Real estate projects in metros
are seeing some new scope elements than usual and, some emerging risks related
to them. The emerging Risks to project management are due to objectives stretch
to business objectives of client and, two important stakeholders – End User and
Government. In fact, these new scope elements are more Product design,
Engineering details and Construction processes related. I think both – Real
estate product changes and Climate resilient policies are, impacted by
non-uniform distribution of – Infrastructure, resources, wealth and people.
Opportunities follow these factors in a proportionate manner.
Product Design: Product design is continuously evolving itself to
align with emerging needs due to demand character and customer preference
changes post Corona pandemic and, climate resilient policies being implemented.
Urban migration playing a huge role in all above. Urban migration reversal
requires efforts to capacity-build rural youth through education, skilling,
local research, technology awareness and entrepreneurship by nurturing a right
innovation ecosystem which we call ‘Cillage’. Such an initiative should enable
average rural income to be on par or better than in cities and contribute to a
significant growth of the economy with reduced disparity.
The real estate projects are in
focus as, these directly impact people living, interacting, working and growing
as community. Immobilization of communities is the ultimate goal of urban
development and hence, the design of products must provide a situation that
suits a better physical and social lifestyle through periods of time. However,
the requirement may not be standardised across geographies. Due to the climate
changes situation and the density, urban design has become more important than
ever.
Engineering details: Engineering details are no more isolated from
whole building design. Higher vertical structures present a situation where other
subjects of Civil Engineering have become equally important to Structural
engineering. Façade, curtain walls, windows, doors, piping, electro mechanical
equipment etc. etc. all are equally important for a stable robust
structure to be sustainably functional.
One should always take note of the Sustainability of the Whole Design to keep
the habitat functional, comfortable and, attractive for the community to be
immobile.
The Green building sensitivity in
design calls for a careful construction technology selection, material
selection, net zero discharge approach, lean design – construction –
maintenance and, sustainable design elements. Such high rise construction
always poses a doubt in my mind for – Life cycle resource utilization and life
cycle carbon footprint which will include maintenance, repairs and Demolition
for redevelopment. Hence, a challenge looms on the designers mind to balance
robustness with ease in demolition and recycle of consumed resources.
Construction Processes: While designing buildings and
infrastructure we usually neglect to apply same environmentally friendly criteria
to construction processes. It all starts from selecting a construction
technology which calls for design alignment to the technology. The technology
itself generates carbon footprint different from one to another technology. We need
to start saving on carbon footprint and resource consumption while deciding the
structure construction technology itself. Next comes excavation and various
other activities that will impact ESG – Environment, Social, Governance,
outlook in decision making on employment, housing and safety of labour as well
as their housing and other temporary structures. Consumption of resources like
water, electricity, building materials and, discharge of waste actually starts
from here that can be reduced by reducing consumption, recycling and re-using.
Soil, demolition waste, transport and equipment deployed are next issues to address.
Normally we restrict ourselves to
solid and liquid waste neglecting, noise pollution and air pollution. Last few
weeks had these two pollutions in focus. These pollution control will not only
impact the processes but also scope, time and cost of a project. The stake
holders like neighbourhood and government has suddenly become more important
while selecting and designing construction processes and hence, project
planning.
Stakeholder Analysis: As discussed above, the location specific
neighbourhood, population density, traffic conditions, local climate data are
the factors which emerge as more important considerations while doing stakeholder
analysis. People, to begin with, are more vigilant today and are sensitive about
health matters. Policy makers are more sensitive to the eco system of environment
and people hence, more attentive to the causes. Governance however, still not
sensitive to the project feasibility and hence, is less careful while issuing
construction permissions and more Reactive while handling uproar. This situation
creates risk to time and cost both.
WBS and Work Packaging: One needs to understand that Construction
technology and Construction Methodology need to be Designed and Decided prior
to Start of Time Scheduling. Rather they need to be given importance in Design
Inputs as Specialized function. They can no more be left to casual empirical ad
hoc work. If due number of activities can address these concerns, they need to
be included in appropriate stages and, resources including cost need to be
assigned to these activities. I think soon ESG relevance be applied to construction
processes and will cause difference in standard work packages. Also, the pre-qualification
skill sets of executing agencies need be updated.
Monitoring: The factors to monitor are no more time – cost –
quality and risk. ESG and Stakeholder management become a prominent continuing
activity and, performance guarantee issues. Successful completion of project
demands all above to be taken up in monitoring plan and, risk register. While
writing method statements, a special mention of these activities need to be
included.
One important point – Theses ESG
and Stakeholder management activities are Essential even if the project doesn’t
need an environmental clearance.
Defect Liability: The project cost includes a defect liability performance
cost. This will also include the maintenance of ESG factors during the defect
liability. More particularly Governance. Possession of a new project without well-defined
and documented necessary governance imposed, will make all the good work wasted.
Such systems need to be inserted in the scope of project management and such costs
and work packages need to be included.
Understand the Goal: One needs to understand that development and
distribution are two such factors that are not affordable without understanding
environmental – social – governance inclusion in totality. Urban migration,
employment, natural resources, carbon footprint, social uplift, Governance quality,
urban infrastructure and real estate projects should not be dealt in isolation.
What is not affordable in future, cannot be affordable now.
