnson.