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DesignFashion

Starch foundation started it all

by Executive Staff June 27, 2015
written by Executive Staff

Beirut might frequently be pronounced as a style capital in the Middle East, but it is also a city currently bereft of a fashion week. Whether the gears will grind into motion to supply Lebanon with the kind of fashion showcase it is undoubtedly worthy of, or not, for now, we have to look down smaller avenues for fresh, homegrown talent. Starch, an influential mentorship program for designers, is a good place to start.

Launched in 2008 by Rabih Kayrouz, one of Lebanon’s most famous fashion exports, along with his PR and marketing manager at the time, Tala Hajjar, it was, according to Hajjar, the result of an organic culmination. “It was never a concept, it was never a plan. It just really took shape over the years.” Kayrouz’s international success meant young designers were always knocking on his door asking for advice. “And after a while,” she says, “we realized there was a need for something like Starch.” In 2015, Beirut based Hajjar coordinates with Kayrouz in Paris, who shares his first hand knowledge, being well positioned in the field. Traditionally, the program takes on a roster of fashion and accessory designers, and an architect (or ‘starchitect’) to design the space in which the collections will sit in the Saifi showroom (last year featured a pair).

Design graduates from all over the world often face the same difficulty upon leaving university: taking their creative talent and moulding it into something sellable. While some people have natural business acumen, it’s something that can’t be learned as part of any curriculum, and many graduates complain that they feel unprepared for the tough world of fashion commerce — not least in a country such as Lebanon, where there aren’t sponsored platforms offered by big brands such as Topshop’s Fashion East at London Fashion Week, plus, there’s quite a bit of competitiveness in such a small country.

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Starch Boutique

This is where Starch comes in, which operates as an NGO and works with emerging designers through the full cycle, from the design process to the catwalk show — at Fashion Forward in Dubai — to press, marketing and finally retail, with a year long tenure in a Saifi showroom. In the past, the designers have been required to supervise the shop on a rota — “to give them a hands on experience of retail,” says Hajjar — but in 2015, Starch is employing a salesperson for the first time, so the designers can properly optimize their time in terms of production and showcase as many collections in the store as they like throughout the year. The program also offers talks and seminars with success stories in the fashion industry (including those sponsored by the British Fashion Council). During these events, Hajjar and Kayrouz are on hand to monitor, critique and consult, before the designers then ‘spread their own wings’ at the end of the program — and many actually have.

One of last year’s designers, Timi Hayek, opened her own boutique in Monot, while 2012 alumnus Bashar Assaf continues to go from strength to strength, as do the likes of Krikor Jabotian and Rayya Morcos, who have now become well known names in the industry. But you can throw these names at Hajjar, and she won’t be drawn on individual success stories. “They’re all fantastic! I don’t play favorites,” she says. “Eighty percent of the designers that have gone through Starch have continued to excel and shine. Some have moved abroad, which is a bit sad, because the whole point really is to strengthen the industry here.”

The industry faces many problems, however, mainly pertaining to production. “It’s a handicap,” she admits. “It’s just not up to the industrial level that we see abroad — the finishings are never good, the delivery dates are always bad.” This is why, Hajjar claims, the big multibrand stores don’t carry that many Lebanese designers. “Everything’s more artisanal than we see abroad, and not in the romantic sense,” she says, laughing. In Lebanon, ‘Made in Lebanon’ is a stigma, but designers can’t afford to produce in Turkey or in Europe, and so are forced to do their own sewing at home.

STARCH015_ELIEMETNI_BOUTIQUE_R_1This April ushers in six new designers, including an architect, and for the first time, a photographer. The mood of Beirut’s small fashion scene is despondent, following the passing of one of its best loved designers, Basil Soda, whose team released a statement praising a man who ‘built his company single handedly from the ground up.’ This kind of entrepreneurial spirit is what makes boundary breaking possible for Lebanese designers, who as Hajjar points out, face enormous challenges in their field.

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Tala Hajjar

She is, however, optimistic about the future, believing there is an appetite for exciting new design beyond the sequins, glitz and shine that generally puts Lebanese design in the international press. “There’s more to Lebanese design than the red carpet,” she states firmly. “One of the characteristics of Lebanese people is that they’re courageous. They don’t calculate that much, good or bad. People trust spending on young designers as much as they do sequins and sparkle, and we’re really encouraged by seeing that.”

