raising the game BuroHappold Engineering

1. executive summary 3

2. Global aspirations, local needs 5

3. Refurbish, or build new? 7

4. a framework for success 12

5. Kicking off 24

6. authors and acknowledgements 26

2 raising the game BuroHappold Engineering

1. executive summary

3 raising the game BuroHappold Engineering

Executive summary Oliver Plunkett, Managing Director, BuroHappold Engineering, Middle East

Sport matters. By bringing people together, it strengthens their sense of cultural identity. And sporting success not only delivers a powerful feel-good factor. It can also significantly boost a nation’s standing on the world stage.

For the nations of the Middle East, sport offers All these potential advantages hinge, of course, particularly exciting opportunities – and not just on the availability of the right venues: stadia fit for as a vehicle for global recognition. By focusing purposes that transcend their immediate value as the energies of the region’s rapidly growing and sporting icons. overwhelmingly youthful populations, it can help turn those energies into dynamic drivers of the Creating such stadia is what this paper is all about. common good. It reflects both the breadth of our global sector knowledge, and the depth of our regional respect Harnessing the young’s enthusiasm for sport can and local understanding. encourage them (and their parents) to be fitter and healthier, for example. And sport can bring BuroHappold has been in the Middle East for over economic benefits as well.T here are trickle-down 40 years. The buildings and infrastructure we’ve effects when people gather to play football or delivered are as much our legacy as they are yours: work out. Local businesses benefit, and as they international icons that enhance local life. We offer expand so too could local job opportunities. this paper as a further contribution to that legacy.

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2. Global aspirations, local needs

5 raising the game BuroHappold Engineering

Global aspirations, local needs

A new sports stadium is a prestige project: the ticket to international recognition as a venue for elite sporting events. But what happens to such an iconic facility when the crowds go home? Who continues to benefit from it? How does it pay for itself in the long run?

These questions have challenged sports authorities We believe that the Middle East’s sports Attendance at football the world over. And in the Middle East, which authorities could make much more of these is striving to balance global aspirations with existing facilities. Indeed, by repurposing what matches is falling, for increasingly urgent local needs, they loom large they already have, they could create world-class indeed. sporting venues that also better serve their own example, despite the populations. There’s no shortage of existing stadia in the rising popularity of the region. Yet many, built decades ago, are showing game; some clubs have their age, and not surprisingly, they’re no longer pulling people in. Attendance at football matches even resorted to offering is falling, for example, despite the rising popularity of the game; some clubs have even resorted to fans prizes if they turn up. offering fans prizes if they turn up1.

1 http://www.wsj.com/articles/ SB10001424127887324266 904578456741356678544

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3. Refurbish, or build new?

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Refurbish, or build new?

The decision to refurbish or build new depends, of course, on many factors, including the extent and quality of what’s to be retained, the need or otherwise for business Obesity statistics in the Middle East and continuity, and the management of risk associated with refurbishment. The piecemeal North Africa and often protracted redevelopment of many stadia in the UK, for instance, has typically % of % of taken longer, cost more, and delivered less improvement in business performance than obese men obese women the construction of completely new facilities. Turkey 16.5% 29.4% Israel 15.4% 15.9% Jordan --- 26.3% However, even in such cases, refurbishments Corporation Stadium Executive Director explains, Lebanon 36.3% 38.3% have still supported the sporting and business “interim events have kept the legacy alive” (see Palestinian territories 23.9% 42.8% continuity essential for the day-to-day operation Transformation of the former London 2012 Olympic Bahrain 23.3% 34.1% Kuwait 27.5% 29.9% of most professional clubs. Phased construction Stadium: Serving sport and the community, page 16). Oman 16.7% 23.8% has also helped spread the cost of reconstruction Qatar 34.6% 45.3% over several seasons. And when the reconfigured The retention of an existing historic venue – if only Saudi Arabia 26.4% 44.0% UAE 17.1% 31.4% venue includes significant pieces of the original in part – could have strong cultural significance for Iran 9.1% 19.2% construction, there can be substantial cost and both sport and communities. Furthermore, when Algeria 8.8% 21.4% program benefits associated with refurbishing integrated with local infrastructure, self-sustaining Egypt --- 46.6% Morocco 8.2% 21.7% rather than rebuilding. stadia can contribute to job creation, urban Tunisia 6.7% 22.7% regeneration and socio-economic development. https://en.wikipedia.org/wiki/Obesity_in_the_Middle_East_ The repurposing of the former Olympic Stadium In a region with some of the highest obesity rates in and_North_Africa#By_percentage 2012, for example, retained the iconic lighting the world2, stadia with easily accessible recreational fixtures that had illuminated the original games sports facilities could even make a significant and, as Colin Naish, London Legacy Development contribution to the improvement of public health. 2 http://nuviun.com/content/global-incidence-of-obesity- skyrockets-highest-rate-in-the-middle-east

