Once the world’s tallest residential building, The Torch, lived up to its name and again made headlines around the world last month when a huge fire set the 1,105 foot tall building ablaze.
Despite dramatic videos of the inferno being beamed across the internet, fortunately no-one was harmed in the incident and Kingfield Owner Association Management Services, the building’s management company, last week reported that the structure of the tower had not been affected by the fire while “most of the damage was limited to the exterior cladding”.
But as Dubai Civil Defence begins the painstaking work of investigating what caused the blaze, cleaners remove the debris and many residents return to their homes, the dramatic fire footage has once again ignited long-standing concerns about the sort of cladding used in Dubai towers.
It is far too early to speculate on what caused the Torch fire last month.
However, parallels are being drawn with the 34-storey Tamweel Tower fire in Tecom in 2012, where a stray cigarette butt was found to have caused aluminium cladding panels to burn downwards, leaving tenants homeless.
Flammable cladding materials, comprising plastic or polyurethane fillings – called a thermo-plastic core – sandwiched between aluminium panels, have been blamed for spreading fires at both the Al Baker Tower 4 and the Al Tayer Tower in Sharjah in 2012.
Experts believe the majority of Dubai’s approximately 250 high-rise buildings use cladding panels with a thermo-plastic core, which have been generally used for insulation, to improve rigidity and for cosmetic purposes .
The 2012 blazes prompted the Ministry of Interior to introduce an extension to the emirate’s Fire and Life safety code requiring cladding for new buildings to adhere to tough new fire safety regulations and outlawing the use of foamed plastic insulation.
And in 2013 Civil Defence chiefs announced an extension to existing fire safety codes requiring owners of high-rise buildings with flammable cladding to install a ring of fire retardant panels every three floors, to stop fires spreading, and external sprinklers. The managers of the 86-storey Torch, which comprises 676 apartments and six shops, are quick to point out that the building adhered to all Dubai fire safety requirements when it was completed in May 2011.
“The Torch Tower was built strictly to code and all approvals from relevant authorities were obtained prior to the completion certificate being issued by the authorities,” says Kingfield Owner Association Management Services.
But for buildings’ insurers, who have to bear the costs of expensive claims in the event of a fire, the use of aluminium composite panels in towers is of growing concern – and that makes the properties harder to insure.
“What we look at in a building is whether these panels are extensively used or if they are used up to a reasonable amount,” says A K Ravindran, the technical director at RSA Insurance.
“So if a building has less than 50 per cent of its cladding made up of these panels we don’t consider it a great risk to underwrite,” he says. “We do categorisation for up to 10 per cent, 10 to 20 per cent, 20 per cent to 50 per cent and above 50 per cent.
“It enables us to evaluate our exposure in these segments. Generally what we notice is that more than 50 per cent is not a manageable risk to underwrite.”
Mr Ravindran estimates that at least 30 per cent of the buildings RSA insures in Dubai contain aluminium panels “in some form or other” – especially those in areas such as JLT and Dubai Marina.
He says that for those with the highest proportion of panels, insurance options are limited.
“We don’t insure many buildings with more than 50 per cent foam panels,” he says.
“Most of the insurance companies look into the fire exposure quite keenly. This is an issue which is faced by all the insurance companies.
“There will definitely be a few buildings which will be completely uninsurable. Owners of these buildings will have to improve the quality of their buildings.”
Oman Insurance Company, the main insurer of the Torch Tower, declines to comment on its policy for insuring buildings clad in aluminium composite panels.
“As one of the leading insurers in the region, in the business for nearly 40 years, we have reinsurance support,” a spokeswoman says.
Meanwhile, for buildings that include non-regulated foam panel cladding, property experts are advising caution.
“Each building is built differently,” says Christopher Seymour, the head of property at the building consultancy EC Harris. “There have been fires in Dubai where it was suggested that the fire spread was to have been around the specification of the foam core in the sandwich cladding panels. The regulations which came into force into in 2012 updated that specification.
“The normal thing to do for buildings completed before the new codes came in would be to have a technical assessment on the building to assess these risks,” Mr Seymour adds.
“We certainly wouldn’t be saying that every building which has that sort of cladding is a fire risk.”
Mr Ravindran agrees. “At the end of the day for us it’s all about risk management,” he says.
“Glass cladding also is not a perfect solution as there is also a risk that fire can spread from one floor to another,” he points out.
“We look closely at how well the building’s management controls activities such as smoking and maintains the building.”
