While Qatar’s construction sector sets its sights on the futuristic stadiums and infrastructure projects planned as part of country’s Fifa World Cup programme, one local developer is keeping its focus firmly on tradition with its real estate scheme.

Msheireb Properties, a subsidiary of the state-owned Qatar Foundation for Education, Science and Community Development, is undertaking an ambitious project to regenerate a 750,000 square metre site in the city’s downtown precinct. The scheme will include renovating a number of existing heritage buildings and constructing residential, commercial and retail facilities.

One of the primary objectives of the Msheireb Downtown Doha project is to revive traditional building designs and methods of planning and development using modern techniques and technologies.

“Msheireb Properties will restore aspects of how communities in Qatar lived years ago in order to create a more distinct identity for the centre of Doha,” says Issa al-Mohannadi, chief executive officer of the Msheireb group.

With an estimated value of QR20bn ($5.5bn), the Msheireb project will offer the region’s construction sector some interesting alternatives to the raft of infrastructure schemes planned as part of Qatar’s World Cup plans.

Traditional approach to modern architecture in Qatar

The Msheireb Downtown Doha project, previously named Dohaland, was launched in May 2009 following extensive planning.

“We spent three years researching Qatari architecture and numerous approaches to urban planning all over the world – in order to realise an architecture rooted in the past that may be preserved for and by future generations,” says Mohannadi.

The inspiration behind the regeneration project was provided by Sheikha Moza bint Nasser al-Missned, wife of Emir Sheikh Hamad bin Khalifa al-Thani and chairperson of Qatar Foundation.

“Her Highness saw a valuable opportunity to recapture a part of Qatar’s heritage and revive traditions that have been overlooked amid rapid economic development,” says Mohannadi.

With many of the new construction projects in Qatar following on from Dubai’s construction boom with extravagant glass towers, the Msheireb development has been designed with attention to Qatar’s roots. A key focus of the design is to reduce urban sprawl, a feature that has become an endemic feature of the major Gulf cities in recent decades. 

“Msheireb Properties will encourage Qataris to [relocate] from [Doha’s] suburbs,” says Mohannadi.

A central element of the project’s concept is to reduce car usage by creating a pedestrian-friendly environment. Car parking is going to be built below ground where possible, and an internal tram system is planned to provide residents and visitors access to the local Doha metro stop. Removing vehicles from the streets will have the dual benefit of creating greater community interaction, while reducing pollution.

Preserving the environment has formed a key part of the masterplan and all of the buildings have been designed to sustainable building standards, with the aim of receiving a platinum rating (the highest available), from the Leadership in Energy & Environmental Design (Leed) rating system developed by the US’ Green Building Council.

In addition to raising the appeal of central Doha to expatriate and local residents, the scheme is also set to boost the city’s tourism sector in line with targets outlined in the country’s 2030 Vision plan.

“Tourism will definitely play an important role in diversifying the Qatari economy, and we expect Msheireb Downtown to contribute greatly to this. The project will house four hotels, and will add to the existing cultural destinations, in addition to offering entertainment and leisure facilities,” says Mohannadi.

Making progress on construction projects

The masterplan features several districts, including a residential and mixed-use precinct, a retail area, a heritage quarter, and a commercial facility called the Headquarters Gateway. It will also include a shopping mall, hotels and a commercial district.

The real estate scheme is set to be completed in five phases through to 2016. The official groundbreaking of the scheme was staged in January 2010 and construction work on the initial phase is under way.

The joint venture of South Korea’s Hyundai Engineering & Construction Company and the local HBK Contracting Company was awarded the first major construction package in April 2010, a QR1.6bn ($428m) contract to build phase 1a of the scheme.

The initial phase of the scheme, designed by UK-based architecture firm Allies & Morrison, involves the construction of the Diwan Amiri Quarter, which includes the Diwan Annex, Amiri Guard and the National Archive, plus a heritage quarter, that includes the Eid prayer ground and four heritage houses.

While the initial phase involves the construction of government facilities and preserving cultural buildings, phase 1b is focused more on the residential and retail market. In December 2011, the joint venture of UK’s Carillion and the local Qatar Building Company (QBC) were awarded the QR2.37bn contract to build phase 1b of the development, which includes 15 buildings, including a Mandarin Oriental Hotel, offices and 12 residential buildings.

