#APPROVED-Seef: "TAMEER TOWER" | 72F , Res

Tallest tower plan delayed



By MOHAMMED AL A' ALI

MANAMA

AN outdated impact assessment study has been blamed for delays in approving a BD100 million project to build Bahrain's tallest tower.

Permission to build the 72-storey tower in the Seef District was stalled yesterday when it emerged the project was based on a 2005 plan.

The Manama Municipal Council had granted initial approval to the development, which is being pioneered by the Al Khaleej Development Company (Tameer).

However, it is now likely to ask the developers to present an up-to-date impact assessment before giving it the final approval.

Councillor Hameed Al Basri claimed the council's technical committee failed to properly review the project.

Technical committee chairman Abdulmajeed Al Sebea'a yesterday admitted that he didn't realise it was based on 2005 plans and agreed the project should be put on hold.

"Councillors shouldn't have approved the new project without a proper study being done by a professional consultant," said Mr Al Basri, who is also the area councillor.

"The technical committee has not revised Tameer's plan properly, because if it had, it would have known that it was done in 2005 and that things have changed significantly since then.

"During the council meeting, when the vote to approve the project was taken, towns and villages development committee chairman Sadiq Rahma and I raised objections on the Work Ministry's traffic study, but councillors didn't listen.

"The study states that the current road needs expanding for the project not to cause any trouble to people in the area, but what solutions does it have - none.

"They say that the only solution is to take space from Seef Mall's car parks or the mall itself to make the road into two lanes, something that everyone knows is impossible."

Mr Al Basri, who is also a member of the technical committee, was in the US during discussions on the project.

However, he said Tameer's study was based on inaccurate data.

"The study says the project would have 104 residential apartments, but in reality - and after doing calculations - it would have 1,538 apartments," he said.

"The study says the traffic increase in the area after construction would be just 21.2 per cent, which is completely wrong.

"It is illogical that cars in the area would just increase from 447 to 542 during peak hours."

Mr Al Basri said the new tower has 800 car parks, but around 1,658 would be needed if the tower's shops and offices are also added.

"Where would the cars of those coming to the tower be parked?

"How will they reach the place if it has no proper roads?"

He said he was surprised the council gave the project the initial go-ahead.

"The study says there are no effective solutions to the traffic congestion problem associated with the project or the area and we are here making things worse by approving the project," he said.

"Who will pay to solve the problems associated with the new tower?"

The issue will now be discussed at a council meeting on Wednesday.

Bahrain's current tallest towers are located at the Bahrain Financial Harbour.

[email protected]

I can't help commenting on this...

Hahahaha, I love this part:

"The study says the project would have 104 residential apartments, but in reality - and after doing calculations - it would have 1,538 apartments," he said.

I wonder what was the environmental consultant's excuse?
'Oops, sorry, we did a slight miscalculation of 1500%, my fault...'

Or would they be apologetic as in:
"Back in 2005 a 72 storey tower could have 104 apartments, but in the new day and age (2008, mind you...) the same 72 storey tower can have *drumroll....* ONE THOUSAND FIVE HUNDRED AND THIRTY EIGHT APARTMENTS...! tadaaaa!"

If a consultant can get information this basic so wrong on an EIS (ie, enough to basically close the consultant company down...) one wonders how he would have assessed more probabilistic issues relating to the building like sewage impact, visual pollution, green spaces, etc.

And not only is the environmental consultant to blame, what's scarier is that the TECHNICAL COMMITTEE of the MANAMA MUNICIPAL COUNCIL went ahead and gave a green light without recognizing a spot of misinformation...
"Technical committee chairman Abdulmajeed Al Sebea'a yesterday admitted that he didn't realise it was based on 2005 plans and agreed the project should be put on hold."

Way to go, government chairman, "Oops, sorry...didn't look at the date before signing...or the fact that the whole thing made no sense whatsoever..."

And this happens only 10 days after the Muharraq council decides to demolish a potential UNESCO heritage site for a mall (Qaysaria Souq)

Goes to show the capabilities of the municipal councils and the people on those chairs...

I am so tired of these developers too, "AN outdated impact assessment study has been blamed for delays in approving a BD100 million project to build Bahrain's tallest tower."
OF COURSE NOT... THE DEVELOPER IS TO BLAME - cause you are CHEAP... If you will build the tallest tower in Bahrain, put some money into a proper consultant! It's quite scary how cheap and moneyminded these fast track new developers can get with no sense of social responsibility whatsoever...I would NEVER invest in Tameer after reading anything as such...

I don't know if anyone is reading between the lines of these previous posts, but there is some SERIOUS corruption going on both sides here, and hats off to councillor Mr. Al Basri, probably the only man who refused to be part of this circle and spoke out...albeit very subtly...