June 27, 2015 0 comments
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Photographers

Nadim Asfar

by India Stoughton June 26, 2015
written by India Stoughton

The first time I saw Nadim Asfar’s photographs, they stopped me in my tracks. There’s something striking about them, in a bare way — incredibly pared down in essence, it is this rawness which catches your eye.

It was 2012, and I was reviewing a group exhibit at Espace Kettaneh Kunigk, the former incarnation of Galerie Tanit-Beyrouth. Among the landscapes and still lives, a series of 42 snapshots, entitled ‘Thinking of Tomorrow, Emotional Landscapes,’ documented a sequence of mundane moments. The view from Asfar’s balcony, looking out over the weather stained buildings of Mar Mikhael, was captured in sunshine, moonlight and in the rain. A plate of half eaten food, a tangle of discarded clothing on a bed, a close up of a door frame folded back on its hinges. Individually, the photos revealed very little, together, they created a deeply intimate portrait of the minutiae of the photographer’s life.

The second time I saw Asfar’s work, I was mesmerized once again. This time in the peeling interior of a beautiful, war damaged mansion in Gemmayze, I lost the sense of time as I watched a slideshow made using many of the same photographs, taken in 2005. It unravelled like a film in slow motion — the photographer has actually studied both film in Beirut and photography in Paris — and explored Asfar’s uncertainty and sense of rootlessness in the wake of a failed love affair, capturing moments in a poetic nostalgia of loss. Dozens of unsmiling selfies were paired with candid shots of friends, often partying in a blur of motion, light and darkness. A photograph of Asfar’s sister, who died that same year, was followed by pictures of his mother in her mourning clothes, which was juxtaposed surreally with a playful sequence of photos taken up women’s skirts with the so called Cedar revolution as a backdrop.

When I contact the photographer to arrange an interview, he tells me he’s in Paris — the city where he grew up and returned to live three years ago. We arrange to speak over Skype.

Asfar’s love of photography is intrinsically linked to Lebanon, which from the beginning served as the inspiration for his work. “I was very young actually, I think I was around 15,” he says of his first foray into the art form. “It was a very meaningful interaction. I lived in France and I was very interested in discovering Lebanon. At the time, the war ended and all the frontiers in Beirut and in Lebanon opened up. So when we used to go to Lebanon during the holidays we could go everywhere, which was very new … I felt I needed to photograph and to document everything I saw and to bring it back with me to France. It was a kind of identity thing.”

His continuing desire to document is evident in the deeply personal snapshots he exhibited at Espace Kettaneh Kunigk. “I think this work was quite premonitory,” he says. “This was my way to deal with the digital and actually it’s what most people now do on Facebook. I understood that it had a strong relationship to the self, and this is how I used it. Now lots of people use it like this, as a very intimate language.”

Did it make him vulnerable to let people see the visual equivalent of his diary? “Yes, a lot, especially the video,” he admits. “After they first showed the film, I didn’t leave my house for three days. It was shown at Ashkal Alwan and there were a lot of people, so it was weird. I always end up doing projects in an intimate way. Even if at the beginning I might not mean to, it’s always my tendency.”

It is not only his own vulnerability, or self exposure that fascinates the photographer. In “Webcams, the erotic interval,” Asfar collects images of nude men engaging in live public webcam transmissions, exploring issues of body language and intimacy. “Innenleben” consists of stolen screenshots from webcam footage of people’s private lives, taken when the actors exited the frame for a few seconds, leaving behind an empty room, which suddenly becomes unremarkable. The title of the series is a German word meaning both the interior living space and the inner spiritual life.

The reason Asfar left Lebanon was to gain a measure of distance. “I felt at some point, I was too immersed in daily life there,” he muses. “There is something very special about Beirut. It eats you. It eats your energy. It absorbs you. So I felt I needed to leave for a bit. Of course, Lebanon is still a very important part of myself and of my work.”

