Solidere Annual Report 2010 “WHENEVER I CAN, I GO BACK MANY TIMES TO THOSE PLACES I HAVE PHOTOGRAPHED BEFORE. THIS IS THE MOST INTERESTING AND USEFUL WAY TO REACH A CONCRETE APPROACH, A MAJOR INVOLVEMENT WITH REALITY. THIS RETURNING TO PLACES CREATES A PECULIAR EMOTIONAL ATTITUDE: IT IS LIKE WAITING FOR A DATE, THE AWAKENING OF THE MEMORY OF PLACES AND OBJECTS, AS IF THE ENGINE OF A CAR WAS STARTED UP AGAIN AFTER A LONG TIME.”
G A B R I E L E B A S I L I C O , 1 9 9 1 Solidere Annual Report 2010 CITY IN LAYERS 04 CITY IN LAYERS Solidere Annual Report 2010
FOREWORD
Sixteen years of destruction, hostilities and His photography evokes a contemplative ruins. Sixteen years of reconstruction and stillness while it also captures the process of development. transformation. Indeed, the ruins are latent even in Basilico's most recent work. In 2010, Beirut embarked upon a new decade, the years of recovery slowly fading This year's Annual Report includes Basilico's into the past as the reconstruction of the tra - photography from 2011, punctuated by im - ditional city center nears completion. Solid - ages from 1991 and 2003. The layers - of ere’s achievements during the year occasion paper, text and image - gesture towards the a moment of reflection. How can we perceive strata of memory underlying the contempo - anew the evolution of the built environment, rary cityscape. Tranquil white terrains echo the which bears layers of difficult history? introspection prompted by Basilico, whose photographs denude the built environment In 1991, Italian photographer Gabriele Basil - that we perceive today. ico, renowned for his architectural and urban landscapes, captured Beirut city cen - In its dedication to the lens of a single pho - ter on the heels of its most painful sixteen tographer, the 2010 Annual Report explores years. It was autumn, and downtown Beirut a new approach to representing and docu - was all ruins, weeds, barricades and the menting the work of Solidere in Beirut city gripping loneliness of a war that had just center, a place where history, present and fu - come to an end. ture emerge and evolve in unexpected ways.
Through his lens, the bullet-ridden holes, skeletal balconies and dirt mounds on dead squares narrated a story that extended beyond the horrific nature of the moment.
Basilico returned to Beirut in 2003 and 2011, and his work, spanning two decades, portrays an urban history with precision and clarity. His city center landscapes depict the evolu - tion of Beirut; a prose with its own internal tune, defining a set of details, the final shape of which cannot be discerned and the parts of which cannot be kept within bounds. Solidere Annual Report 2010 CITY IN BEIRUT CITY CENTER / 14 PROJECTS ZAITUNAY BAY / 146 CORPORATE CONSOLIDATED FINANCIAL HIGHLIGHTS / 170 CONTENTS LAYERS OFFICE BUILDING / 148 & FINANCIAL THE MASTER PLAN / 16 REPORT SALES AND RENTAL TRADITIONAL CITY CENTER SERVICED FURNISHED WATERFRONT DISTRICT APARTMENTS, SPA AND STRATEGY / 172 PHASE ONE 1994-2004 SALES RESULTS PHASE TWO 2005-2030 WELLNESS CENTER / 150 LEASING RESULTS DESIGN AND BUILDING SPECIFICATIONS PROPERTY MARKETING SUSTAINABLE DEVELOPMENT SALES PROCEDURE URBAN STUDIES 178 SAIFI VILLAGE / 152 PROPERTY MANAGEMENT SOLIDERE MANAGEMENT SERVICES FUTURE PROJECTS / 154 RESTORATION / 36 PINWHEEL PROJECT CORPORATE FINANCES / 174 RECUPERATED AND RETAINED BUILDINGS CONGRESS CENTER RELIGIOUS BUILDINGS BEIRUT CITY HISTORY MUSEUM CORPORATE FUNDING GRAND THEATRE HOTEL TREASURY BEIRUT FITNESS CENTER EXCHANGE LISTINGS AND TICKER SYMBOLS ANALYSIS OF SHARE PRICES INFRASTRUCTURE / 52 DIVIDEND DISTRIBUTION PARKING PROPERTY INDEX / 160 INVESTOR RELATIONS CIVIL WORKS HARDSCAPING BROADBAND / IT BOARD OF DIRECTORS AND MAINTENANCE GENERAL MANAGEMENT / 176 LANDSCAPING / 68 YEAR IN REVIEW 02 ORGANIZATIONAL CHART / 177 COMPETITIONS AUDITORS’ REPORT BEIRUT SOUKS / 88 & FINANCIAL STATEMENTS / 180 SOUTH SOUKS NORTH SOUKS YEAR IN REVIEW BREMS OTHER SERVICES
MARINAS / 112 03 BEIRUT MARINA EASTERN MARINA
URBAN EXPERIENCE / 128 CULTURE HOSPITALITY LEISURE 01
AUDITORS
DELOITTE & TOUCHE Arabia House, 131 Phoenicia Street PO Box 961, Beirut, Lebanon T 00961 1 364 700, F 00961 1 367 087
ERNST & YOUNG P.C.C. Commerce and Finance Bldg, Kantari PO Box 11-1639, Beirut 1107 2090, Lebanon T 00961 1 360 640, F 00961 1 360 634
CORPORATE LEGAL COUNSEL
SAMI NAHAS Attorney-at-Law 34 Clemenceau Street, BBAC bldg PO Box 11-4570, Beirut, Lebanon T 00961 1 364 990, 00961 1 374 990 F 00961 1 369 663
SOLIDERE
REGISTERED OFFICE Solidere Bldg 149, Saad Zaghloul Street PO Box 11 9493, Beirut 2012 7305, Lebanon T 00961 1 980 650, 00961 1 980 660 F 00961 1 980 661, 00961 1 980 662 08 Solidere Annual Report 2010
CHAIRMAN’S MESSAGE
“It is hard for today’s visitors to imagine what Beirut city center looked like only a few years ago.
Dramatic progress has been achieved in its reconstruction and development, and a functional urban district has emerged, In the midst of these eventful times, Beirut US$ 7.5 billion land bank, US$ 1.2 billion real eaqnudip dpreidve w foitoht fnaellw b eintwfreaestnr uthcteu trrea, deintihoannacle cdit yby higreha-ql ueastliattye products will not be affected in city center remains a beacon of hope and estate assets, US$ 162 million in cash, US$ 486 pcuebnltiec rs paancde : tlhaen dWscaatperefdr osntrte eDtsi,s tsrqiucta. rSese vaenrda lpedesthtreia mn aerdeiausm, and longer terms. Once the progress, as a destination of choice for every- million in accounts receivable, US$ 229 mil- apnlod tws ihthav ae fbuelleyn r edsetdoriceadt ecodn fsoer vcaotniocne ratsr etah.at current issues are resolved, any government one. I am pleased to report that Solidere and lion in treasury stock, and US$ 550 million are attracting international performers and that is elected will have a strong interest in its group of companies delivered positive equity in Solidere International. The com- Tmhue smiceiamnosr. yS ofl iBdeirreu its i na lrsuoi ndse siisg gnriandgu aa lclyo nfa-dingp, utosoh. iRnegp trheses -country’s economic agenda at financial and operational results during the pany's solid financial position should be taken itnegm tphoe rpaarys tf ihtnoerrsos rc, ewnittehr ints atdraduitmioant itco eifmfepctles -on ouar flaivsteesr, wraet eg oto address the people’s needs last period despite challenging economic and into consideration to put the current short- amboeuntt ionugr bouthsienre sasc atinvdit cieosn ftidheant tlwy iflal cefu trhteh efurture.a Tnhdo assep oifr autsions. geopolitical conditions that have tempered term facilities of US$ 480 million in context. wohpoe nd athiley afreqau teon tth deo pwunbtoliwc. n Beirut, constantly marvel at what investor sentiment locally and regionally. is being done to make it the finest city center in thSe oMlididedrele IEnatesrtn. ational is continuously evalu- The Company remains in a unique position Our hospitality activities also commenced ating potential opportunities in the region and Our strategy remains consistent since my last in contrast to an industry still challenged by Pohpoetroagtriaopnhsy i nh a2s0 d1o0c, ufmuretnhteerd cthoen tdreibvuastitnatgi otno. In 1in9 9S1a,u ad ni Aumrabbeira where we see good potential letter; we are focused on creating share- difficult portfolios and weak balance sheets oBf epihruot ocgirtayp cheenrst etro'osk a sptopceka ol fa tnhde csauppiptaolr’sti ncigty centote irn avte stht ge ievnedn the government's current fiscal holder value by investing in our land bank, that continue to impede developers' ability to oofu trh ien Lcoebmaen pono rwtfoalri.o...l Weste whaev seh aolurelda dfyo rogpeet.n”ed expansion policy. increasing recurring income, diversifying into create shareholder value. Moving forward, three restaurants in different areas of the city complimentary business lines, and expand- Solidere will continue with its investment and center that have been soliciting heavy inter- Looking forward, we are mindful of the cur- ing our presence outside Lebanon. However, development plans; however, our policy will est from local and international visitors. rent circumstances and potential economic we approach the coming period with a sense focus on preserving liquidity and balancing Beirut Hospitality Company will continue challenges of the coming period, however, of cautious optimism as current events and cash flows in order to invest in revenue gen- twhith eits plmans toe ompen ao nurmyber of nfew we remain confident of the Company's the slowdown in the global economy con- erating projects that will positively impact restaurants within Beirut Souks and other prospects, backed by a solid asset base, an tinue to weigh down investor confidence. future financial results. Bareaes laiterr iun thte yeiarn. ruins is effective strategy and development approach that have kept us profitable since inception, Solidere reported standalone net profits of The South Souks are fully leased and have gSolrideare dInteurnaationlall wyas pfroafitadblei in itsg allowing Solidere to distribute cumulative US$ 196.5 million on revenues of US$ 337 become a vibrant leisure and retail destina- third year of operation with a net profit of dividends of US$ 924 million in cash and 4.1 million. The top and bottom lines increased tion for residents and tourists visiting the US$ 30.7 million and a consolidated net million bonus shares to date. by 8% and 10% respectively year-over-year. city. We expect the North Souks to become NpAroSfiSt oEfR apCpHroAxiMmMateAlyA U, S2$0 60.50 million before These results were largely driven by land operational next year, when state-of-the-art tax. The company maintained its strong bal- sales realized from previous years, as the cinemas and entertainment facilities open ance sheet with US$ 425 million in cash company did not sign new contracts in 2010 their doors to visitors. The adjacent depart- without any bank debt at year end. due to local and regional conditions that may ment store is currently under design by continue to prevail in the short and medium international architect Zaha Hadid, and we Al Zorah’s capital was reduced last year by run. The company is currently in negotiations expect it will be ready in four years. Solidere 50% from AED 4 billion to AED 2 billion, with several investors who have been assess- is also planning to launch a number of real resulting in the repatriation of AED 1 billion ing a number of plots in Beirut city center. The estate projects including a residential build- repaid in cash to Solidere International and results of our investment program are begin- ing, modern office building and mixed-use SI Al Zorah Equity Investments Inc. We are ning to surface as rental income increased by development to complement the Souks area. pushing through with our strategy to repo- 50% to US$ 41 million, and we expect this All these projects are under design and will sition Al Zorah from an urban center into will reach US$ 50 million in 2011 driven by be launched gradually taking into consider- one of the most prestigious waterfront rental contracts from Beirut Souks. ation their financial requirements. tourist destinations in the region. We offi- cially launched the project this year and are The share price averaged around US$ 18 dur- We are proceeding with infrastructure design currently focused on infrastructure works ing the year, influenced by local conditions. for the Waterfront District, which we expect and on developing the resort component However, we retain our view that the stock will be completed in two years, including the which is currently under design. N A S S E R C H A M M A A does not reflect the company's strong asset Eastern Marina. We have also initiated a base of approximately US$ 10 billion, broken number of new temporary cultural and We are closely monitoring the situation in Chairman and General Manager down as follows at current market prices: lifestyle activities to establish connectivity Egypt and are optimistic that demand for July 2011 08 Solidere Annual Report 2010
CHAIRMAN’S MESSAGE