8 The SheikhZoning Zayed of NationalStadium SStadiumervices 9

P Zoning of lan view: before S tadium S ervic es

ices Zoning of Stadium Services erv

S Plan view: after tadium S Zoning of of Zoning

10

ices Zoning of Stadium Services erv

S Section view: after tadium S Zoning of of Zoning

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4. a framework for success

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A framework for success A Multi-purpose Compliance 1 2 role Commercial Atmosphere longevity 3 4 and experience

Critical to success is a robust business model founded on two key principles: stadia are not standalone entities; and they must be made fit for the future, not just for today.

Viable, self-sustaining stadia should complement Association Football (FIFA), the Union of European successfully upgraded, however, and within tight their local environment and be in near constant Football Associations (UEFA), the International timeframes. Consider, for example, how the Sheikh use. If they don’t, they threaten to become costly Association of Athletics Federations (IAAF), Asian Zayed National Stadium was extensively refurbished monuments inhabiting dead space. But by taking a Football Confederation (AFC) and the International in time for Abu Dhabi to host the 2009 FIFA World strategic and creative approach to the events their Olympic Committee (IOC), to name just a few. Cup Championships (see Sheikh Zayed National stadia host, and adopting funding models that rely Stadium: An innovative refurbishment in record time, on the provision of top-quality services, facilities These requirements are remarkably comprehensive. page 14). and experiences that enhance capacity, the They range from specifications regarding the size of region’s sports authorities can avoid such a fate. the playing area and what it’s made of, through the By better understanding what features of location of dressing rooms, press cabins, hospitality a stadium may benefit from refurbishment, In our experience, four core elements distinguish areas and security cameras, to the ratio of car- the process of becoming compliant can be successful strategies: parking facilities to spectators and the sustainability approached (and tackled) faster and more of resources used both within the stadium and as a successfully (see Zoning of Stadium Services, 1. Compliance result of getting people in and out of it. pages 9-11).

If you aspire to host world-class sporting Right now, few existing stadia in the region meet events your stadia must be compliant with the such standards. Dubai-based football stadia, for requirements of the principal global sports example, are single grandstand venues and largely governing bodies: the International Federation of uncovered. Some regional stadia have already been

13 The SSheikhheikh Zayed NNationalational SStadiumtadium 14

I A S environmentally controlled andmore natural perspective. the tolerance of theglass,itallows spectatorstoexperience thestadium from both an to supporta fully retractable glazed facade, usingthreaded tierods modifiedtosuit T project’s accomplishments. systems, newmedia facilities, andnewcorporate androyal boxes were among the in within months of startingwork onsiteandintime for thefirstgame,which was played A low roof andpositioningof the standards, or withmodernbroadcasting requirements. Glare was alsoanissue,duetothe required asignificant upgrade. C n 2008,when he stadium’snew w hampionships, the D heikh Zayed n inno orld-class facility withseating for well over 40,000 spectators was completed ecember 2009. A vative refurbishment inrecord time bu VVIP D N S heikh Za habi was appoin ew pitchlighting, upgr bo x construction isparticularly noteworthy. N yed P TV itch ligh ational N camer ational stadium,firstbuiltmore than30y ted hostof the2009 ting, for example, didn’tconform tomodern as. aded mechanical,electricalandplumbing S tadium: FIF A

W orld W ith ar C up oof built ears ago, raising the game BuroHappold Engineering

A Multi-purpose Compliance 1 2 role Commercial Atmosphere longevity 3 4 and experience