Asfar will be exhibiting work in a group exhibition at the Beirut Exhibition Center this October. He also has a solo show scheduled at Galerie Tanit-Beyrouth towards the end of the year. “I think it will follow my wandering between Paris and Beirut and also go into different languages of images,” he says. “I think there will be iPhone pictures, also pictures taken by different cameras. Maybe I will want to show hesitation and fragility and not knowing exactly where I am.”

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June 26, 2015 0 comments
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Art & CulturePhotographers

Roger Moukarzel

by India Stoughton June 25, 2015
written by India Stoughton

Roger Moukarzel was 12 years old when he took his first photograph, on a camera borrowed from his older brother. By 15, he was photographing the violence and devastation wrought by Lebanon’s Civil War, selling his photographs to international agencies like Sygma and Reuters, who published them around the world. At 27, one of his photographs was featured on the cover of Paris Match’s 40th anniversary issue. A hellish vision of a Beirut street engulfed in flames, partially obscured by thick clouds of choking black smoke, the 1989 photograph summarized 14 years of conflict in a single horrific instant.

These days, Moukarzel’s subject matter is almost diametrically opposed to everything that photography represents. Sickened by 15 years of photographing death and destruction — and the realization that war photography had become a sort of international trend — he left Lebanon for Paris in 1990 and started working in fashion. A stint in the genre of documentary followed, back in his native Lebanon, and this evolved into his work as an artist. No longer interested in capturing tragedy, his projects instead promote a kind of peaceful coexistence.

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Roger Moukarzel

Now in his early 50s, Moukarzel has all the character you might expect from someone with such a diverse portfolio. His bald head is offset by a thick gray handlebar moustache, and a tangled mass of colorful friendship bracelets adorns his right wrist. As we talk, he skips frequently from one topic to another, making mental associations too quickly for me to follow.

Backlit glamour shots of models with towering heels and endless legs line the walls outside Minime, the studio Moukarzel founded in 2006 in the former headquarters of a Karantina steel trader. Shot from inventive angles, they possess a creativity not usually associated with commercial fashion photography. Inside, it’s a different story. Glancing around Moukarzel’s office, I see very few photographs, but rows and rows of vintage cameras, including the ones Moukarzel himself used during the war.

“My family owns the oldest magazine in the Arab world, which is Al Dabour, so I grew up with journalists,” he recalls. “At 12, I was passionate about photography. I was always looking at photos … being in Lebanon, I became a war photographer because it was just all around me.”

No ambulance chaser, Moukarzel often captured moments of calm amid the chaos. His war shots betray traces of the documentary-infused art projects that were to come later. One black and white photo from 1978, when Moukarzel was 16, captures three Lebanese soldiers seated beside a makeshift checkpoint, blockades made of heaped sandbags behind them. The youngest, a plump man in his 20s with a cross displayed prominently around his neck, holds a bunch of leafy green stems in one hand. He’s caught in the process of either handing the bouquet to, or accepting it from, an elderly lady, wrapped in a large cardigan.

Taken at the perfect moment, the image contrasts human kindness and brutality to create a profound sense of pathos, but it also suggests a propensity to spot the bright side, something Moukarzel has proven himself able to do. His commercial fashion shoots aside, the photographer’s documentary work, published in several books over the past two decades, demonstrates a focus on the art of reconciliation.

For one project in the early 1990s, ‘Trait/Portrait,’ Moukarzel spent weeks photographing people from the Druze and Maronite communities in Lebanon’s mountains, documenting their daily lives. He published the photos in a single book, to show that in spite of their differing religious beliefs, the two sects had a lot in common.

“We have a role as photographers since we are seen by a lot of people,” he says. “We have [a responsibility] towards education and spreading positive things, and I do it every day. Through my exhibitions and my photographs, I send a message. When I united the Maronites and the Druze, that was a strong message because they were not united yet. Walid Jumblatt took my book and went to the president and said, ‘If this guy can unite them, why can’t we be united?’ I also did ‘The Veil,’ where I took six veiled women from six different religions and I put them in one exhibition, to promote unity.”

These days, the photographer still does some commercial work, but his main focus is on art photography. Two years ago, he began work on a series called ‘Sublimed Elsewhere’s,’ traveling to remote Lapland in the far north of Sweden to photograph the native Sami tribes in a project intended to highlight the perils of pollution.

