While shopping malls in Kuwait now reign as pre-eminent cultural destinations, the entire retail sector is witnessing a major transformation in an effort to cater to an increasingly selective clientele that now demands a world-class lifestyle experience – not just a venue.
Within this vein, Kuwaiti real estate giant, Salhia Real Estate Company, is collaborating with mega retail project expert, Pace, to deliver an ambitious, mixed-use development: The Assima Mall and Tower. The project, currently under construction, is already carving out a unique place for itself on the national landscape, well before works are completed.
In an exclusive interview with Pace CEO, Architect Tarek H. Shuaib, Big Project ME gets to dig deeper and find out more about the Assima Mall and Tower project:
How will the Assima Mall and Tower compare to others in the region? What are its unique selling points and qualities?
Assima is one of the few genuinely mixed-use developments in Kuwait, and the only one located in the heart of the city. It is set to become a world-class destination for high-end shopping, entertainment, and leisure. The development will feature three distinctive components: a shopping mall, a commercial tower and a five-star residence hotel.
The project takes its name from the Arabic word for ‘capital city’ – in an effort to reflect its small city persona, bringing all the conveniences of a mini-city in the heart of downtown Kuwait, while offering a variety of other key services, as well as a number of lifestyle and leisure facilities.
Salhia Real Estate Company are one of our long-term partners and they share a common belief that the malls-of-tomorrow must be experiential and customer-focused. That is why unique entertainment-oriented offerings have been created at Assima in order to engage visitors at every possible touch point. Moreover, the project will actively boost the commercial value of Kuwait’s capital city and heighten its allure as a vibrant business and commercial hub.
What is Pace’s role in the Assima project?
Having delivered a multitude of successful retail and mixed-use projects across the region, as a Kuwait-based regional multidisciplinary firm, Pace has been brought on board by Salhia Real Estate to develop and tailor the existing designs of the project with innovative concepts that fit the needs of the Kuwaiti market. We have a reputation within the industry as a firm that designs for speed and opulence.
We are also overseeing construction works and ensuring top-class quality delivery to the highest of international standards of excellence. As partners of development, we are always keen on playing an active role in the ongoing efforts develop the region’s retail and entertainment sectors, as well as promote both foreign and domestic tourism.
Upon its completion, Assima will become the latest in our portfolio of first-class mixed-use developments that are now considered prime destinations for leisure, tourism and entertainment, for both locals and international visitors.
What are the highlights of the Assima project and what are some of its main components?
The site for the Assima project is characterised by high street visibility and full prominent frontages at the junction of two main traffic arteries. A key component in this prime development is the Assima Mall, which offers visitors a high-end multi-faceted lifestyle experience with large commercial and recreational spaces distributed over five floors. This includes urban parks, rooftop cafes, restaurants, a large-scale hypermarket, cinemas, entertainment, as well as various F&B and retail experiences.
It will also house the Marriot Executive Hotel and Apartments, comprised of 11 floors located above the retail podium, with 164 suites with their services of restaurants, multi-purpose halls, and an on-site health club.
On the other hand, the Assima Tower boasts 54 floors of office spaces, with spectacular panoramic views of the city.
What can you tell us about the architecture and design elements of the mall?
We have succeeded in developing innovative and original architectural concepts, blending elements of Kuwaiti heritage with the contemporary design expected of a modern metropolis such as Kuwait City. The mall boasts other architectural elements, such as a three-storey tall waterfall flowing between cafés and fine dining restaurants, as well as panoramic high-speed lifts overlooking the entire mall, in addition to high-rise floors that give visitors a sense of luxury and indulgence.
The mall’s walkways are also designed to flow smoothly into the twirling internal corridors, harmonious with the play of light and surrounding nature.
Sustainability is a core driving notion behind the development of this project. The project will sprawl across green lands, in compliance with the principles of sustainable development and natural ventilation, with technologies being used to ensure energy consumption.
This includes the use of ETFE (ethylene tetrafluoroethylene) roofing for natural lighting, Therma-insulation for all opaque envelopes, and double-glazed curtain walls/windows with air cavity for energy savings and optimisation of indoor air quality.
What is the current rate of progress so far, and what construction technology was used to design and build the project?
In terms of progress, we are pleased to have reached significant milestones with the Assima project, with construction works for the mall nearing completion. Given revised project timelines because of the pandemic, the mall is so far on track for completion by the end of 2021.
The latest construction technologies were employed on the project to ensure its delivery to the highest international standards. With structural works fully completed for the mall, and at 83% completion for the Tower (that is 96.3% for the project overall), works currently underway include the deluxe interior works and finishes for the facades, along with other technical installations and utilities development.
We have always been ahead of the curve when it comes to adopting innovation and advanced technologies, as we continue to push the boundaries in design and architecture. Driven by our vision, we have worked hard to establish ourselves as active leaders in the region for the implementation and promotion of new design technologies and construction methodologies, offering new opportunities for innovation.
A key part of our efforts is the rollout and implementation of a digital transformation plan which is currently being activated across all our design projects. Our design and construction technologies employed include Business Information Modelling (BIM), Project Information Management (PIM), Leadership in Energy and Environmental Design (LEED) and Integrated Project Delivery (IPD) protocols, in addition to fast-track construction solutions.
I am proud to say that through our improved potencies and capabilities, we were able to guarantee quality and value for clients, with educed environmental impact and better operational and management costs.
Who is the contractor on the project and why were they chosen?
Ahmadiah Contracting & Trading Co (ACTC) are the main contractor for the Assima project. ACTC is one of Kuwait’s premier contractors and has succeeded in delivering many of Kuwait’s landmark buildings. Specialising in high-rise construction, ACTC was selected based on the long and successful relationship it has with both Pace and Salhia Real Estate, the developer and owner of Assima project.
What were some of the challenges encountered during the construction process and how were they resolved?
There were multiple challenges overcome on this project. A key element of success for this project has also been one of its main obstacles – that is its location.
The project site is located in the city centre, and as such that area is quite congested. Temporary site accommodation and material storage are remotely, yet centrally located. Therefore, we were able to manage transportation in less time.
Also, the recent COVID-19 pandemic introduced a whole new set of unprecedented challenges, including lockdowns, curfews, commercial and transportation restrictions, and closures. However, our HSE department at Pace has been working extra hard to help navigate construction works more effectively in the safest and most efficient manner there is, while adhering to all rules and regulations set by the Ministry of Health and observing all precautionary and preventative measures and social distancing guidelines.
Pandemic control measures, including closed borders, posed a major threat to the delivery schedule. However, with smart procurement that entailed ordering materials earlier than planned, whilst obtaining other materials from alternative sources, the construction team succeeded in minimising some of the pandemic’s negative impact on delivery.
What was the strength of the workforce on the project and how did construction progress during the pandemic?
The project workforce peaked at 2300 operatives. We adhered to all pandemic control measures, including various curfews and lockdowns. Inevitably this affected the planned labour deployment. However, working closely with Ahmadiah, we managed to succeed in adopting flexible shift patterns that optimised the available labour resource, and thereby minimised the impact upon the programme.
Given the standing of the project, what was the design process like, and did it change as the construction of the project evolved?
Assima has the second tallest tower in Kuwait, which is topped with a crown structure. During the course of the project, the design of the crown evolved significantly, which was a notable challenge for our designers.
Moreover, numerous design changes to accommodate tenant’s requirements were executed. Fortunately, as a result of the close cooperation and streamlined channels of communication between Salhia, Pace, and ACTC, all design changes were successfully accomplished within programme.