Health and Safety as part of the Design Process in the UAE

4see have been operating in the UAE and wider GCC since 2012. In that time, we have and continue to work with some of the biggest property owners and developers in the region. Our work is primarily with the asset management side of these companies. In other words, managing the health and safety of the building once it is handed over from the development team.

During the development and construction phases of a project, whether a major development or refurbishment, there are health and safety professionals ensuring safe practices are followed.

However, there is one significant part of a building lifecycle where health and safety is sorely lacking - the Design stage.

A designer has an obvious influence, particularly during the very early planning and design of a project. Their decisions can affect the health and safety of not only those delivering the construction work, but those who use, maintain, refurbish and eventually demolish the building. Decisions made at the design stage impact the entire building lifecycle.

Designers are not limited to architects either. A designer can be an organisation or an individual who prepares, or in any way impacts, a design for a construction project.

Ensuring health and safety is considered from the earliest possible stage of concept is proven to result in immense cost savings throughout the building lifecycle.

A significant part of UAE health and safety legislation and guidance is based on UK regulations; and, in my opinion, quite rightly so. But a major gap appears to be the adoption of the Construction (Design and Management) Regulations (CDM).

It’s fair to say that CDM has had implementation problems in the UK with various versions being issued over the years – the original 1994 regulation was replaced in 2007, and subsequently replaced again in 2015. While the implementation has not always been ideal, the spirit of the regulation has always been the same – to make sure that health and safety is considered as early as possible in a design; and this consideration covers not only construction, but future use and maintenance of the building; as well as ensuring this information is communicated properly and effectively.

The persistent revamp of the regulations has been primarily due to amendments on how to ensure information is communicated; and what has never been questioned or challenged is the need for health and safety to be part of the design phase as early as possible.

There have been numerous studies and cases where health and safety in design has reduced accidents, time, cost and efficiency. This is not only during the construction stage, but often and more importantly, observed during the maintenance of a building.

4see are working with an ever-expanding property portfolio in the UAE, both at asset management and construction level, and instances where health and safety could have reduced cost and incidents is getting to be something we observe on a daily basis.

There are many examples, but just a few that show the simple nature of what is needed and the savings that could be made are:

·        Exterior lighting installed that can only be maintained by using a mobile elevating tower. A simple design change of having hinged supports allowing the lights to be lowered to ground level would have significant savings over the building lifecycle.

·        Building cladding that is bonded by glue instead of mechanical fixings resulting in panels falling from the building. The cost involved in securing the areas below the cladding, as well as replacing and repairing all other panels was significant.

·        A serious incident occured because heavy beams were being installed without any lifting points designed. The strapping being used wasn’t adequate and one beam slipped causing serious injuries to an operative, damaging equipment and causing two days to be lost. One simple change and this wouldn’t have happened.

While I’m not suggesting the implementation of the CDM Regulations (yet!); a recommendation I am constantly making to our clients in the UAE is to ask for 4see to get involved during the design process.

Property developers and owners should make sure that their design team is regularly meeting with their asset management team as it is often the asset management team that will have the best feedback to the design process. By establishing a simple forum for discussion, future designs can be greatly improved and help reduce costs in future builds and property maintenance.

So, if you want to reduce construction and maintenance costs, reduce the number of incidents during construction and after occupation (including fire), and continually improve building design and usability; consider getting a competent health and safety professional involved in your next project.