“The idea around this was globalization,” he explains. “The idea that we live in one small world, where everything affects everyone, and if everybody makes a small effort to protect the environment, it will be a big thing in the end. How do you explain in a picture that if you build a factory and you pollute a lot in the United States it will affect Lapland? I took a factory and I put it physically behind the Sami people, who live in and from nature.”

Halfway between documentary and art, Moukarzel’s project involves traveling to six continents, where he photographs people in urban environments against a natural backdrop, and vice versa. So far Moukarzel has shot photos for the project in Lapland, New York, Sierra Leone and Gambia, and he plans to travel to Kazakhstan this summer to shoot rural villagers.

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“My subjects are becoming more and more global,” he notes. “I feel very inspired in Lebanon, but also by wider global topics, and this is a normal evolution I think. When I was a war photographer I wasn’t only working in Lebanon and when I was a fashion photographer, I also worked everywhere in the world.”

A second project, a film made up of over 50,000 individual photographs, highlights some of the more positive aspects of globalization. Entitled ‘So Far So Close,’ the video segues neatly between beautiful, tourist brochure-style shots of the Omani desert, Chinese temples and children playing in a Moroccan village, intending to show the links between the billions of people living in the MENASA region. The film premiered on the largest screen in the world in November, when it launched at the Singapore Art Fair.

His interest in forging connections is echoed in his attitude towards the proliferation of imagery in the Instagram age. “I think all of this social media is a very positive thing,” he says, “because you can express yourself to a wider audience. Anybody can take any picture and express himself. Before we didn’t have this fantastic worldwide network. I think social media has given a more important place to photography, so it gives us a more important place.”

For Roger Moukarzel, the man with a mission, and a camera, that place is to seek out beauty, and then ensure it has something to say.

June 25, 2015 0 comments
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DesignFashion

House of today

by India Stoughton June 23, 2015
written by India Stoughton

I’m sitting in Cherine Magrabi Tayeb’s airy office in the Starco Building and her soft voice competes with the noise from outside the 11th floor windows, where workers are striving to repair the building’s façade, damaged in a bomb blast in December 2013. She is explaining to me how she went from working with the family business, an eyewear company, to founding the House of Today.

Blonde, blue eyed and openly allergic to giving interviews, the Lebanese–Egyptian appears shy at first, but quickly opens up when she begins discussing her passion for promoting young designers. Tayeb, who studied at Chelsea College of Arts, isn’t actually a designer herself, but she does have a self professed fascination with aesthetics.

Founded in 2012, her non profit organization, House of Today, aims to support emerging designers in a number of ways, from organizing themed group exhibitions and helping them gain exposure, to providing funding for solo shows or independent projects and offering scholarships for those who want to further their studies. The idea came to her after she discovered something about Lebanon she had never known: there was a pool of gifted young product designers who didn’t have an outlet for their talent (beyond Beirut Design Week that is). She began to realize that it was a lack of more solid infrastructure and a continuous form of support that was preventing them from achieving their full potential.

“I thought that here’s an opportunity to create an umbrella, whereby we present a platform in design for Lebanon, and not just to each their own,” Tayeb explains. “So I can’t say there was a business model that I copied. It just happened organically. The mission we have is to establish Lebanon as a design hub in the region and ensure that Lebanese design gets its fair exposure on the design scene internationally.”

FaceOver the past two years, House of Today has helped fund local and international ventures including david/nicolas’ solo exhibition at Beirut’s Art Factum Gallery and Najla El Zein’s walk-through installation, Wind Portal, at London’s Victoria and Albert Museum. The NGO is partially dependent on donors at the moment, Tayeb explains, but the aim is to eventually fund the entire program through profits from exhibitions of young designers’ work. House of Today organized a high profile exhibition at Beirut’s Yacht Club in Zaitunay Bay this past Christmas, under the theme “Naked: Beyond the Social Mask.”

“Our social mask is a subject that is so controversial and it’s something that everyone is going through right now with social media, and what each of us is trying to portray online, versus the real person,” she says. “I think most people have a different side to them.”