2. A multi-purpose role Ideally, stadia should be designed from the outset It would be hard to exaggerate the benefits for multi-functional and multi-modal roles. But they of integrating stadia into both the wider can also be refurbished to rise to the challenge. neighbourhood and existing infrastructure. London’s former Olympic Stadium, now The Stadium, By aligning stadia facilities with local health and Queen Elizabeth Olympic Park, for example, was wellbeing programs, they can become showcases successfully upgraded and transformed to host for healthier lifestyles, for example. And by aligning both rectangular and oval field sports, as well as stadia developments with local schools and community sports and a wide range of entertainment businesses, local employment opportunities can be events (see Transformation of the former London significantly enhanced. 2012 Olympic Stadium: Serving sport and the community, page 16).

Even venues built for a specific sport can be converted cost-effectively to host temporary By aligning stadia facilities with local events by providing more light, power and space to support their adaptability. Temporary overlays health and wellbeing programs, they can allowed The Stadium, Queen Elizabeth Olympic Park to host the 2015 Rugby World Cup, for instance. become showcases for healthier lifestyles. And if the stadium location is accessible and active, even when the stadium itself is not in use, it can act as a magnet for other forms of investment – in retail, housing, services, culture and entertainment – helping to create jobs and regenerate the local area.

15 Transformation of the formerThe LSheikhondon Zayed2012 ONationallympic StadiumStadium 16

with D and as well ascampuses for the V O institutions tothe suc S A sports andeven major concerts. as cricket andbaseball,butalsoa facility for community well asboth codes of rugby andoval fieldsportssuch football andinternational track andfield athletics,as transform thestadiuminto avenue for the po recognized the former W S L T tadium cc ictoria and ev lympicopolis hen the ransformation of the former ondon 2012 tential in anunder-developed area of erv y commissioned arefurbishment thatwould not only cess hashelped“attract other world-class ording to elopment U W niversity ashington E ing sportandthecommunity x L ecutive ondon A L C lbert

ondon C facility, whichwillhousebranches of the orporation isalsoinadv ollege DC O L D egacy M lympic park”—witnesstheplanned ’s irector useum and L S egacy O L mithsonian ondon. lympic D

ev U C niversity D O olin elopment ev T S he S elopment tadium’s multi-purpose lympic N adler’s I aish, thestadium’s L nstitution about ondon of the P anced discussions E C remiership W ast orporation ells theatre, C L A L egacy orporation ondon, rts S L ondon tadium:

full capacity of theoriginalsteelwork. suspended cablenetconcept was developed, utilisingthe configurations. completely newroof tocover allof theseatsinallstand moveable seating,anenhanced seatingbowl, anda accommodation both insideandoutsidethestadium, regeneration isexpected tobesubstantial. to golocalresidents, theimpactonarea’s 75 percent of theprojected 3,000 jobstobecreated biggest spanningopenstadiumroof intheworld. symbolic legacy of the2012 desire toretain theoriginalperimeter roof steelwork asa T K locating abr he roo ey features of theupgrade includedsubstantial new

f was particularly challengingbecauseof the anch there. A nd sinc O lympics. e thegoalis for I t now supportsthe B ut aninnov

ative,

Transformation of the former London 2012 Olympic Stadium 17

I mage: B uro H appold E ngineering raising the game BuroHappold Engineering

A Multi-purpose Compliance 1 2 role Commercial Atmosphere longevity 3 4 and experience

3. Commercial longevity In our experience, a stadium that’s in use for Strategic investments can help expand a stadium’s 200+ days a year is the basis for significant commercial footprint, for example, by maximizing commercial returns. Which underscores, of regularity of use. Conferencing and corporate course, the importance of extending usability, and hospitality options need to be explored. And of maintaining it during refurbishment. owners of the land on which a stadium sits can A stadium’s long-term financial viability hinges, also generate real-estate revenues by considering indeed, on its role as part of a wider offering. Case investments in adjacent hotels and retail outlets – in point: the TD Place Stadium in Ottawa, Canada, perhaps in partnership with private operators. which is one component of an extensive, 47-acre redevelopment effort encompassing retail space Stadia require plenty of support services, and an urban park for the people of Ottawa from catering to cleaning, so there are ample (see TD Place Stadium: A wider offering, page 19). opportunities to develop local supply chains. Furthermore, the long-term economic impact of Most existing venues in the Middle East are still a stadium – and thus its commercial viability – can 200+ days government-funded, with a single tenant and a be enhanced by local skills development, as well as single purpose, which complicates the case for by investing strategically in a flexible and scalable usage a year creative, long-term funding models. However, local transport infrastructure. as Hadi Michel El Jallad, Head of Technical for significant Department, Engineering Manager, at Bouygues commercial Batiment International points out, “the right business case could change that”. returns