Contractors have been invited to submit bids for phase 1 C, which will include construction of residential apartments, office buildings and a school, by 12 March.

US-based architect Gensler has completed design work on the second and third phases, and contractors have been invited to submit tenders and prequalify for the construction packages.

The second phase will comprise 10 mixed-use buildings, which will cover a total area of 144,888 sq m. This is scheduled to include 68,500 sq m of retail and 27,000 sq m of commercial office space, as well as 24,000 sq m of residential space and a 25,388 sq m hotel.

The third phase of the development involves the construction of 14 buildings covering an area of 148,800 sq m. The buildings will consist of a 192-room hotel, office building, mosque, health centre and 10 residential buildings.

Bids for the construction contract for phase two are due in on 19 March, and contractors were invited to prequalify for the phase three construction package in February.

For the subsequent phases, Mohannadi says that design work is in progress.

“HOK [US-based Hellmuth, Obata & Kassabaum (HOK)] and Mossessian & Partners [UK-based] have been commissioned to complete the design of phase 4, which mainly comprises retail, offices, apartments, post office, medical clinic and hotels.”

Design challenges in Qatar

Those heading the regeneration scheme are aware that attempting to execute such an ambitious project using original design principles will not be an easy task.

“The redevelopment of an existing downtown community inevitably raises numerous challenges, from the relocation of existing tenants to the demolition of antiquated infrastructure, to the construction of new buildings and the preservation of heritage sites,” says Mohannadi.

One of the main challenges is acquiring materials that will legitimise efforts to regenerate the area in a traditional manner.

“Qatar is a desert country which makes it almost impossible to find original building materials. Having said that, our ancestors developed solutions to these challenges and we are inspired by their resourcefulness as we seek building materials originating from the GCC region,” said Mohannadi.

As part of its efforts to use regionally sourced supplies, Msheireb has turned to Oman as a key provider for cladding related materials. The selection of regionally sourced materials is key to the developer’s ambition to achieve Leed certification for the scheme.

“This is very much in line with our responsibility towards our society, since we are mandated to [use] building materials with the smallest carbon footprint. We have also opted to locate our concrete production units on site with the objective of limiting CO2 emissions from cement trucks [that would otherwise be] used in the pouring process,” says Mohannadi.

Future opportunities for contractors

The developer has enlisted joint ventures comprised of established international contractors and local firms to deliver the construction packages that have been tendered to date, and is planning to continue this selection criteria moving forward.

“We seek partners that have a strong track record in the industry, with international best practices and systems in place that can guarantee the quality, turnkey results that we seek,” says Mohannadi.

Qatar’s construction market has been characterised by protracted tender processes in recent years and Mohannadi believes that its move to appoint experienced international firms in partnership with local partners will allow the developer to “maintain our ambitious construction schedule.”

The opportunities offered by the Msheireb development are eagerly anticipated by local and international contractors operating in Doha.

“The Msheireb project is one of our key targets at the moment. There are some big packages, and due to the complexity of the design, it cannot be built by just any contractor,” says a Doha-based international contractor.

The progress with the Msheireb project has also inspired Doha to move forward with other regeneration schemes, which will offer new opportunities for contractors. The government is planning to undertake two further urban renewal projects in central Doha.

The first project is the Doha Grand Park project. It will involve developing a nature space similar in design to New York’s Central Park and London’s Hyde Park. The scheme will include food and beverage outlets, museums and other attractions. The park will be built on the area stretching from the Al-Rayyan road to the tennis centre and from the old British embassy to the road leading on to the corniche.

The second planned scheme is the redevelopment of the entire corniche. The Emir’s Office is the client for the project and has received design entries from three firms for the project’s masterplan.

The Msheireb development is a unique project for the Gulf, which is set to deliver many benefits to local Qataris, expatriates and the hundreds of thousands of tourists set to descend on Doha for the  World Cup in 10 years’ time.

The region’s construction sector is also set to benefit from the ambitious scheme. With a number of large contracts still to be awarded, the opportunities provided by the Msheireb project will further consolidate Doha’s position as one of the Gulf’s key construction markets.