In the midst of these eventful times, Beirut US$ 7.5 billion land bank, US$ 1.2 billion real and drive footfall between the traditional city real estate products will not be affected in city center remains a beacon of hope and estate assets, US$ 162 million in cash, US$ 486 center and the Waterfront District. Several the medium and longer terms. Once the progress, as a destination of choice for every- million in accounts receivable, US$ 229 mil- plots have been dedicated for concerts that current issues are resolved, any government one. I am pleased to report that Solidere and lion in treasury stock, and US$ 550 million are attracting international performers and that is elected will have a strong interest in its group of companies delivered positive equity in Solidere International. The com- musicians. Solidere is also designing a con- pushing the country’s economic agenda at financial and operational results during the pany's solid financial position should be taken temporary fitness center in addition to imple- a faster rate to address the people’s needs last period despite challenging economic and into consideration to put the current short- menting other activities that will further and aspirations. geopolitical conditions that have tempered term facilities of US$ 480 million in context. open the area to the public. investor sentiment locally and regionally. Solidere International is continuously evalu- The Company remains in a unique position Our hospitality activities also commenced ating potential opportunities in the region and Our strategy remains consistent since my last in contrast to an industry still challenged by operations in 2010, further contributing to in Saudi Arabia where we see good potential letter; we are focused on creating share- difficult portfolios and weak balance sheets Beirut city center's appeal and supporting to invest given the government's current fiscal holder value by investing in our land bank, that continue to impede developers' ability to our income portfolio. We have already opened expansion policy. increasing recurring income, diversifying into create shareholder value. Moving forward, three restaurants in different areas of the city complimentary business lines, and expand- Solidere will continue with its investment and center that have been soliciting heavy inter- Looking forward, we are mindful of the cur- ing our presence outside Lebanon. However, development plans; however, our policy will est from local and international visitors. rent circumstances and potential economic we approach the coming period with a sense focus on preserving liquidity and balancing Beirut Hospitality Company will continue challenges of the coming period, however, of cautious optimism as current events and cash flows in order to invest in revenue gen- with its plans to open a number of new we remain confident of the Company's the slowdown in the global economy con- erating projects that will positively impact restaurants within Beirut Souks and other prospects, backed by a solid asset base, an tinue to weigh down investor confidence. future financial results. areas later in the year. effective strategy and development approach that have kept us profitable since inception, Solidere reported standalone net profits of The South Souks are fully leased and have Solidere International was profitable in its allowing Solidere to distribute cumulative US$ 196.5 million on revenues of US$ 337 become a vibrant leisure and retail destina- third year of operation with a net profit of dividends of US$ 924 million in cash and 4.1 million. The top and bottom lines increased tion for residents and tourists visiting the US$ 30.7 million and a consolidated net million bonus shares to date. by 8% and 10% respectively year-over-year. city. We expect the North Souks to become profit of approximately US$ 6.5 million before These results were largely driven by land operational next year, when state-of-the-art tax. The company maintained its strong bal- sales realized from previous years, as the cinemas and entertainment facilities open ance sheet with US$ 425 million in cash company did not sign new contracts in 2010 their doors to visitors. The adjacent depart- without any bank debt at year end. due to local and regional conditions that may ment store is currently under design by continue to prevail in the short and medium international architect Zaha Hadid, and we Al Zorah’s capital was reduced last year by run. The company is currently in negotiations expect it will be ready in four years. Solidere 50% from AED 4 billion to AED 2 billion, with several investors who have been assess- is also planning to launch a number of real resulting in the repatriation of AED 1 billion ing a number of plots in Beirut city center. The estate projects including a residential build- repaid in cash to Solidere International and results of our investment program are begin- ing, modern office building and mixed-use SI Al Zorah Equity Investments Inc. We are ning to surface as rental income increased by development to complement the Souks area. pushing through with our strategy to repo- 50% to US$ 41 million, and we expect this All these projects are under design and will sition Al Zorah from an urban center into will reach US$ 50 million in 2011 driven by be launched gradually taking into consider- one of the most prestigious waterfront rental contracts from Beirut Souks. ation their financial requirements. tourist destinations in the region. We offi- 91A6-178 cially launched the project this year and are The share pGraicbrei ealev eBraasgileicdo, a1r9o9u1nd US$ 18 dur- We are proceeding with infrastructure design currently focused on infrastructure works ing the year, influenced by local conditions. for the Waterfront District, which we expect and on developing the resort component However, Mwaerf arae /t aCionn soeruvra tivoine Awr etah /a Mt atahraed sSttorecekt will be completed in two years, including the which is currently under design. N A S S E R C H A M M A A does not reflect the company's strong asset Eastern Marina. We have also initiated a base of approximately US$ 10 billion, broken number of new temporary cultural and We are closely monitoring the situation in Chairman and General Manager down as follows at current market prices: lifestyle activities to establish connectivity Egypt and are optimistic that demand for July 2011
Text excerpted from Beirut in Ruins, Solidere (2000). 91A6-178 03A2-70 Gabriele Basilico, 1991 Gabriele Basilico, 2003
Marfaa / Conservation Area / Maarad Street Marfaa / Conservation Area / Maarad Street 12
S0olidere Annual Report 21 010 CITY IN BEIRUT CITY CENTER / 14 LAYERS THE MASTER PLAN / 16 TRADITIONAL CITY CENTER WATERFRONT DISTRICT PHASE ONE 1994-2004 PHASE TWO 2005-2030 DESIGN AND BUILDING SPECIFICATIONS SUSTAINABLE DEVELOPMENT URBAN STUDIES
RESTORATION / 36 RECUPERATED AND RETAINED BUILDINGS RELIGIOUS BUILDINGS
INFRASTRUCTURE / 52 PARKING CIVIL WORKS HARDSCAPING BROADBAND / IT MAINTENANCE
LANDSCAPING / 68 YEAR IN REVIEW COMPETITIONS
BEIRUT SOUKS / 88 SOUTH SOUKS NORTH SOUKS YEAR IN REVIEW BREMS OTHER SERVICES
MARINAS / 112 BEIRUT MARINA EASTERN MARINA
URBAN EXPERIENCE / 128 CULTURE HOSPITALITY LEISURE 14 CITY IN LAYERS Solidere Annual Report 2010
BEIRUT CITY CENTER
Commanding fine views of the Mediterranean and surrounding mountains and hills, Beirut city center is a historic and cosmo - politan destination – a prestigious address for residents, visitors and investors alike.
SOLIDERE The Lebanese Company for the Develop- As supervisory body and lead developer, Beirut city center enjoys a prime location in economy quickly reemerged, after Prime Supervisory body ment and Reconstruction of the Beirut Solidere controls the pace, main compo - the heart of Lebanon’s capital. Sloping Minister Rafic Hariri advocated a national and lead developer Central District s.a.l. (Solidere) was founded nents and quality of development in Beirut recovery and development program based of Beirut city center down towards the sea, the site commands in 1994 and charged to formulate and im - city center, whether implemented directly fine views of the Mediterranean with a sur - on major public investments and a liberal plement an urban master plan to guide the by itself, third-party developers or joint rounding landscape of mountains and hills. economic policy to attract and stimulate reconstruction and development of Beirut venture. The Company has an established Continuously inhabited for more than 5,000 local and foreign investments. The pro - city center, with the aim of turning it into track record and a unique inter-disciplinary years, Beirut bears the marks of eleven civ - gram included a vision and inspiration for a modern urban environment of the finest team with practical experience in urban ilizations, ranging from the Canaanite to the rebirth of Beirut through systematic caliber. Initially given a 25-year lifespan, planning, real estate development, prop - the Ottoman. The city’s maritime legacy planning and development. the Company’s duration was extended by erty marketing, sales and other key aspects dates back to the Phoenicians. Its Roman decree in 2005 to 35 years from the date of of large-scale urban and waterfront regen - law school was the most prominent in the Solidere’s primary role, on the one hand, registration, May 10, 1994, in Lebanon’s eration projects. Empire. Its urban character and architec - has been to restore the city’s historic build - Commercial Registry. tural style were formed during the Ottoman ings and preserve its townscape features Building upon its success in Beirut city cen - period and the French Mandate when it and, on the other, to prepare the land and Solidere is a joint-stock company with an ter, Solidere amended its bylaws in 2007 to became the seat of public institutions. infrastructure needed to attract and enable initial capitalization of US$ 1.82 billion, of establish Solidere International Ltd. (SI) in third-party property developments. It has which US$ 1.17 billion were contributions order to capitalize on its growing reputa - Prior to the outbreak of war in 1975, mod - enhanced the city’s intrinsic qualities in kind of property right holders and US$ tion as a leading urban designer and prop - ern Beirut had widely become known as through sound urban planning and by cre - 650 million cash subscriptions following erty developer by expanding its activities the region’s commercial and cultural capi - ating new infrastructure and landscaped an oversubscribed Initial Public Offering beyond the boundaries of the Lebanese tal. Situated at the crossroads of three con - public spaces, attracting investors, visitors (IPO). After the retirement of some 17 mil - capital. SI was registered in the Dubai In - tinents, the lively and cosmopolitan city and residents. lion shares in 1997, the Company’s capital ternational Financial Center (DIFC) with served as the gateway to and from the currently stands at US$ 1.65 billion. the aim to advise on, invest in and manage Middle East and offered a home to the A fine city center has emerged, one that urban development projects in the Middle Arab world’s leading banks and financial accommodates a broad, viable mix of facil - East and around the Mediterranean basin. institutions. The city’s universities, theatres ities. The Solidere approach confirms the and nightclubs attracted visitors from sustainability of traditional districts and across the globe. heritage buildings, once they are adapted to the needs of contemporary life and busi - When, following 15 years of hostilities, ness, and introduces quality new develop - peace and stability finally returned in the ments based on carefully researched land early 1990s, the ruined Beirut city center use strategies. was a ghost of its former self. Lebanon’s 16 CITY IN LAYERS Solidere Annual Report 2010
THE MASTER PLAN
Building upon the unique geographic and historic setting of Beirut’s core, the plan integrates traditional urbanism and innovative architectural design to create a vibrant and sustainable city center.