In the meantime, Torch residents will be grateful the building’s evacuation procedures were effective and the Dubai emergency services’ expertise helped to prevent further distress.
lbarnard@thenational.ae
The National's picks
4.35pm: Tilal Al Khalediah
5.10pm: Continous
5.45pm: Raging Torrent
6.20pm: West Acre
7pm: Flood Zone
7.40pm: Straight No Chaser
8.15pm: Romantic Warrior
8.50pm: Calandogan
9.30pm: Forever Young
As You Were
Liam Gallagher
(Warner Bros)
Series result
1st ODI Zimbabwe won by 6 wickets
2nd ODI Sri Lanka won by 7 wickets
3rd ODI Sri Lanka won by 8 wickets
4th ODI Zimbabwe won by 4 wickets
5th ODI Zimbabwe won by 3 wickets
Specs
Engine: 51.5kW electric motor
Range: 400km
Power: 134bhp
Torque: 175Nm
Price: From Dh98,800
Available: Now
UAE currency: the story behind the money in your pockets
Remaining Fixtures
Wednesday: West Indies v Scotland
Thursday: UAE v Zimbabwe
Friday: Afghanistan v Ireland
Sunday: Final
Anxiety and work stress major factors
Anxiety, work stress and social isolation are all factors in the recogised rise in mental health problems.
A study UAE Ministry of Health researchers published in the summer also cited struggles with weight and illnesses as major contributors.
Its authors analysed a dozen separate UAE studies between 2007 and 2017. Prevalence was often higher in university students, women and in people on low incomes.
One showed 28 per cent of female students at a Dubai university reported symptoms linked to depression. Another in Al Ain found 22.2 per cent of students had depressive symptoms - five times the global average.
It said the country has made strides to address mental health problems but said: “Our review highlights the overall prevalence of depressive symptoms and depression, which may long have been overlooked."
Prof Samir Al Adawi, of the department of behavioural medicine at Sultan Qaboos University in Oman, who was not involved in the study but is a recognised expert in the Gulf, said how mental health is discussed varies significantly between cultures and nationalities.
“The problem we have in the Gulf is the cross-cultural differences and how people articulate emotional distress," said Prof Al Adawi.
“Someone will say that I have physical complaints rather than emotional complaints. This is the major problem with any discussion around depression."
Daniel Bardsley
UAE currency: the story behind the money in your pockets
The specs: 2018 Mitsubishi Eclipse Cross
Price, base / as tested: Dh101,140 / Dh113,800
Engine: Turbocharged 1.5-litre four-cylinder
Power: 148hp @ 5,500rpm
Torque: 250Nm @ 2,000rpm
Transmission: Eight-speed CVT
Fuel consumption, combined: 7.0L / 100km
Benefits of first-time home buyers' scheme
- Priority access to new homes from participating developers
- Discounts on sales price of off-plan units
- Flexible payment plans from developers
- Mortgages with better interest rates, faster approval times and reduced fees
- DLD registration fee can be paid through banks or credit cards at zero interest rates
Ferrari 12Cilindri specs
Engine: naturally aspirated 6.5-liter V12
Power: 819hp
Torque: 678Nm at 7,250rpm
Price: From Dh1,700,000
Available: Now
Killing of Qassem Suleimani
F1 The Movie
Starring: Brad Pitt, Damson Idris, Kerry Condon, Javier Bardem
Director: Joseph Kosinski
Rating: 4/5
COMPANY%20PROFILE
%3Cp%3ECompany%20name%3A%20CarbonSifr%3Cbr%3EStarted%3A%202022%3Cbr%3EBased%3A%20Dubai%3Cbr%3EFounders%3A%20Onur%20Elgun%2C%20Mustafa%20Bosca%20and%20Muhammed%20Yildirim%3Cbr%3ESector%3A%20Climate%20tech%3Cbr%3EInvestment%20stage%3A%20%241%20million%20raised%20in%20seed%20funding%3Cbr%3E%3C%2Fp%3E%0A
AIDA%20RETURNS
%3Cp%3E%3Cstrong%3EDirector%3A%20%3C%2Fstrong%3ECarol%20Mansour%3C%2Fp%3E%0A%3Cp%3E%3Cstrong%3EStarring%3A%20%3C%2Fstrong%3EAida%20Abboud%2C%20Carol%20Mansour%3C%2Fp%3E%0A%3Cp%3E%3Cstrong%3ERating%3A%3C%2Fstrong%3E%203.5.%2F5%3C%2Fp%3E%0A
Dust and sand storms compared
Sand storm
- Particle size: Larger, heavier sand grains
- Visibility: Often dramatic with thick "walls" of sand
- Duration: Short-lived, typically localised
- Travel distance: Limited
- Source: Open desert areas with strong winds
Dust storm
- Particle size: Much finer, lightweight particles
- Visibility: Hazy skies but less intense
- Duration: Can linger for days
- Travel distance: Long-range, up to thousands of kilometres
- Source: Can be carried from distant regions
How to keep control of your emotions
If your investment decisions are being dictated by emotions such as fear, greed, hope, frustration and boredom, it is time for a rethink, Chris Beauchamp, chief market analyst at online trading platform IG, says.