18 Ottawa Lansdowne Stadium 19

structures andlandscape. new southstandsandconcourse, creating anharmoniouscomplement tothesurrounding f accommodates university andcommunity sports, aswell as concerts. L H 15,000 truckloadsof concrete off surrounding streets by buildinga concrete plant on-site. components. while thenorth-side exterior was expanded toinclude30,000 square metres of retail T commercial viability. its integration withitssurroundings, adevelopment thathasalsoboostedthestadium’s renovation completed in2014significantly re-energized the venue –largely by enhancing existed inrudimentary form since the1870sandasacomplete stadiumsince 1908,buta T A TD eature isa“veil” of glu-laminated eague’s he historicnorthstandswer he ome tothe wider TD

P P lac O lace tta e C S I wa n addition,mindfulof po tadium (originally anadian offering F ury, andthe S tadium: F ootball e preserved andrefurbished tocontemporary standards, O L

L ntario eague’s ansdo A lask

tential disruption, thecontractor tookanestimated H wne an yellow cedar timber thatcurlsover thetopof the ocke O tta P ark and f y wa L eague’s R edblacks, the ormerly O tta wa 67s, thestadiumalso F rank N orth C I ts moststriking lair A merican

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Ottawa Lansdowne Stadium 20

anna I mage: J K raising the game BuroHappold Engineering

A Multi-purpose Compliance 1 2 role Commercial Atmosphere longevity 3 4 and experience

4. Atmosphere and experience Because sports stadia host some of the most sporting performance and memorable spectator exciting and inspiring human spectacles, experience. The Sochi Winter Olympic Stadium in atmosphere and experience determine their Russia, for instance, was designed from the outset success. Give spectators the right atmosphere with drama in mind. and experience, and they will come back for more. Deliver the wrong one, however, and the Such effects are multiplied when (as it should) a reputation – and hence future viability – of a venue stadium plays a prominent multi-purpose role in could be permanently damaged. Stadia should be its local community. By considering the potential designed so everyone has a clear line of sight, for for a wider variety of spectator experiences, the example. And the provision of a safe and inclusive stadium’s commercial viability will be extended. environment, not only within the stadium but also Furthermore, focusing on the reinvigoration of in the surrounding precinct, is critical to ensuring the surrounding environment – and the stadium’s that everyone has a good time. integration with the wider infrastructure and community – will attract an even broader range of The interaction between performers and spectators and visitors, and further enhance the spectators – and even between different spectator experience of users. groups – generates atmosphere, and this can be enhanced by the operation and design of the venue itself. Fantastic sightlines, brilliant acoustics, memorable hospitality, and inspirational architecture can all create an environment conducive to both world-class

21 Sochi Winter Olympic Stadium 22

views thatit frames ateither end –toward the by thedesignof theroof itself, whichhastheappearance of snowy peaks,aswell asby the R T decision tomake themostof thestadium’sspectacular natural surroundings. – thec A D S 22nd T and over the M has bec he asymmetric twinar he stadiumwas builtno ussian construction e tmosphere andexperience were criticaltothedesignof the osco ochi Winter esigned for W w is frozen.w entral venue for the ome thewinter homeof in ter O B lack lympic Games,butalsoasavenue S ea tothesouth. xpertise. ches thatsupportthestadium’sroof are major statements of t only tohosttheopeningandclosingceremonies of the drama S O ochi 2014 B lympic R ut their ic ussia’s national f

W in onic vernacular aestheticis further enhanced ter K O S rasna lympics and for the2018 tadium: ootball teamwhenthenatural turfin ya P olyana P F aralympics: henc FIF ish M

t A ountains to thenorth, O

W lympic orld C S up; andit tadium e the

Sochi Winter Olympic Stadium 23

I mage: K orea.net – O fficial pageo f the R epublic of K orea raising the game BuroHappold Engineering

5. Kicking off

24 raising the game BuroHappold Engineering

Kicking off

We believe this paper presents a compelling case for stadia refurbishment as a means of delivering both world-class sporting status and multiple local benefits – cultural, social and economic. Such projects can strengthen communal identity, encourage social cohesion, improve public health, boost business and create jobs: all, moreover, for the long term.