“I remember my arrival in Beirut at night – a very bright night – and THE CITmyY to uCr of Ethe Ncity. TheE cityR wa sM not iAllumSinaTtedE anRd bu ilPdingLs loAokeNd like ghosts... Only the space was perceivable, but not the matter. The ACCOMaOtmosDpheAre wTasE heaSvy anAd f asBcinaRtingO at tAhe sDame tSimeU.” STAIN- ABLE LAND USE MIX INCLUDING 49.8% RoEnSlIyD EthNeT IsApLa, c2e7. 7w%a Os FFICES, 8.5% MIXED-USE, 6.3% HOTEL, 3.8% CULTURpAeLrc AeNivDa GbOleV,E bRuNtM nEoNtTAL, 3.2% REthTAeI Lm AaNtDte 0r.7% RELIGIOUS.
G A B R I E L E B A S I L I C O , 1 9 9 1 16 CITY IN LAYERS Solidere Annual Report 2010
THE MASTER PLAN
Building upon the unique geographic and historic setting of Beirut’s core, the plan integrates traditional urbanism and innovative architectural design to create a vibrant and sustainable city center.
91A6-238 Gabriele Basilico, 1991
Mina El Hosn / Hotel District / Petro Paoli Street
Text excerpted from Beyrouth 1991 (2003). 1 03A 2-49 8 Gabriele Basilico, 2003
Marfaa / Conservation Area / Cheikh Mohammad Jisr Street 20 CITY IN LAYERS Solidere Annual Report 2010
The Beirut city center Master Plan was formulated and implemented in accordance to Law The Serail Corridor is designed with the aim to preserve an unobstructed view from the 117, which regulates Lebanese real estate firms working in the reconstruction of war- Grand Serail government palace over the city center, the waterfront city park and the damaged areas. It aims to direct the ongoing transformation of the formerly war-ravaged Mediterranean Sea. It is a mixed-use sector of medium density that forms a transition heart of Beirut into a vibrant and sustainable, mixed-use city center with a target floor between the city’s historic core and the Hotel District. The latter is a high-density sector, space of 4.69 million sq m. The plan builds upon the unique geographic and historic setting accommodating a mix of hotels, residential and commercial towers. of the Lebanese capital’s core, reflecting the site topography and natural characteristics. The Ghalghoul Sector, a mixed-use area, includes gateway towers that mark the city cen- The plan covers a total surface area of 191 ha (472 acres), with 118 ha (292 acres) in the ter’s key entry points. Finally, Martyrs’ Square Axis, a mixed-use sector with the highly traditional city center and 73 ha (180 acres) in the Waterfront District, land reclaimed from symbolic central square at its heart, reconnects and reactivates the city center as well as the sea. Nearly half of the total land area encompasses the recovery and extension of the enhances and intensifies the city’s link with the waterfront. public domain, which includes primary and secondary infrastructure, and the creation of no less than 60 parks, gardens, squares and pedestrian promenades. WATERFRONTDISTRICT
City park overlooking the The exact breakdown is as follows: 98 ha (242 acres) of public domain, with 59 ha (146 The part of the Master Plan that relates to the Waterfront District, which was ratified by Mediterranean, elegant boulevards and a special acres) of infrastructure and 39 ha (96 acres) of landscaped open spaces. A total of 93 ha decree in 2005, is based on a 2001 planning study by a consortium of American firms includ- purpose business district (230 acres) is allocated for development, which includes 22 ha (54 acres) of retained public ing Skidmore Owings & Merrill (SOM) for urban design, Sasaki for landscaping and Parsons or religious properties. Brinckerhoff for transport planning. The plan recognizes Beirut as a prime tourist destination and aims to turn the district into a mixed leisure, residential and commercial area. Following a series of more detailed urban studies, conducted with an eye on such issues as traffic and new archeological finds, several amendments to the Master Plan were The Waterfront District consists of a total of 1.7 million sq m of built-up area (BUA) and adopted over the years. The latest such modifications were approved by decree in 2006. is governed by sectors A and D in the Beirut city center Master Plan. Sector A comprises the waterfront city park, land, boulevards, quays and breakwaters in the vicinity of the The Master Plan provides an urban design framework for both the restoration of old Beirut (Western) Marina. Sector D refers to the development blocks and public domain buildings and the construction of new ones. It recognizes Beirut’s rich heritage and aims situated east of the waterfront park and extending north of the city center’s Souks Sector. to preserve the city’s historical buildings and townscape features. It encourages the har- The development density within the district will be higher than in the traditional city cen- monious integration of the old and the new, tradition and innovation, in proposed urban ter, with nearly 60 percent of land set aside for public space and parks. and architectural designs, while protecting open view corridors of the sea and mountains. Sector A is mainly reserved for leisure, sports and tourist activities. The 2005 decree men- The plan divides the city center into ten planning sectors and five cadastral zones. Eight of tions an outdoor amphitheatre to be built as part of the waterfront park as well as a yacht the sectors are located in the traditional city center and two in the Waterfront District. Some club, sport facilities, hotels, restaurants and cafés among other components. No perma- sectors refer to previously existing neighborhoods that are brought back to life, and others nent construction will be allowed on the marina’s quays and breakwaters with the are defined by their topography or by the boundaries created within the new urban fabric. exception of infrastructure related to the port’s management.
TRADITIONALCITYCENTER Promoting sustainable, low-energy development, sector D encompasses a multi-use dis-
Ottoman and French trict that offers a wide range of commercial and retail space in addition to an exhibition Mandate architecture The traditional city center consists of eight planning sectors that take into consideration and convention center, cultural facilities and extensive residential developments. Strict with contemporary residential and such variables as natural features, preserved historical buildings, visual corridors, traffic design criteria have been formulated regarding the main street and boulevard frontages, commercial districts flow and open space networks. With its rich Ottoman and French Mandate heritage build- and view corridors aim to preserve open sea and mountain views. The building regulations ings and many archeological sites, the Conservation Area is the political, financial and of the Beirut Marina will also apply to the future Eastern Marina. cultural heart of the city. The Souks Sector, named after the Ottoman bazaar that once occupied the site, is the focal point for retail and commerce. The District will be capable of accommodating the rising demand for intelligent office space within the planned special purpose business district. Most developments are of a The Wadi Abou Jamil and Saifi sectors are medium-density residential areas, each with a medium density, limited on the park and sea frontages to 40 m in height, while frontages large number of retained buildings and a network of pedestrian links, small squares, land- on the Mount Sannine view corridor reach 52 m in height. Some 16 high-rise develop- scaped streets and gardens to recreate a traditional urban neighborhood. ments are planned at distinct locations. 91A 6-405 03A 2- 21 Gabriele Basilico, 1991 Gabriele Basilico, 2003
Marfaa / Conservation Area / Allenby Street Marfaa / Conservation Area / Allenby Street 24 CITY IN LAYERS Solidere Annual Report 2010
One cluster of towers is located on the Foch Street extension and the central zone of the DESIGNANDBUILDINGSPECIFICATIONS
district around the planned congress center. These towers will enjoy 360 degree views on Environmentally sound the city, sea and mountains. A second cluster of towers is currently under study and will To create a sustainable city center, Solidere has formulated a set of strict criteria for urban future be located towards the northeastern tip of the Waterfront District. developers to abide by. These criteria concern everything from architectural design to environmental safety, and they are regularly updated in accordance with international In response to increasing investors interest in the Waterfront District, an urban design best practices and standards. They are mandated in development briefs. study is underway to formulate a coherent phasing strategy, which includes dedicating the district’s central zone to temporary uses for a period of eight to ten years. Initially executed on a project basis, quality control has become a centralized eponymous Solidere division to ensure that all construction within the Beirut central district, from PHASE ONE 1994 – 2004 inception to completion, meet the Company’s and international standards. The most important decisions regarding the quality of a certain development are made in the design Phase One of the Master Plan saw the completion of all infrastructural works in the tra- and planning stage when component configurations, material specifications and func- ditional city center as well as major advances in the landfill treatment and land reclama- tional performance are determined. Once construction is underway, quality control entails tion works in the Waterfront District. In addition, many marine works, defense structures, carrying out inspections to ensure the conformity of the project’s execution with the orig- sea promenades and the Beirut Marina were finalized. Phase One also concluded the inally approved design. restoration of the city’s historic core; the renovation of the banking district as well as Starco and Lazariyeh commercial centers; and the redevelopment of the Wadi Abou Jamil, Following extensive land surveys and earthquake vulnerability assessments, Solidere also Zokak El Blatt and Saifi residential areas. formulated strict development guidelines regarding seismic safety measures. These include earthquake-proof foundations for all new buildings and bridges and – when Major new construction projects in Phase One included the UN House, Saifi Village, feasible – for all restored buildings. Seeing the trend of increased seismic activity around Embassy Complex, Rue de France multi-use complex, Banque Audi, Medgulf and Bankers’ the globe, Solidere has established a criterion of 0.3 g acceleration for all new develop- Association headquarters, Monroe Hotel, El Bourj and Atrium office buildings, and 24 ments, especially for those built on reclaimed land. This upgraded standard has been Avenue du Parc and Park View Realty, both residential buildings. incorporated in the development briefs. Meanwhile, a team of eminent seismic engineers has been assembled to develop a new and even stricter standard for future designs. PHASE TWO 2005 – 2030 SUSTAINABLEDEVELOPMENT
Phase Two of the Master Plan entails the consolidation of the traditional city center’s Renewable energy, urban fabric by completing the Beirut Souks, Saifi and Wadi Abou Jamil urban villages Solidere’s current environmental standards promote the concept of sustainability with green technology and low-carbon strategy and establishing prime new areas in the Serail Corridor, Hotel District, Ghalghoul Sector an emphasis on green technology, recycling, environmental remediation and energy con- and Martyrs’ Square Axis. The focus on high-density zones to the north and south of servation. The Company has incorporated the latest international green standards to cover Martyrs’ Square will intensify the effort in turning Beirut’s city center into a leading des- its real estate developments. The purpose of this initiative is not only to enhance envi- tination for international firms and financial institutions as well as a prime residential, ronmental standards and lower energy demand but also to reduce operational and main- tourist and cultural hub. tenance costs, increasing the Company’s return on investment. The voluntary application of sustainability measures has been encouraged throughout Beirut city center for the past Completed real estate projects include the South Souks as well as a series of developers’ ten years and many projects now meet the Leadership in Energy and Environmental projects, including Marina Towers, Beirut Tower, Platinum Tower, Four Seasons and Le Gray Design (LEED) Gold Standard. hotels. Ongoing projects include Zaitunay Bay, The Landmark and other gateway towers on the city center’s southern edge, as well as several projects along the Martyrs’ Square While implemented on an advisory basis in the traditional city center, Solidere has intro- Axis and the northeastern gateway towers. Still under design are Solidere’s plans for a high- duced a mandatory low-carbon strategy in the Waterfront District, which is to be planned, end office building, a mixed-use building and several residential and hospitality projects. designed and built as a model of sustainable urban development. The Company has short- listed a team of consultants and is in the process of negotiating contracts to prepare a Regarding the Waterfront District, Phase Two has seen the completion of the land recla- sustainability strategy, which includes guidelines for the design of infrastructure and mation process and involves finalizing and implementing the area’s landscaping design buildings. These guidelines will be customized to suit Beirut’s climate and environment and infrastructure. Phase Two also includes initiating real estate projects and developing and advocate, among other things, seawater cooling, renewable energy technologies and the Eastern Marina and, in coordination with the Port Authority, the First Basin. recycling grey water. 26 CITY IN LAYERS Solidere Annual Report 2010
In 2010, Solidere joined a network of urban operators, including city mayors and public PUBLIC AREA LIGHTING STRATEGY and private urban development agencies, which represent a group of cities around the Mediterranean. Initiated by the MedCities program in Marseilles and funded by the World Beirut city center enjoys an active use of its public spaces, which upon completion of the Bank and Caisse des Dépots , the network aims to develop a set of commonly agreed guide - Waterfront District, amount to some 60 parks, gardens, squares and promenade areas. Solid - lines for sustainable urban development in a period of climate change. Solidere has con - ere intends to maximize the value of these assets by implementing a new lighting strategy tributed to conferences and workshops and has been invited to host a future conference for public areas, further enhancing the city center as a main attraction and meeting point. in Beirut. Within the network, the Waterfront District is presented as a model for sustain - Consultants are currently being shortlisted to produce a lighting master plan. There will able development and a test bed for an environmentally sound urban future. be three main components: a festive lighting program for major calendar events (possibly including an annual Festival of Light), architectural lighting and façade lighting guidelines URBAN STUDIES for private owners.