And now for today's moment of Zen:
وقال رئيس اللجنة الفنية مجيد السبع: «إن مجلس بلدي العاصمة يسعى من خلال الموافقة على هذه المشروعات النوعية إلى دعم الاستثمار في مختلف مناطق العاصمة بما يتناسب مع الاشتراطات».
No, you are not trying to promote investment, municipality chairman, you are probably trying to secure your retirement in Tahiti....go do your job instead, or step down to someone who can do it...

and:
«لن تكون هناك أية تأثيرات جانبية على المنطقة على رغم ضخامة المشروع، ولدى المجلس دراسة مفصلة من إدارة الطرق عن التأثير المروري للمشروع وترى الإدارة أن الحركة المرورية لن تتأثر مطلقاً».
hahaha... instant conclusion - said like a true engineer, or should I say, prophet...

God bless this country and rid it from people like you and Tameer...

Adel said:

From what I understand from the article this 72F tower will be constructed on the current Seef Mall car park just opposite La Chocolat Cafe and north of the new Seef Tower. Wow Awesome

Click to expand...

Yes It will be in Seef Mall Car Park. from what I heared, that Hameed Al Basri is the only person who is trying to hold many projects in the area. he thinks anything above 40 floors in seef area would look ugly. which i think is stupid.

Adel said:

From what I understand from the article this 72F tower will be constructed on the current Seef Mall car park just opposite La Chocolat Cafe and north of the new Seef Tower. Wow Awesome

Click to expand...

Really...? Hmm... How though.. I mean that's part of seef's land.. Isn't it..? and this is an unrelated project..

So how would that be.. Although it'd be cool...

Really...? Hmm... How though.. I mean that's part of seef's land.. Isn't it..? and this is an unrelated project..

So how would that be.. Although it'd be cool...

Click to expand...

Actually, it's not part of Seef Mall, it's a separate plot that is used by Seef Mall visitors and others to park.

I think Tameer are very smart to develop this location, it's walking distance to Seef and Aali Malls plus restaurants (Chillies, Carino's, Saj, Aali Mall restaurant area), banks, and cinemas. The tower will also have a nice sea and city view.

Tower plan probe urged

By Mohammed Al A'ali

DEVELOPERS of Bahr- ain's tallest tower were told yesterday to submit a new impact assessment study, if they want their BD100 million project to go ahead.

Permission to build the 72-storey tower in the Seef District was stalled on Sunday when it emerged the project was based on 2005 plans.

The Manama Municipal Council claimed that the study by developers Al Khaleej Development Company (Tameer) was not accurate in terms of the traffic congestion the project would create.

The council had granted initial approval to the development three weeks ago, but area councillor Hameed Al Basri claimed early this week that its technical committee failed to correctly review the project.

Technical committee chairman Abdulmajeed Al Sebea'a later admitted that he did not realise it was based on the 2005 plans and agreed the project should be put on hold.

"People have been blaming us as the main reason behind turning the place into a congested and heavily-populated district.

They say this is because we give permits to every project referred to us without considering what impact it may have," said Mr Al Basri.

"We are being accused of thinking of what municipal profit we will get even if it meant trouble to those people currently working, living or coming to the area."

He said that it was most likely the project would be scrapped.

"Now things are set to change and this project will certainly not see the light, because no decent consultant will ever recommend 72 storeys near the Seef Mall, where it is heavily congested with traffic" he said.

"Even if they manage to get a study approving the project, it will take them a number of years until new roads are built and solutions to the car parks problem is found."

The study presented by the developers states that the current road needs expansion for the project to avoid any trouble to people in the area.

It says that the only solution is to take space from Seef Mall's car parks or the mall itself to make the road into two lanes.

Inaccurate

Mr Al Basri said that developers also presented a study, but without looking into solutions to problems associated with the building.

"Their study was full of inaccurate data and after revising it, the council has decided to stall the project," he said.

"Developers will be infor- med in the coming days that their project will be shelved until they come up with a new study, so that councillors can review the project all over again.

Its sad.. i mean it might be true, the project will create traffic problems... But as a look... Location.. It would be soo cool to see a 72 storey tower there, right next to seef... Not too far from Al Moayyed tower... And opposite to the proposed 'uptown' project next to bahrain mall! =/

I hope they find a solution, or it gets relocated to a nearby plot, not stuck to seef...

There is a misunderstanding on my part that I want to clarify here.

The plot is actually the current Seef Tower (Shamil Bank) shaded car park located to the east of the tower, it is where you park when you want to go to Saj restaurant.

Seef tower and the adjacent car park was sold by Tameer to Mr Mahmood Faqih for BD24 Mil last year, and Mahmood is the one who applied for the 72F tower permit. Tameer has nothing to do with it.

The big plot I was talking about (opposite La Chocolat Cafe) is owned by someone else who actually got the green light to construct a 5 star hotel a while back. (Rumour has it that its a Movenpick, cos he has the franchise for the hotel in Muharraq)

This in GDN today

http://www.gulf-daily-news.com/NewsDetails.aspx?storyid=251854

Lifeline for Seef tower
By MOHAMMED AL A'ALI, Posted on » Sunday, May 31, 2009

DEVELOPERS of a proposed 72-storey tower in Seef were given a lifeline when councillors agreed to reconsider an earlier decision to halt the project.