Greed
Greedy investors trade beyond their means, open more positions than usual or hold on to positions too long to chase an even greater gain. “All too often, they incur a heavy loss and may even wipe out the profit already made.
Tip: Ignore the short-term hype, noise and froth and invest for the long-term plan, based on sound fundamentals.
Fear
The risk of making a loss can cloud decision-making. “This can cause you to close out a position too early, or miss out on a profit by being too afraid to open a trade,” he says.
Tip: Start with a plan, and stick to it. For added security, consider placing stops to reduce any losses and limits to lock in profits.
Hope
While all traders need hope to start trading, excessive optimism can backfire. Too many traders hold on to a losing trade because they believe that it will reverse its trend and become profitable.
Tip: Set realistic goals. Be happy with what you have earned, rather than frustrated by what you could have earned.
Frustration
Traders can get annoyed when the markets have behaved in unexpected ways and generates losses or fails to deliver anticipated gains.
Tip: Accept in advance that asset price movements are completely unpredictable and you will suffer losses at some point. These can be managed, say, by attaching stops and limits to your trades.
Boredom
Too many investors buy and sell because they want something to do. They are trading as entertainment, rather than in the hope of making money. As well as making bad decisions, the extra dealing charges eat into returns.
Tip: Open an online demo account and get your thrills without risking real money.
Key facilities
- Olympic-size swimming pool with a split bulkhead for multi-use configurations, including water polo and 50m/25m training lanes
- Premier League-standard football pitch
- 400m Olympic running track
- NBA-spec basketball court with auditorium
- 600-seat auditorium
- Spaces for historical and cultural exploration
- An elevated football field that doubles as a helipad
- Specialist robotics and science laboratories
- AR and VR-enabled learning centres
- Disruption Lab and Research Centre for developing entrepreneurial skills
How to wear a kandura
Dos
- Wear the right fabric for the right season and occasion
- Always ask for the dress code if you don’t know
- Wear a white kandura, white ghutra / shemagh (headwear) and black shoes for work
- Wear 100 per cent cotton under the kandura as most fabrics are polyester
Don’ts
- Wear hamdania for work, always wear a ghutra and agal
- Buy a kandura only based on how it feels; ask questions about the fabric and understand what you are buying
The specs: 2019 Mini Cooper
Price, base: Dh141,740 (three-door) / Dh165,900 (five-door)
Engine: 1.5-litre four-cylinder (Cooper) / 2.0-litre four-cylinder (Cooper S)
Power: 136hp @ 4,500rpm (Cooper) / 192hp @ 5,000rpm (Cooper S)
Torque: 220Nm @ 1,480rpm (Cooper) / 280Nm @ 1,350rpm (Cooper S)
Transmission: Seven-speed automatic
Fuel consumption, combined: 4.8L to 5.4L / 100km
The White Lotus: Season three
Creator: Mike White
Starring: Walton Goggins, Jason Isaacs, Natasha Rothwell
Rating: 4.5/5
Labour dispute
The insured employee may still file an ILOE claim even if a labour dispute is ongoing post termination, but the insurer may suspend or reject payment, until the courts resolve the dispute, especially if the reason for termination is contested. The outcome of the labour court proceedings can directly affect eligibility.
- Abdullah Ishnaneh, Partner, BSA Law
Killing of Qassem Suleimani
ESSENTIALS
The flights
Emirates flies from Dubai to Phnom Penh via Yangon from Dh2,700 return including taxes. Cambodia Bayon Airlines and Cambodia Angkor Air offer return flights from Phnom Penh to Siem Reap from Dh250 return including taxes. The flight takes about 45 minutes.
The hotels
Rooms at the Raffles Le Royal in Phnom Penh cost from $225 (Dh826) per night including taxes. Rooms at the Grand Hotel d'Angkor cost from $261 (Dh960) per night including taxes.
The tours
A cyclo architecture tour of Phnom Penh costs from $20 (Dh75) per person for about three hours, with Khmer Architecture Tours. Tailor-made tours of all of Cambodia, or sites like Angkor alone, can be arranged by About Asia Travel. Emirates Holidays also offers packages.
Tearful appearance
Chancellor Rachel Reeves set markets on edge as she appeared visibly distraught in parliament on Wednesday.
Legislative setbacks for the government have blown a new hole in the budgetary calculations at a time when the deficit is stubbornly large and the economy is struggling to grow.
She appeared with Keir Starmer on Thursday and the pair embraced, but he had failed to give her his backing as she cried a day earlier.
A spokesman said her upset demeanour was due to a personal matter.
TALE OF THE TAPE
Manny Pacquiao
Record: 59-6-2 (38 KOs)
Age: 38
Weight: 146lbs
Height: 166cm
Reach: 170cm
Jeff Horn
Record: 16-0-1 (11 KOs)
Age: 29
Weight: 146.2lbs
Height: 175cm
Reach: 173cm