Expert analysis to support a healthy property market As Solidere aims to create a healthy, sustainable property market by controlling the supply Lighting Beirut Architecture is a new architectural lighting concept using the principle and quality of new development in key sectors, research and urban studies are of of image projection. It was created to illuminate selected heritage and contemporary great importance. With investors increasingly interested in the Waterfront District, several buildings in the Conservation Area and permanently light the city center’s architectural in-house design studies have been launched to decide upon such issues as land use, nightscape. building massing, phasing and sales strategies. In addition, detailed transportation, sus - tainability and lighting strategies have been formulated, with some already implemented. Solidere, light design consultants Light Cibles & DIAP (France), lighting solution providers Mamari Frères MFR and their partner manufacturer Lampo (Italy) conceived TRANSPORTATION STRATEGY and developed a unique lighting design and all weather projector system that projects the image of a building onto itself. The system uses distinct light effects and energy effi - The ongoing planning process for the Waterfront District and the detailed design regard - cient technologies that use significantly less electricity than conventional lighting systems. ing the Martyrs’ Square Axis have highlighted the need for more parking, public transport strategies, detailed traffic modeling and traffic management. Impending growth in Launched in June 2011 in the Foch-Allenby area and Souks Sector, the project will grad - development density and employment uses in the Waterfront District confirm the neces - ually be expanded in the future and aims to turn the city center into a lively platform for sity for rapid bus transport in the future. cultural experimentation with light.
A strategic transport planning project is under way with British consultants Arup. A large- scale circulation model has been constructed for the city center, based on data provided by existing Beirut traffic models. The models illustrate peak hour traffic flow, traffic build- up and vehicle turning movements. Based on new land use projections for the Master Plan’s sectors A and D, the traffic model has been extended to cover the Waterfront Dis - trict, and the output will enable Solidere to provide detailed briefing guidelines for the street network design.
A parking strategy for the city center, also to be developed by Arup, will include a more detailed scheme for the Waterfront District. Significant visitor parking capacity, proposed beneath the Corniche road and the waterfront city park, is likely to reduce parking requirement standards for individual block developments. The consultant will also propose pilot projects to encourage the gradual introduction of city-wide public transport. The strat - egy will promote pedestrian-friendly areas and the implementation of bicycle lanes. 28
VISUAL CORRIDORS
11A1 -0033 Gabriele Basilico, 2011
Marfaa / Conservation Area / Capuchin Street 30
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RESTORATION
Solidere has preserved and rejuvenated heritage buildings within Beirut’s historic core by adapting interiors to the needs of contemporary life and business.
“At first I examined the historical center from different points of SviewE ...V to EundNerstaTndE theE cityN bet teRr anEd toS beT in OharmRonEy wDith i t.H.. ISTORIC Since I consider myself, first of all, a ‘documentary photographer,’ PI tryL to AshoCw aE reaSlity thOat cFoul dW be uOnderRstooSd aHnd rIecPogn isAed Tby TEST TO others, without trying to transform it. I work on the visible reality, TbutH somEetim eSs thPe ‘vIisRibleI rTealiUty’ iAs noLt im mVedAiatLely UpercEepti bOle, F CENTRAL and photography can help to reveal it.” BEIRUT AND DRAW PEOPLE FROM DsoIFmFEeRtiEmNeTs C tOhMe MUNITIES. ‘visible reality’ is not immediately percepti- ble, and photography can help to reveal it
G A B R I E L E B A S I L I C O , 1 9 9 1 36 CITY IN LAYERS Solidere Annual Report 2010
RESTORATION
Solidere has preserved and rejuvenated heritage buildings within Beirut’s historic core by adapting interiors to the needs of contemporary life and business.
SEVENTEEN RESTORED HISTORIC PLACES OF WORSHIP ATTEST TO THE SPIRITUAL VALUE OF CENTRAL BEIRUT AND DRAW PEOPLE FROM DIFFERENT COMMUNITIES.
91A6-326 Gabriele Basilico, 1991
Marfaa / Conservation Area / Abdel Malak Street
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The Solidere Master Plan indicates that a total of 292 buildings within Beirut’s city center demolished for safety reasons. Restoration was halted on three buildings due to a variety are retained for preservation, including 27 public or religious buildings. Most retained of legal issues, and Solidere purchased the last two, one of which was then sold. heritage buildings were restored in accordance with the guidelines Solidere set in coop - eration with the concerned national authorities. The regulations relate to two categories Of the non-recuperated buildings whose ownership devolved to Solidere, the Company of buildings: those of heritage value and ‘other.’ sold 37 original lots as is, regrouped into 31 lots. It also leased one building as is, which is to be restored by its user. To date, the restoration of 29 lots has been completed. Buildings belonging to the first category must be faithfully restored to match their original external fabric. Buildings in the latter category are allowed certain flexibility, for example Finally, Solidere retained 37 built lots in its portfolio, which includes five co-owned in terms of limited additions, although they are subject to the prevailing height and mass - buildings, 34 of which are being restored by the Company itself. By the end of 2010, the ing control criteria applicable in the sector. Restoration briefs for the designated buildings restoration of 27 of these buildings had been completed: 14 residential buildings in Saifi, are based on architectural and photogrammetric surveys, damage assessment studies and Wadi Abou Jamil and Zokak El Blatt; one office building in Saifi; and 12 office buildings historical research into the original designs and use of materials. with retail at the ground level in the Maarad-Nejmeh and Foch-Allenby areas. The latter includes six buildings that today serve as company premises. Three buildings are being The briefs provide guidelines that articulate the design and restoration principles for each restored by third-parties, both co-owners and leaseholders, one of which has so far been individual project. Every project is required to go through a process of approval regarding completed. the suggested preliminary design, façade and materials used before being issued a permit. Solidere then monitors the project’s implementation until final occupancy. Stone repair Up to end 2010, the Company had signed 160 lease agreements in its restored buildings: was an important issue in the Foch-Allenby and Nejmeh-Maarad areas, which are notable 16 for office space (9,842 sq m), 32 for retail (4,668 sq m) and 112 for residential properties for their elaborate façades and high-quality masonry. Restored buildings are maintained (20,540 sq m). on a regular basis as owners are required to undertake a general cleaning and façade maintenance every five years. RELIGIOUS BUILDINGS
The restoration of the city center combines authenticity with a progressive outlook, as Nineteen places of worship attest to the spiritual value of central Beirut. Solidere assists the buildings’ interior designs were largely free of constraints. Buildings have been reju - financially in the restoration of the historical buildings, with 17 in use today, drawing ever venated, for example through the use of skylight atriums, roof gardens or glazed roofs. increasing numbers of people from different communities throughout the year and on Interiors are fitted with the most modern equipment to guarantee a sense of comfort and special occasions. The new Mohamed Al Amin Mosque took on a profound meaning efficiency. In residential areas, this has been aligned with a strong sensitivity for a when the late Prime Minister Rafic Hariri was laid to rest next to it in 2005. Mediterranean architectural typology. In office buildings, open plan designs allow for the optimal and flexible use of floor space.
Solidere took the lead in the restoration process, the result of which is a unique combi - nation of quality space and character. Its commercial success confirms that heritage build - ings can survive and even create great value, provided that they are adapted to the needs of contemporary life and business.
RECUPERATED AND RETAINED BUILDINGS
Solidere completed the recuperation process by giving former owners and tenants the opportunity to regain their rights in the buildings that were retained for preservation. While fulfilling the requirements that apply to any restoration project, the recuperation contracts outlined the financial rights and responsibilities of the parties involved.
A total of 146 built lots had been recuperated, including 135 buildings that have been successfully restored to date. Of the 11 remaining buildings, two are in the process of acquiring the necessary building permits; three are being designed; and one had to be 91A 6-339 03A 2-87 Gabriele Basilico, 1991 Gabriele Basilico, 2003
Marfaa / Martyrs’ Square Axis / Dakar Street Marfaa / Martyrs’ Square Axis / Dakar Street 44
CITY PORTRAITS
11A1 -0034 Gabriele Basilico, 2011
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INFRASTRUCTURE
The high quality of life in Beirut city center depends on the ability to provide solid and sustainable infrastructural foundations across the board.
“The physical structure of Beirut was still evident and legible. LUookiPng aGt thRe ciAty aDt a cEertaSin d iAstanNce, iDt see mEed Xto sTuffEer frNom SIONS TO some skin disease – a ‘terrible’ disease proving the absurdity of eTverHy waEr. O vPercoRminEg th-isW firstA impRress ioRn, IO trieAd toD por trGay RID, PARKING, a coherent image of the city, beyond its wounds. This is certainly aC verIyV perIsoLna l pWointO of vRiew,K butS I b,el ieHved Ait coRuldD be pSossCibleA PING, to reconstruct – ideally – this part of the city as a whole, and also tBo traRce tOhe sAtoryD of iBts coAnstNructiDon a nAd itNs follDowin gI dNevelFopmOentRs. MATION With this scheme in mind, trying not to get captured by the photo- gTeniEc asCpectH of dNestruOctioLn, IO trieGd toY im aMgineA theK cityE in itTs orHiginEal CITY form, ready to go on living.” CENTER AN ATTRACTIVE DESTINA- IT ItOriNe dF OtRo RimESaIgDiEnNeT S, VISITORS, BUSINESSES AND INVESTORS. the city in its original form, ready to go on living
G A B R I E L E B A S I L I C O , 1 9 9 1 52 CITY IN LAYERS Solidere Annual Report 2010
INFRASTRUCTURE
The high quality of life in Beirut city center depends on the ability to provide solid and sustainable infrastructural foundations across the board.
UPGRADES AND EXTENSIONS TO THE PRE-WAR ROAD GRID, PARKING, CIVIL WORKS, HARDSCAPING, BROADBAND AND INFORMATION TECHNOLOGY MAKE THE CITY CENTER AN ATTRACTIVE DESTINA- TION FOR RESIDENTS, VISITORS, BUSINESSES AND INVESTORS.