The Manama Municipal Council originally gave the BD100 million development the go- ahead but area councillor and council technical committee chairman Hameed Al Basri contested the decision, leading to its rejection in May last year.

He claimed at the time that the council's technical committee, chaired by councillor Abdulmajeed Al Sebea'a, had failed to properly review the project after it emerged it had been based on an old traffic impact assessment.

Mr Al Basri argued that the study, by Al Khaleej Deve-lopment Company (Ta-meer), did not accurately reveal the level of congestion likely to be created by the tower.

Current council chairman Majeed Millad Al Jazeeri told the GDN that the investor had every right to challenge the council's decision.

"We are fair and this is why the investor was given an opportunity to present his case. But fast action is needed as we plan to have a final vote on the issue next Wednesday," he said.

Mr Al Basri said the only way for the investor to rescue the project would be to present a proper impact assessment.

"I have checked the books and the same study for a previous proposal submitted in 2005 for a 24-storey tower was used for this new project. Only the front cover had changed," he said.

"It was passed by the council but I discovered the truth only a few days later when I checked our files. That was why the council decided to call off the project.

"We hope the investor would not try something smart when we meet next week because it would be the last time that this project will be given a chance."

The study presented by the developers in May last year stated that the road network would require expansion to avoid any negative impact on other motorists.

It says that the only solution is to acquire space from the Seef Mall's car parks or the mall itself to expand the road to two lanes.

Mr Al Basri also claimed that the developers had presented the study without reviewing the traffic problems associated with the building.

"The council decided to stall the project after it found that the study was full of inaccurate data," he said.

"The study says the project will have 104 residential apartments. But in reality - and after further calculations - it was found that the project would have 1,538 apartments.

"The study says the traffic increase in the area after construction will be just 21.2 per cent, which is completely wrong.

"It is illogical that cars in the area will just increase from 447 to 542 during peak hours, which is a difference of just 95 cars."

Mr Al Basri said the new tower had parking space for only 800 cars whereas it would need space for 1,658 when the tower's shops and offices also open for business.

He said the investor must present a long-term traffic assessment that would not just consider the current situation but new issues that could arise in the next 10 years.

"A lot of development projects are under way in Seef and the investor should take them into consideration," said Mr Al Basri.

"For example, 10 car parks would be sufficient today. But the needs could increase by more than 100 per cent in 10 years from now." He said the study would be meaningless unless the investor presented new solutions to associated problems. [email protected]

Shrinking tower of Seef!
By MOHAMMED AL A'ALI, Posted on » Sunday, June 28, 2009

DEVELOPERS of a proposed 72-storey tower in Seef have agreed to reduce its height by a quarter in a bid to reverse a council decision to block the project.

The Manama Municipal Council gave developers a lifeline last month when it agreed to reopen the issue, saying that it was willing to negotiate.

Councillors originally gave the BD100 million development the go-ahead but area councillor and council technical committee chairman Hameed Al Basri contested the decision, leading to its rejection in May last year.

At the time, he claimed that the council's technical committee, chaired by councillor Abdulmajeed Al Sebea'a, had failed to properly review the project after it emerged it had been based on an old traffic impact assessment.

Mr Al Basri argued that the study, by developers Al Khaleej Development Company (Tameer), had not been accurately portrayed in terms of the level of congestion the tower would create.

Now, the investor will be obliged to present a new traffic assessment that tackles all of the problems the area may face, plus real solutions to them.

"We told the investor that he can have the same privileges as other investors in the area, with his tower being in line with the highest, the 47-storey Almoayyed Tower," said Mr Al Basri.

"The investor has been also given a three to eight-storey addition with the maximum height being 55 storeys," he said.

"This means that the height would be now reduced by around a quarter but the traffic problem remains and the investor has to present us with real solutions.

"The location (opposite Seef Mall) is crowded most of the time and we are not willing to approve it unless there are solutions to ensure people are not affected."

Problems

The study presented by the developers in May last year stated that the road network would require expansion, so the project would not adversely affect other motorists.

It said that the only solution would be to take space from the Seef Mall's car parks or the mall itself.

Mr Al Basri claimed that the developers had presented the study without looking into the traffic problems associated with the building.

"Their study was full of inaccurate data and after revising it, the council decided to stall the project," he said.

"The study says the traffic increase in the area after construction will be just 21.2 per cent, which is completely wrong."

Original plans for the new tower included parking space for 800 cars but around 1,658 would be needed when the tower's shops and offices open to business, said Mr Al Basri.

He said he was always against building more skyscrapers in Seef because the area cannot accommodate more.

"I am forced to accept it because the development is in line with Vision 2030. But I still have a say on developments schemes," he said. [email protected]