The keys to success are a vision of the stadium as Repurposing existing stadia also presents Such projects can an organic entity that complements and integrates challenges, of course. But none is insurmountable. with its environment, and a commitment to And just as in sport itself, playing to win promises strengthen communal ensuring that it remains in near constant use. its own rewards. In a region ripe for the multiple identity, encourage social Atmosphere and experience are critical. But so too benefits that refurbished stadia can deliver, the is compliance. And a multi-purpose role will help time to start raising the game is now. cohesion, improve public support the commercial longevity that sustains health, boost business and success. create jobs: all, moreover, for the long term.

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6. authors and acknowledgements

26 raising the game BuroHappold Engineering

Matthew Birchall Phil Dalglish BA (Hons) MA (Hons) CEng MIstructE BE CEng MCIBSE Director Partner

Matthew is BuroHappold Engineering’s Global heavily involved in both the conceptual design Phil has nearly 30 years’ experience in the Sports Sector Director and leads an integrated and delivery of many iconic sport and leisure leadership of building design teams and projects. multi-disciplinary sports building design team venues with Architects, Contractors and as Lead In 1998, he joined BuroHappold to provide based in Bath. He joined BuroHappold in 2006 Consultant. He has also led the technical teams the strategic project liaison between UK based and became a Partner in 2013, after 12 years’ for both the Emirates Air Line cable car over the designers and key UAE clients. In 2000, Phil was prior experience working in a wide range of river Thames in London, and Up at the O2, the appointed as BuroHappold’s Middle East Regional sectors and countries. Matthew has degrees in spectacular climb over the roof of the O2 Arena. Director, which culminated in him joining the both Engineering and Architecture, and believes BuroHappold Partnership in 2003. passionately in the value of integrated design Matthew has more than a decade of substantial and total engineering – where Engineering, sports building experience. He led BuroHappold’s With a building services specialism, and a thorough Architecture and Construction are combined into work on the Sheikh Zayed National Stadium in Abu knowledge of integrated design and construction, a single holistic solution. Dhabi, the King Saud University Sports Campus Phil uses his current Partnership Principal position in Riyadh, and the Silverstone redevelopment to work closely with his clients and collaborators He has extensive experience of long-span and in the UK. He was also BuroHappold’s Principal to tackle the unique challenges of development form-active structures, and has been instrumental for the ongoing works at The Stadium, Queen work in the region. in developing BuroHappold’s global reputation Elizabeth Olympic Park, Tottenham Hotspur FC for the design of lightweight, demountable and redevelopment at White Hart Lane, and the Etihad complex engineering enclosures. He has been Stadium in Manchester.

27 raising the game BuroHappold Engineering

We would like to thank those who contributed towards this report: Image credits:

Hadi Michel El Jallad Page 3 Nasya Bahfen (CC By 2.0) Head of Technical Department Page 5 Shariff Che’Lah / 123RF Stock Photo Engineering Manager at Bouygues Batiment International Page 7 interbeat (CC By 2.0) Page 9-11 BuroHappold Engineering Colin Naish Page 12 copyright XC, 2011 / Shutterstock London Legacy Development Corporation Page 15 Populous Stadium Executive Director Page 18 BuroHappold Engineering Page 21 Janna K Oliver Plunkett Page 24 Korea.net Managing Director Page 25 Nasya Bahfen (CC By 2.0) BuroHappold Engineering, Middle East Page 27 jDevaun.Photography (CC By 2.0)

28 contact us Matthew Birchall | Tel +44 (0)7702 259 203 | Email: [email protected] Phil Dalglish | Tel +971 (0)50 533 4438 | Email: [email protected]

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