91A6-120 Gabriele Basilico, 1991
Bachoura / Ghalghoul Sector / Syria Street
Text excerpted from Beyrouth 1991 (2003). 5 03A 2-19 4 Gabriele Basilico, 2003
General Fouad Chehab Avenue (Ring Road) 56 CITY IN LAYERS Solidere Annual Report 2010
The traditional city center features a 3.6 km-long ring road, 8.4 km of primary roads and Chris Blandford Associates (UK) were the winners of a limited competition launched in 16.6 km of secondary, tertiary and pedestrian streets. Extensions to the pre-war road grid 2010 to design the landscaped features of all infrastructure and roads in the Waterfront Dis - have improved the city center’s traffic flow and helped facilitate the process of land parcel - trict, including sidewalks, shared surface and pedestrian streets, medians and traffic islands. ing and real estate development. The first roads to be upgraded were the city center’s boundaries and main axes. PARKING Vacant lots are used as The ring road system consists of the George Haddad Street to the east, the widened Among the many public parking facilities provided by Solidere, the Beirut Souks car park temporary parking areas pending completion of Fakhreddine Street to the west and the General Fouad Chehab Avenue to the south. The has a capacity of some 2,500 spaces. All four underground levels of the southern part are planned underground ring road’s southern overpass was doubled in capacity, and new interchanges and under - operational with around 2,100 lots for public use while the northern part is reserved for car parks passes were added to provide better access to the port, airport and other parts of Beirut. companies working in the city center. An additional car park with a capacity of around 400 spaces is planned under Khan Antoun Bey Square. Serving the Foch-Allenby area The Martyrs’ Square Axis links the Damascus Road to four major east-west avenues; are the four-level Weygand Street car park with 108 spaces and the Solidere car park, Maarad, Allenby, Foch and General François El Hajj streets are major north-south axes which offers 320 lots below Harbor Square. that will be extended to the Waterfront District; the east-west Professor Wafic Sinno and Mir Majid Arslan avenues form a boundary between the traditional city center and the Furthermore, the construction of a 400-space car park underneath the Corniche road, Waterfront District; and finally, part of the Corniche road near the Beirut Marina that will which was awarded to Geneco, will be completed before end 2011. be extended to skirt the Waterfront District along a broad pedestrian esplanade. The Master Plan envisages two car parks under the Martyrs’ and Riad El Solh squares Solidere also created several small streets in the areas of Wadi Abou Jamil and Marfaa and a third underground car park near the Grand Serail, which have not been imple - and proposed two major road modifications that were approved by decree in 2005. The mented yet. The Council of Ministers resolved in 2010 to prepare the tendering of the first is Byblos Street, which will link the northern-end of Martyrs’ Square with Trieste Martyrs’ Square parking as a Build Operate Transfer (BOT) project. In 2010 as well, Beirut Street. Michel Macary (France), in coordination with Dar Al-Handasah and Solidere, com - Municipality resolved to cancel the parking planned under Riad El Solh Square due to pleted the concept design for the crossing that will bridge the ancient Tell area in order archeological finds. to preserve the archeological remains. The second concerns an improvement to the George Haddad – Fouad Chehab junction by creating a grade separation at the intersec - The winning Greek Team of the Martyrs’ Square Axis international urban design compe - tion. The two projects await funding from the Lebanese state or Beirut Municipality. tition (Agorastidou, Babalou-Noukaki, Ioannidou and Noukakis) integrated the under - ground parking within the landscape scheme for the square, which required implementing With the land reclamation effort completed, Solidere has started working on the founda - some adjustments to the initial design, including incorporating the archeological remains tions and infrastructure for the Waterfront District. Enclosed by a terraced sea defense of the Petit Serail. system designed to withstand centennial storms, the 73 ha of reclaimed land are designed as both an extension to and a natural continuation of the traditional city center. The concept is further developed in a detailed urban design study currently undertaken by Renzo Piano Building Workshop (Italy), supported by Solidere’s transport planning To accelerate infrastructure and road network on the district, the Company signed an agree - consultant Arup (UK). Solidere has submitted the plans to the Council for Development ment with Laceco for the delivery of a detailed design by the end of 2011, with execution and Reconstruction (CDR), who along with their consultant Khatib & Alami, are prepar - of works planned to begin in 2012, lasting up to two years. ing the BOT bid for the Martyrs’ Square underground parking.
The reclaimed land area is the natural continuation and termination of the existing Beirut Pending the completion of sufficient underground parking space, several vacant lots in Corniche. With the Beirut Marina, and upon completion of the Corniche promenade, the the traditional city center are used as temporary surface parking lots providing up to 3,000 Eastern Marina and Beirut Port First Basin quayside, the city center will offer a 3.5 km spaces. Some temporary parking lots have ceased or will soon cease to exist to make room uninterrupted extension of the Beirut shoreline, providing more than four times the space for development. The Bachoura parking near Riad El Solh Square, for example, was closed of seafront promenade currently available in the city. To date, the 1.3 km-long Corniche in April 2010 to start the foundation works for The Landmark project. Temporary car parks promenade has been completed. Terracing down to the sea, it varies in width from 45 to in the eastern section of the Waterfront District provide another 3,000 spaces with a free 110 m and has already become a popular pedestrian area. shuttle service to the city center. 58 CITY IN LAYERS Solidere Annual Report 2010
CIVIL WORKS Thus, the city center has been transformed into a 24-hour IT zone, a necessary requirement in order to attract multinationals and private residents. In addition, the Solidere Broadband Solidere has created a vast water supply network, which consists of 30 km of pipelines to Network in 2008 launched an IPTV service for city center residents. The delivery of such supply the Beirut city center with drinking water and a 38 km-long irrigation system. The services as web hosting and applications are being rolled out in 2011. water disposal system comprises a sewage pumping station, 28 km of sewage piping and 26 km of storm water drainage. Internally, the Solidere IT department in 2010 completed upgrading its data center to meet the latest international specifications for server rooms, with work progressing on a The Company also installed a power supply system consisting of 66 KV and 220 KV power unified database system to support the Company’s business intelligence applications. cables as well as a 220 KV link connecting the Beirut Pine Forest station to the city center Special software for Digital Asset Management is being introduced to help track, archive and a 240 MW substation transforming high-tension power transmitted by Electricité du and control the use of graphic documents and photographs, and several Geographic Liban into medium-high voltage, which local transformers in turn convert into low-voltage Information System applications have been developed to serve the needs of the newly electricity for domestic use. All areas of the traditional city center were equipped with duct opened Beirut Souks. banks for low and medium voltage cables. MAINTENANCE
Public lighting was installed throughout the city center, including all necessary meters, A multitude of services By law, Solidere operates and maintains all completed infrastructure and public domain including security, street low-voltage cabling, lighting fixtures and feeder pillars. Tunnels too were equipped with furniture cleaning lighting systems, and telecommunication networks were installed. before delivering them to the CDR upon their completion. To date, Solidere delivered all and pest control major and secondary infrastructure networks. The municipality subcontracts the operation HARDSCAPING and maintenance of handed-over work, including the sewage pumping station, to other parties, and Solidere provides assistance and supervision when and where needed. Solidere undertook the integrated design of street furniture, signage and public area light - ing and commissioned public art for various parts of the city center. Plaques with new The Company remains in charge of the maintenance of open spaces, including the irri - postal codes were installed on completed buildings. Street furniture, based on new designs, gation network, trees and planters. Solidere also documents damages that occur to public includes street name signage in stainless steel, benches, telephone booths, street kiosks, property around the city center and reports them to the municipal authorities, offering bus shelters, café seating enclosures and advertising billboards. to execute the repairs at its cost.
As a pilot project, Beyhum Street was equipped with new benches, bollards and waste In cooperation with city center residents and property owners, Solidere has implemented bins, with street furniture to be gradually renovated everywhere. The signage manual pre - a multitude of services in addition to the ones offered by the Beirut Municipality. These pared by Solidere received municipality approval. Street name plates were installed in include the following: security surveillance, door-to-door waste collection, street and fur - the Conservation Area and Saifi, while pedestrian way-finding signage was installed in niture cleaning and pest control. The Company is also installing a traffic control and CCTV all areas. Advertising billboards for the public domain were delivered to the municipality, surveillance system covering all parts of the city center. which leases them out for operation.
BROADBAND / IT
In 1998, Solidere obtained a build-and-operate license for the broadband distribution of a converged IP network, which includes high-speed internet, Internet Protocol TV (IPTV), video on demand, video conferencing, data center facilities and virtual private networking (VPN) for corporate clients.
In 2006, the Company signed an agreement with Orange, part of the France Télécom group, for building and operating an advanced IP network using a fiber-optic backbone with dual connection to each building in the city center. The Solidere Broadband Network deployment was completed by March 2007. Under its unified communication network, Solidere is able to provide data and images operated and monitored from the main operation center. 60
HOW DOES THE COBBLESTONE SMELL AFTER THE RAIN
11A1 -0226 Gabriele Basilico, 2011
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LANDSCAPING
With no less than 60 open spaces, Beirut city center features finely designed gardens and green squares that enrich the quality of life.
“I consider myself a ‘documentary photographer’, aware of the iTnevHitabEle s ubYjecEtiviAty oRf my 2way0 of1 tel0lin g.W ThatI isT whNy I Etry tSo SED THE understand the landscape as it appears to me, to catch it in my pChotOos wMithouPt juLdgiEng iTt. TIhOis isN not anA abNsencDe of juOdgemNent-, GOING CON- but a temporary suspension for the time needed to be in harmony wSithT reRalityU.” CTION OF A NUMBER OF OPEN SPACES INCLUDING RAFIC HARIRI SCULPTURAL GARDEN, GEBRAN IT UtrEyI NtoY MuEnMdeOrRsItAaLn GdA RDEN, BAB tIDhReI SlaSn SdQsUcAaRpEe, aZsE YitT OUNEH aSpQUpAeaRrEs, HtoA RmBeO.R.. SQUARE, AND wDEitShIGoNu tC jOuMdPgEinTIgT IiOtNS ON SEVERAL OTHERS SUCH AS ROMAN BATHS G A BAR IRE L EDB EA S INL I C,O ,O 1 9M9 1 AR DAOUK SQUARE, KHAN ANTOUN BEY SQUARE AND WATERFRONT CITY PARK. 68 CITY IN LAYERS Solidere Annual Report 2010
LANDSCAPING
With no less than 60 open spaces, Beirut city center features finely designed gardens and green squares that enrich the quality of life.
THE YEAR 2010 WITNESSED THE COMPLETION AND ON-GOING CON- STRUCTION OF A NUMBER OF OPEN SPACES INCLUDING RAFIC HARIRI SCULPTURAL GARDEN, GEBRAN TUEINY MEMORIAL GARDEN, BAB IDRISS SQUARE, ZEYTOUNEH SQUARE, HARBOR SQUARE, AND DESIGN COMPETITIONS ON SEVERAL OTHERS SUCH AS ROMAN BATHS GARDEN, OMAR DAOUK SQUARE, KHAN ANTOUN BEY SQUARE AND WATERFRONT CITY PARK.
03A6-63 Gabriele Basilico, 2003
Marfaa / Conservation Area / Hadiqat As Samah
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With 39 ha of landscaped public spaces, Beirut city center, which represents 10 percent of 2009. The design of Santiyeh Garden, which is the site of an old cemetery, has been approved municipal Beirut, will contain half of the capital’s green areas. The public domain will consist by Solidere and the concerned religious authority in 2010. Tender documents are complete, of no less than 60 parks, gardens, squares, pedestrian areas and seafront promenades, the and construction works are planned to start in 2011. most important of which will be the waterfront city park in the Waterfront District. As the latter awaits construction, most greenery and public spaces are currently found in the tradi - Castle Square and Belvedere Park , located to the west of the Tell and Martyrs’ Square, tional city center. The gardens, parks streets aligned with trees shrubs, and seasonal plants are designed by Machado and Silvetti Associates (US). They integrate a promontory wall have strongly contributed to creating a pleasant and distinctive urban character. at the citadel level with pedestrian passages. Solidere is in the process of restoring the ancient citadel while civil works on the square were put on hold following the discovery YEAR IN REVIEW of several archeological remains. The main design has now been revised to accommodate the remains of stone vaults dating back to the Crusader era. Belvedere Park, overlooking In 2010, the traditional city center saw the completion of one garden while several others the ancient Tell near Castle Square, includes a garden with historic remains. are under construction or redesign, and the winners of three design competitions were announced. The latest green area to be added, the Rafic Hariri Sculptural Garden facing Solidere has initiated the Hadiqat As Samah (Garden of Forgiveness ) on a 2.3 ha arche - the Grand Serail, is designed by Vladimir Djurovic Landscape Architecture (VDLA). Inau - ological site at the heart of the city center, which is overlooked by several places of wor - gurated in early 2011, the sloping garden with water features includes a sculpture of the ship. Representing Lebanon’s varied landscapes, from the mountains to the sea, the late Prime Minister by Meguerditch Mazmanian (Russia). Gustafson-Porter design implies unity, as it brings together terraces of fruit and olive trees, lush Mediterranean flora, rose trellises and a core of water elements. Solidere has The Gebran Tueiny Memorial on Weygand Street, also designed by VDLA, includes completed all streets and passages around the garden. Implementation of the design is engraved text from Tueiny’s articles and a monument. The initial design was revised to currently blocked due to security regulations by the parliamentary police. safeguard future public transport alignments and easy access to Le Gray Hotel nearby. Although security measures currently prevent construction near the Amir Assaf Mosque, The Rafic Hariri Memorial Plaza , adjacent to the Al Amin Mosque on Martyrs’ Square, most of the garden was completed in April 2011. is in the final stages of design by HAR Etudes (France) and Oger Liban.
Bab Idriss Square , situated at the corner of the Weygand and Patriarch Hoyeck streets, used Debbas Square in Saifi Village is redesigned by Jean-Marc Bonfils. The new concept to be home to the ancient arcaded street that led to the Roman Hippodrome. changes the existing landscaped garden into an urban piazza, and the project is currently Designed by Olivier Vidal (France), the square incorporates the ‘Promenade à l’Hippodrome’ in the detailed design phase. The square, adorned by a set of contemporary art and water by Xavier Corbero (Spain), which consists of 18 basalt and two cast iron sculptures that evoke pieces, is conceived as a multi-use space to stage events, including a weekly art and pro - a group of people on their way to the races. The square is still under construction . duce market.
Harbor Square , located in the Foch-Allenby area, covers part of Beirut’s ancient harbor, The Martyrs’ Square Axis design by the Greek Team, which has integrated a parking and will be completed end 2011. The detailed design by Gustafson-Porter (US-UK) includes structure underneath, is incorporating new guidelines from an ongoing urban design con - part of the reconstructed harbor wall, water features and extensive pergola shading. sultancy commissioned by Solidere.
The Old Shoreline Walk , also designed by Gustafson-Porter, is a sequence of intercon - Limited design competitions were held for the redesigning of the Roman Baths Garden, nected public spaces along the city’s original sea boulevard. The All Saints Square, Shore - Omar Daouk Square and Khan Antoun Bey Square in the northern part of the Beirut line Gardens, Zeytouneh Square and Santiyeh Promenade and Garden, located in the Souks. Upcoming projects include the Basil Fuleihan Memorial, currently under design, Hotel District, Serail corridor and Souks District, are the main components of the project’s and a lighting upgrade of the Samir Kassir Square. first phase. In the Waterfront District, Chris Blandford Associates (UK) are finalizing the landscape design In a later phase, starting with the planned Jean-Paul II Square, this linear landscaped cor - for the boardwalk, breakwater parking area around Beirut Marina and quay between the ridor will run along the former seawall. With a view on Mount Sannine, the so-called marina and the Yacht Club of the Zaitunay Bay project. Ottoman Wall Walk will be a most memorable feature of the Waterfront District. Additionally, a limited international competition among six of the world’s leading land - Zeytouneh Square is expected to be inaugurated in 2011. Concepts for All Saints Square, the scape architects was launched in December 2010 to design the 78,000 sq m waterfront Shoreline Gardens and the Santiyeh Promenade and Garden were received in December city park. With the waterfront Corniche promenade, the park is the leading element in 03A 2-68 03A 2- 48 Gabriele Basilico, 2003 Gabriele Basilico, 2003
Marfaa / Conservation Area / Hadiqat As Samah (Garden of Forgiveness) Marfaa / Conservation Area / Roman Baths Garden 76 CITY IN LAYERS Solidere Annual Report 2010
creating a significant public domain within the district. The waterfront city park will KHAN ANTOUN BEY SQUARE become the largest public green area in the whole of Beirut. The six competitors are Land (Italy), Martha Schwartz Partners (US/UK), Olin Studio (US), Sasaki (US), West 8 (Nether - Participants were Gruppo di Diseno Urbano (Spain), Ilex (UK-France), Martha Schwartz lands) and Wirtz (Belgium). The winning design will be announced in the course of 2011. Partners (US-UK), PROAP (Portugal) and Olivier Vidal (France). The main challenge facing the participants was to address the site in a context of its history, location and surround - COMPETITIONS ings, and to develop the area both as a destination and a link between the traditional city center and the Waterfront District. The square is to be a major plaza, which requires a flex - THE ROMAN BATHS GARDEN ible design to accommodate a range of public activities as well as the inclusion of a water element to echo the harbor that was once located there. Participants were Machado and Silvetti Associates (US), Péna & Peña (France), Ilex (France-UK) and Gillespies (UK). The winning design by Gillespies considers the Roman The winning design by PROAP incorporates the idea of the former wood port, which con - grid as a unique and sacred whole and offers the best solution for all round viewing of nected the Souks to the sea, by the dominant use of stone, water and wood. A section of the archeological remains, as well as better gardens and improved seating for events. the original harbor wall will be restored to its original setting, and a section of the original The design organizes the site into a series of cascading terraces and divides it into three city wall will be consolidated and retained. main components: the south side, north side and central staircase. Interconnectivity is regarded as a key element with a walkway that links the terraces. The square is divided into two main areas, a lower plaza and a higher circulation plaza. The transition between the two levels takes place through a lush landform, welcoming The south garden is a celebration of water. Reservoirs, cascades and pools highlight the the influx of pedestrians and creating a natural amphitheatre. The stone landform wrinkles sound and quality of water. The lowest of the platforms is located just marginally above organically into rounded shapes that can be used for seating, while pine trees provide for the bedrock of the former Roman reservoirs and is encased by two levels that act as a shade, texture and enclosure. A fog and water mist system with aromatic scents aims to contemporary amphitheatre. The planting is minimal as space is at a premium, with large reduce and regulate the temperature. The concept highlights the contrasts between soft cypress trees creating a visual frame and boundary. and hard, transparency and opacity, sun and shade. The result is a sensorial challenge based on sight, hearing, smell and touch. Accessible from three entry points, the north garden offers magical open terraces allowing people to wander through. The planting selection draws upon Roman times by the use of aromatic and scented plants with a dark green foliage. A pavilion and shaded structure create a focal point in the centre of the site, providing space for a café and small museum.
The remodeled staircase combined with the contemporary walkway serves as a connection between the south and north gardens. The top of the staircase is widened, adding ‘wings’ to create more space for permanent seating. They can also be used as the foundations for a temporary structure that can host up to 3,000 people for concerts and performances.
OMAR DAOUK SQUARE
Participants were Machado and Silvetti Associates (US), Péna & Peña (France), Ilex (France-UK) and Gillespies (UK). The latter’s winning design replaces the existing north- south road with a pedestrian passage, thereby enlarging the square. Another key element was the terracing of the garden, making it an attractive crossing point as well as a place to sit and rest. Three terraces are introduced to soften the site’s incline while providing natural opportunities for seating. The terraces will limit the erosion, which currently affects the sloping site, allowing plants to thrive and create a microclimate. 78 3 r o t c 0 e S
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11A1 -0169 Gabriele Basilico, 2011
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BEIRUT SOUKS
With its contemporary design and semi-open character, Beirut Souks are an architectural marvel that redefined and revitalized the traditional oriental bazaar.
“The sensation of emptiness pervading Beirut can often be found iSn mOy wLorkI iDn othEer RcitieEs, ev’eSn th oFughL I pAersGonalSly cHheriIshP the COMMERCIAL illusion that my cities should never be really empty. Like in Beirut, wPheRre I Ofelt JthaEt evCerytThin gI wSas gToingH on Eas i f UpeopRle hBad oAnlyN left NUCLEUS this place to come back in the near future. If some of them had left, sOomeF oth eBrs wEereI gRoingU to aTrri vCe. ThIeT sitYuat ioCn coEuldN seemT aElmoRst . IT SERVES nAormSal aAfter aMll: thEe citEy hTad oInNly faGllen iPnto Oa loIngN waTit. THAT MERGES ETmpHtineEss n eCver AmeaPns aI TreaAl abLsen’ceS to mDe: itI iFs raFtheEr a tRimeE of NT PARTS silence allowing me to set up a dialogue with reality. This intimate dIiNaloguTe mOust bOe exNpresEsed wOith Rno rGomaAntiNcismI.”C HOLE.
I felt that everything was going on as if people had only left this place to come back
G A B R I E L E B A S I L I C O , 1 9 9 1 88 CITY IN LAYERS Solidere Annual Report 2010
BEIRUT SOUKS
With its contemporary design and semi-open character, Beirut Souks are an architectural marvel that redefined and revitalized the traditional oriental bazaar.
03A6-41 Gabriele Basilico, 2003
Marfaa / Souks Sector / Beirut Souks
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With its contemporary design and semi-open character, Beirut Souks are an architectural The Jewellery Souk, on the other hand, houses two floor pavilions that are linked by a marvel that redefined and revitalized the traditional oriental bazaar. Situated at the city’s network of charming passages and squares. Shops are tightly packed along shaded lanes core, they serve as a meeting point that merges the capital’s many different parts into one with glass shop fronts that are reminiscent of the old gold souk. organic whole. The tenant-mix developed for the Souks Core sees exclusive concept and standalone bou- The project’s name, design and identity are inspired by the legacy of the city’s old souks. tiques next to flagship stores and a gourmet signature store, while the Jewellery Souk The Master Plan prescribes that Beirut Souks maintain the alignment of the pre-war mainly offers stores selling jewelry, watches and leather goods. Cafés and restaurants are souks, with the addition of open spaces both as spatial relief and as links with the neigh- interspersed all around the Souks. boring areas, and integrate major archeological finds. The integration of cultural heritage and contemporary design is evident as one approaches Offering 163,010 sq m of floor space and 17,307 sq m of pedestrian areas, Beirut Souks the main Beirut Souks entrance at the Imam Ouzai Square. The new prayer hall topped are the commercial flagship within Solidere’s real estate portfolio, representing a mile- by a small dome on the left mirrors the shape and scale of the ancient Mamluk Zawiyat stone in turning Beirut city center into a global retail and leisure destination. Surrounded Ibn Iraq on the right. by a string of up-market office and residential buildings, Beirut Souks maintain their pre- war openness to pedestrian traffic. They are within walking distance of the city’s historic Several archeological sites have been incorporated into the landscape. The sunken court- core, main hotels and the Waterfront District. Furthermore, they conform to modern yard, between Souk Bustros and Souk Arwad, shows part of the city’s medieval wall and lifestyles, offering easy vehicular access from all directions into the city, with ample moat. Parts of an ancient Phoenico-Persian harbor-side settlement remain on Fakhry Bey parking space. Street below Souk Ayyas, and Souk Al Franj is decorated with a copy of the Byzantine mosaics found there. Beirut Souks consist of two parts: the North Souks and the South Souks, which comprise the Souks Core and Jewellery Souk. Following the soft opening of the South Souks in Contemporary art is an integral part of the Souks. In Souk Sayyour, ‘The Visitor’ embodies, October 2009, the year 2010 saw a sharp upsurge in retail outlets being opened and the according to artist Arne Quinze (Belgium), people’s pursuit for uniqueness. On Bab Idriss launch of a series of fine restaurants. During the year, construction started on the North Square, the site of the ancient arcaded street that led to the Roman Hippodrome, sculp- Souks’ entertainment complex, and the planned Department Store entered the detailed tures by Xavier Corbero (Spain), ‘Promenade à l’Hippodrome,’ evoke a group of citizens design phase. on their way to the races. In the Jewellery Souk’s inner square lies ‘Gloriette,’ a bench sculpture by Pablo Reinoso (France-Argentina). An underground parking facility currently accommodates some 2,500 cars, and a second parking is planned under Khan Antoun Bey Square in the North Souks with a capacity of around 400 spaces.
SOUTHSOUKS
Marf aa / Lot 1479 Block 48-10 In the south part of Beirut Souks, Rafael Moneo and Kevin Dash faced the challenge of Retail / BUA 71,903 sq m Landscape architect: reinventing the familiar character of a souk, while accommodating modern shopping and Olivier Vidal (France) retail needs. The solution is a modern 21st century bazaar, firmly based on the old souks’ souks Core ancient street grid. Designed by Rafael Moneo (Spain) and Samir Khairallah and Partners Drawing inspiration from the historicity of the site, the Souks Core consists of a chain of Completed interconnected buildings, vaulted alleys and open spaces offering over 150 retail outlets. Jewellery souk Eight main and five subsectors, each with its own identity and character, carry the names Designed by Kevin Dash (UK) and Rafik El Khoury of the original souks, which were mostly named after the goods they specialized in, an and Partners anchor retailer or known family-names in business. The labyrinth-like structure, which Completed is partly open and partly covered, is endowed with a natural aeration system. 91A 6- 413 03A 2- 88 Gabriele Basilico, 1991 Gabriele Basilico, 2003
Marfaa / Souks Sector / Beirut Souks Marfaa / Souks Sector / Beirut Souks 96 CITY IN LAYERS Solidere Annual Report 2010
NORTHSOUKS BREMS
Marfaa / Lot 2 Block 44-10 The North Souks consist of two major parts: the Entertainment Complex and Department Solidere and Aswaq Management and Services, a subsidiary of the French firm Société Store. The Entertainment Complex is conceived as a mega entertainment destination in des Centres Commerciaux, a global leader in shopping mall management, established entertainment Complex an avant-garde structure, which comprises 14 cinemas above ground with generous Beirut Real Estate Management and Services (BREMS), which on behalf of Solidere will Designed by Valode et Pistre (France) lounge and concession areas, as well as an entertainment and retail zone, restaurants and implement all leasing activities for the Souks. It is also in charge of property, facility and and Annabel Kassar BUA 19,225 sq m games arcade. rental management. Under Construction
Department store Construction started in February 2010, with Geneco as the main contractor, and is due to OTHERSERVICES Designed by be completed by mid-2012. The complex’s interior was signed for by interior designer Zaha Hadid Architects (UK-Iraq) Dada & Associates in coordination with the responsible architects and Solidere. Beirut Souks tenants benefit from complete services (water, electricity, telecom, broad- BUA 26,370 sq m band, security, etc). In addition, miscellaneous support as well as convenience and infor- Under Design The Department Store is still under design. Zaha Hadid’s conceptual design shows a mation facilities are provided throughout the Souks’ public areas . spectacular wave-like structure featuring a landscaped square between the building and the restored Majidiya Mosque.
YEARINREVIEW
Red carpet openings, organic farmers market The South Souks in 2010 witnessed a surge in demand from both local and international and family activities retailers. Following the launch of a series of food and beverage outlets and numerous red carpet openings of world famous boutiques, the Souks Core reached near maximum ten- ancy rate, and the Jewellery Souk became more than 50 percent occupied by the end of the year.
Solidere itself joined the South Souks tenants by opening several restaurants in partner- ship with some of the world’s renowned chefs and restaurateurs. The Company also organized a number of activities aimed at promoting the Souks as being more than a shopping destination. They are also a cultural and social venue.
Fashion shows and concerts were held on adjacent Fakhry Bey and Trablous streets. Located in Souk Arwam, The Venue hosted a number of exhibitions, and all around the Souks children activities were organized on weekends and special occasions. The four- day grand inauguration of Beirut Souks in September 2010 featured a series of spectacular performances and events.
The farmers market Souk El Tayeb, previously located in Saifi, moved to a site on Trablous Street in the north part of the Souks. Open on weekend mornings, it makes way in the afternoon for the bicycle initiative Beirut by Bike. The Souks’ Ajami Square, bustling with four café-restaurants, has become a major gathering place for families with children.
Further hospitality projects are being developed and, along with the recently opened chil- dren’s science museum Planet Discovery in Souk Ayyas, will help realize Solidere’s objective to strengthen Beirut Souks’ role as a global retail and leisure destination. 91A 6- 74 03A 2- 51 Gabriele Basilico, 1991 Gabriele Basilico, 2003
Marfaa / Souks Sector / Weygand Street Marfaa / Souks Sector / Weygand Street 100
DWELLERS NARRATE THE CITY
11A1 -0093 Gabriele Basilico, 2011
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MARINAS
Two luxurious marinas, a string of quayside restaurants and an elegant yacht club maintain Beirut’s historic link to the Mediterranean Sea.
“Emotionally, I had to fight against the sorrow that had seized me oSn aIrrTiviUng inA thTe ciEty, wDho seA beTaut y TwaHs as Estri kiCng aRs itOs deSstruSc- ROADS OF tion. Never before had I been in such a situation. With an almost sThy HapprRoacEh toE the cCity, OI staNrtedT obIseNrvinEg soNme vTeryS sim, plTe HE LIFESTYLE things... I realized that Beirut, at a distance, was not different fAromN othDer ci tiEes inC thOe MNediteOrranMean Ycou nOtriesF, su cTh aHs MiElan , CITY IS oRr PaOlermOo. ITf I Edid Dnot loIoNk at deAtail s,C or aEt thNe wTounUds itR hadI ES-OLD suffered, I had the impression of being exactly in front of ‘a real MLedEiterGranAeanC cityY’.” OF COMMERCE AND TRADE.
I had the impression of being exactly in front of ‘a real Mediterranean city’
G A B R I E L E B A S I L I C O , 1 9 9 1 112 CITY IN LAYERS Solidere Annual Report 2010
MARINAS
Two luxurious marinas, a string of quayside restaurants and an elegant yacht club maintain Beirut’s historic link to the Mediterranean Sea.
SITUATED AT THE CROSSROADS OF THREE CONTINENTS, THE LIFESTYLE AND ECONOMY OF THE CITY IS ROOTED IN A CENTURIES-OLD LEGACY OF COMMERCE AND TRADE.
03A6-105 Gabriele Basilico, 2003
Mina El Hosn / Hotel District / Corniche Road
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As a Mediterranean city, Beirut has a long history as a maritime gateway, dating back to EASTERN MARINA the Phoenicians. Situated at the crossroads of three continents, the lifestyle and economy of the city are rooted in a centuries-old legacy of commerce and trade. Indeed, Ottoman A detailed design of the Eastern Marina is currently being produced by the international and French Mandate urbanism in Beirut emerged in tandem with the construction and marine structures consultancy firm Cowi (Denmark). The preliminary design has been expansion of the city’s port, traditionally a key entry point to the hinterland and the entire submitted to the CDR and received approval on condition that it is tested in a 3D model Middle East. With the port now relocated east of the city center, Solidere has maintained to meet wave and stability criteria. Beirut’s link to the sea with two luxurious marinas, a string of quayside restaurants and an elegant yacht club. The marina will incorporate an urban beach resort, which includes a hotel, serviced con - dominiums, low-rise residences and quayside retail, all with views of the traditional city BEIRUT MARINA center, the sea and the mountains. Landscaping shall play an important role by providing private areas for users and owners as well as public pedestrian and vehicular access to Having entered its ninth season in April 2010, the Beirut Marina last year provided moor - the marina quay along and parallel to the Ottoman Wall Walk. The development will be ings for 164 boats. The port’s total berth capacity currently stands at 186 boats with a size serviced by an underground car park. of 5 m to 65 m, with 75 percent of the mooring area reserved for boats over 25 m in length. By the end of 2010, Solidere had signed medium and long-term lease contracts of up to 10 years for 54 boats and one-year lease contracts for 110 boats.
The civil works in the marina, part of a series of important marine works, were delivered in 2002 and included, among other elements, a breakwater and a two-line defense struc - ture to protect the port and waterfront. As per a 1997 agreement signed with the state, Solidere has the right to operate and exploit the marina for a period of 50 years.
Having completed the construction of all necessary installations and equipment, under supervision of the relevant public authorities, Solidere has issued rules and regulations regarding the port’s operation and administration. Completed works include pontoons, utilities and shelters. The construction of a yacht club and a string of quayside restaurants continued in 2010 with the latter set to be completed in the second half of 2011. 91A 6- 249 03A 2- 93 Gabriele Basilico, 1991 Gabriele Basilico, 2003
Mina El Hosn / Hotel District / Ahmad Shawki Street Mina El Hosn / Hotel District / Ahmad Shawki Street 120
SALTED SEA BREEZE
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URBAN EXPERIENCE
With elegant dining destinations, dynamic artistic venues and the historical Heritage Trail, city center visitors and residents enjoy the riches of the past and contemporary luxuries.
“As the plane finds the landing strip, almost indistinguishable in tIhTe sw aIrSmin gT of HrefleEctio nCs of Uthe cLorpToreUal gRreyiAsh mLas s Oof thFe cFity,ERINGS my emotions become more and more intense. What will Beirut be lOike, Fafte rA tweRlve Tyea rsG? WAhatL is LstillE theRre oIf Eits mSuti laAtedN bodDy? MUSEUMS, WThHat abEou t tHhe nOew SurbPanizIaTtionA, wLith IitTs neYw bOuildFings ?W ORLD-CLASS .C..hoAw cFouldÉ yoSu p osAsiblNy tryD to u nRderEstanSd wTithA noU dirRect ANTS AND approach, with no direct experience?” THE NEW LEISURE DESTINATIONS IN THE WATERFRONT DISTRICT THAT HMAoKwE cBoEuIRldU Ty oCuIT Y CENTER SUCH A pDoISsTsIiNbClyT ItVrEy DtEoS uTnINdAeTrI-ON. stand with no direct approach, with no direct experience?
G A B R I E L E B A S I L I C O , 2 0 0 3 128 CITY IN LAYERS Solidere Annual Report 2010
URBAN EXPERIENCE
With elegant dining destinations, dynamic artistic venues and the historical Heritage Trail, city center visitors and residents enjoy the riches of the past and contemporary luxuries.
IT IS THE CULTURAL OFFERINGS OF ART GALLERIES AND MUSEUMS, THE HOSPITALITY OF WORLD-CLASS CAFÉS AND RESTAURANTS AND THE NEW LEISURE DESTINATIONS IN THE WATERFRONT DISTRICT THAT MAKE BEIRUT CITY CENTER SUCH A DISTINCTIVE DESTINATION.
03A2-22 Gabriele Basilico, 2003
Marfaa / Conservation Area / Abdel Malak Street
Text excerpted from Beyrouth 1991 (2003). 130 CITY IN LAYERS Solidere Annual Report 2010
It is the vibrant cultural and artistic offerings coupled with the finest dining and hospitality Over the years, the documentation and digitizing of archeological finds and the evaluation experiences that make Beirut city center such a distinctive destination. The Beirut Souks, of scientific data, have provided a new synthesis of Beirut’s history. Articles signed by a national and regional shopping and meeting place, boast world-class cuisine by Lebanese and foreign scholars continue to feature in some of the world’s leading journals, renowned restaurateurs such as Mourad Mazouz and Yannick Alléno. Likewise, the Beirut and a growing number of young archeologists has completed dissertations that narrate part Exhibition Center in the Waterfront District has become a pillar of the regional art scene, of the city’s urban past. In 2010, archeological research proceeded on a number of sites. and forthcoming developments such as the Beirut Fitness Center and The One, a dazzling nightclub, will enhance the singular urban dynamism of the city center. Some of the latest discoveries have confirmed the exact location of the Roman Hippodrome and theatre, as well as a large temple platform and cemetery situated outside the former CULTURE city walls dating back to the Omayyad and Ottoman eras. Other excavations have confirmed
A strategy that enhances the long history of Omar Daouk Street, an important axis ever since Roman times. the urban dynamism of Ever since its inception in the mid-1990s, Solidere has been the main instigator of the the city center restoration of a large number of heritage buildings and has taken a leading role in arche - Excavations in the Wadi Abou Jamil Sector yielded vestiges of the Roman Hippodrome, ological excavations within Beirut city center. The Company also initiated the development where chariot races took place, as well as an amphitheatre where plays and gladiator of such key cultural projects as the Heritage Trail and Beirut City History Museum. fights were staged. Archeologists found at least two major construction phases concerning both structures. Both phases exposed fragments that suggest the theatre’s semicircular Since 2005, these efforts have merged into a tangible cultural strategy formulated in coop - seating area was cut into the Serail Hill between Capuchin Church, the Grand Serail and eration with a team of cultural consultants from the Gaia Heritage foundation. The scheme Bank Audi’s headquarters. had focused primarily on the area around the Martyrs’ Square Axis and is being restudied to encompass the entire Beirut city center, with funding being made available by Oman and In its first phase, the Hippodrome was 42 m wide, which was later enlarged to 88 m. Parts Kuwait through the Ministry of Culture, for the House of Arts and Culture and the City His - of the ancient stadium have been classified as national heritage by the Ministry of Culture. tory Museum, respectively. Additionally, Solidere opened in 2010 the Beirut Exhibition Center Solidere is preparing an international landscape design competition to create a hippo - in the Waterfront District. drome park, which it will implement on behalf of the ministry.
Meanwhile, the Quartier des Arts in Saifi Village has reached critical mass and has become In Mina El Hosn, several large mosaics were found. Formerly part of a large first century a main focal point for arts and handicrafts, as a core of antique shops, galleries, fashion villa, they were excavated, lifted and transferred to the National Museum. and interior designers have found a home there. In the vicinity of the Riad El Solh Square, more burials, spanning from the Omayyad to Two site specific museums located on Nejmeh Square have been restored. The Crypto Portico Ottoman era, confirm that this site became a cemetery outside the gates of Bab Dirke and Museum beneath the Deputies’ Office Building features part of the site of the Roman Forum. Bab Yaqoub after the city wall was completed. Near the ring road and the Armenian An omphalos (round granite block representing the navel or exact center of the city from which Catholic Church, the remains of an enclosure wall and tower, built in the early years of all distances were measured) sits against a backdrop of a series of blind arches that once lined the Roman colony of Berytus, were exposed. They are set to become part of the landscaped the street, complete with its original checkered black and white tiling pattern. The museum is surroundings of the residential project currently being developed at the site. not yet open to the public. The Crypt Museum, on the site of the former Byzantine church be - neath St George Greek-Orthodox Cathedral, was completed and opened to the public in 2010. Solidere continues the integration of archeological sites within the city fabric. The conserva - tion and consolidation of parts of the medieval moat and city wall, as well as remnants of Solidere has initiated an extensive public art program, and discussions are ongoing for the Phoenico-Persian quarter were completed in Beirut Souks. Elements of the ancient har - the establishment of a national theatre and several other museums. bor are to be incorporated in Khan Antoun Bey Square and Harbor Square. The landscaping of Castle Square aims to integrate, among other elements, the foundations of the castle’s ARCHEOLOGY southwestern tower. The main focus remains Hadiqat As Samah and the Heritage Trail.
Like most cities on the Levantine coast, Beirut boasts an ancient history. Extensive scientific research and archeological excavations in the heart of the city have unearthed evidence of a variety of civilizations spanning at least 5,000 years. Solidere financed archeological teams working under the supervision of the Directorate General of Antiquities (DGA) to rescue and preserve remains of the past. 91A 6- 53 03A 2-139 Gabriele Basilico, 1991 Gabriele Basilico, 2003
Marfaa / Conservation Area / Riad El Solh Square Marfaa / Conservation Area / Riad El Solh Square 134 CITY IN LAYERS Solidere Annual Report 2010
HERITAGE TRAIL Souk Arwam is Coco and Cassia. Designed by Architect Anonymes, the restaurant has a terrace overlooking the Souks’ medieval wall and moat and offers a mix of health food The Heritage Trail will be launched by the end of 2011 and is one of the central compo - and French desserts. Under construction at Sayyour Square and by the same designer is nents in Solidere’s cultural strategy for Beirut city center. Marked by bronze medallions The Grid, a coffee bar, which has the potential to become a worldwide franchise. grouted into the sidewalk, the trail will link the city center’s various archeological sites, historic places and heritage buildings through a 2.5 km-long walking circuit with the aim Under construction and in collaboration with Yannick Alléno, the famous 3-star Michelin to bring back to life the story of Beirut from ancient times till today. chef of the Meurice Hotel in Paris, is STAY on Fakhry Bey Street, a café trottoir on the ground level and a contemporary brasserie on the upper level with a floating bar; and Sweet Tea, in A series of large district panels and smaller site-specific signs explain Beirut´s history in the Jewellery Souk, a salon de thé serving and selling Alléno’s exclusive pastries. three languages. The circuit will start from the Beirut Souks area, which has preserved and incorporated part of a 2,500-year-old street grid and Ottoman access gates, as well Under construction on Saad Zaghloul Street, in partnership with the 2-star Michelin chef as the restored Mamluk Zawiyat Ibn Iraq and Majidiya Mosque. Davide Bisetto, is a place carrying his name. Designed by Didier Gomez (France), the restaurant offers the chef’s own creations of light and healthy Italian cuisine. Finally, still Past Amir Munzer Mosque, Roman Baths Garden and Grand Theatre Hotel, the trail leads under study in Beirut Souks is L’Atelier de Joël Robuchon, the French 3-star Michelin to the south end of Maarad Street, offering a fine view over the restored Roman Cardo chef. Designed by Pierre-Yves Rochon (France-US), L’Atelier offers an open kitchen Maximus, which is to be incorporated in the future Hadiqat As Samah. The trail continues behind a circular bar that allows clients to compose their own meal. along, among other sites, the St George Greek-Orthodox and St Elie Greek-Catholic cathedrals, the beautifully restored Al Omari Mosque, the 1925 Beirut Municipality build - LEISURE
ing and the 16th century Amir Assaf Mosque to reach Martyrs’ Square and the Canaanite Pedestrian spine with a Tell, the future site of the Beirut City History Museum. The trail then traverses the Foch- Solidere has formulated a temporary use strategy to establish the Waterfront District as a variety of cultural and recreational activities Allenby area along Castle and Harbor squares to regain Beirut Souks at Trablous Street. destination and test various land use concepts pending the completion of its infrastructure Future extensions to the Heritage Trail are already being planned. and the start of real estate construction.
HOSPITALITY The strategy focuses on a pedestrian spine linking the city center from Beirut Souks to
Revenue generating the waterfront Corniche promenade, along which a variety of cultural and recreational activity that complements Now that Beirut has once again become a top destination for local and foreign visitors, Solid - activities will take place. These include bicycle and jogging trails, concert venues and the development and enhances property value ere intends to upgrade the hospitality sector in the city center. The Company has decided to future Beirut Fitness Club and The One nightclub. engage in hospitality management to complement and support real estate development in the city center and enhance property value, while being a revenue-generating activity in col - Adjacent to the spine, the Beirut Exhibition Center was inaugurated in June 2010. An area laboration with renowned architects, interior designers, hotel operators and chefs. in the District had previously been leased to the Beirut International Exhibition and Leisure Center until 2013 to create temporary exhibition halls, conference areas, a banquet pavilion Among other projects, the Company is developing a mixed-use project and boutique hotel and seaside restaurant. in the traditional city center as well as several destination projects in the Waterfront District. It also created the Beirut Hospitality Company Holding in 2010 with the aim to establish THE ONE restaurants in the city center in partnership with world famous chefs and restaurateurs. Situated on a 3,200 sq m site, The One is a state-of-the-art nightclub. A joint venture On the top level of the Jewellery Souk, the Company, in partnership with London and between Sky Management and Solidere, The One is designed by Sari El Khazen and will Paris-based Mourad Mazouz, opened Momo at the Souks. Designed by Annabel Kassar, stand out as a giant graffiti canvas. Lebanese and international artists will be invited to this mixed lounge bar/restaurant with a garden terrace offers a cosmopolitan cuisine with narrate Beirut’s story on the building’s façade, which is set to become a work of art. a Moroccan twist. The interior will be constantly changing, as the result of new cutting-edge technology, which Solidere is cooperating with French chefs Eric Sinnig and Paul Gardin on three restau - includes a combination of 3D mapping and 360 degree projections – a first for Lebanon rants. On Ajami Square it opened Café M, an Italian mozarella bar concept. On the and the region. With a capacity of 1,000 people, The One aims to host local and international intersection of Saad Zaghloul and Abdel Malak streets, it opened Relais Foch, a bistro of - events and introduce a whole new sensation of clubbing to the region. The venue, which fering French cuisine. Both are designed by Dada and Associates. Under construction in will only be open during winter months, will be inaugurated by the end of 2012. 136
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