The theme was inspired by a conversation Tayeb had with a writer one day, over coffee. At the end of the meeting, he asked for her Facebook details. Tayeb told him she didn’t want him to get to know her based on a social media presence, which she describes as a projection of who she’d like to be, not a reflection of who she truly is.

“That’s when we got into a really interesting discussion,” she recalls, “and I realized I feel like I know all the designers because I’ve met them and seen their work on Facebook, and learned the message they want to convey that way. But who are they really? I thought that there was a message there about transparency and truth.”

The broad theme led to an eclectic array of objects, from the provocative to the philosophical, among them Makram El Kadi’s stunning birdhouse, made of 2,500 stray brass bullets used for illegal hunting, and Souheil Hanna’s armchair, made to resemble a beautifully finished rosewood coffin. The work of emerging product designers was offset with work by established stars, such as fashion designer Elie Saab, who donated three specially designed clutches.

Profile-coffee“We invite several very established designers and some that are emerging,” says Tayeb. “It’s a good opportunity for the emerging designers to sell their work but it’s also for established designers to see what others are doing, what the trends are. They learn from each other, basically.”

Although the organization’s focus is on promoting product design, including fashion designers like Saab or jewelry designers such as Nagib Tabbah in the mix helps to create a buzz, Tayeb says, and to attract a wider audience. As word has spread, designers are increasingly sending in their portfolios, she says.

“A lot of designers have a lot of talent, but haven’t yet been exposed to the commercial aspect and to clients,” she continues. “So it’s a huge eye opener for them, because all of a sudden they see how the clients interact, they see what sells and what doesn’t, the price points. We mentor the designers from design up to completion of sale, so it’s a really good learning curve for them.”

A committee of well known local designers works together to decide which projects merit support. House of Today also has close ties with the Lebanese Academy of Fine Arts (ALBA) and keeps tabs on promising design students.

The organization’s December exhibition made enough money to fund a booth at Design Days Dubai in March, showcasing 15 of the “Naked” pieces. It also helped Lebanese designer Carlo Massoud meet the costs of exhibiting his work with Carwan Gallery at New York’s Armory Show. On top of that, House of Today was able to offer the first two scholarships for students wishing to undertake a Masters in design, either in Lebanon or overseas.

“Between exhibitions, we try to support each designer to have their object exhibited in an international gallery,” Tayeb says, “or allow businesses and institutions to work with designers, or private collectors to commission an object. So we’re also building this confidence that Lebanese designers are established, and are doing a great job.”

“There’s a reassurance when people think, ‘Okay, this designer’s already exhibited in Italy’ — then the Lebanese clientele and collectors are comfortable working with them. We’re still struggling to convince our own community here that there’s a really good design scene. It’s a challenge, but we are definitely getting there.”

June 23, 2015 0 comments
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Culinary ArtNew Food Concepts

Meet meat the fish

by Roman St Clair June 22, 2015
written by Roman St Clair

The first time I visited the Meat the Fish shop in Saifi Village, I was accompanying a friend the day before Valentine’s day. It could be said that this friend was experiencing a type of oyster love affair, posting pictures of himself eating oysters all over social media, several times per week. We ate oysters fresh from the Irish Sea, sipped cava and looked out onto the gray car park, thinking that, given the surroundings, we could well be in Belfast.

Some months later, as the Mediterranean summer began to open its warm embrace, I returned to the small Meat the Fish outlet to find a transformed scene. The pavement was awash with diners, sitting on wooden palettes with hungry eyes fixated on the plates of sashimi and gravlax sandwiches being brought out by waiters. The slender doorway was overflowing with customers picking up premium groceries and Gucci framed customers waiting to be seated, as I, on the other hand, looked for the owner, Karim Arakji.

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Back in 1996, Arakji and his father established Royal Gourmet, a business importing salmon sourced from fish farms around the UK to Lebanon. As Arakji explains, “We started selling to businesses, hotels, restaurants, supermarkets, caterers, etc., with premium fish,” thus feeding the Lebanese national addiction to the fatty pink fish. Once the salmon proved a success, they began to import other fish — Dover sole, turbot and tuna — in an attempt to get the Lebanese to experiment with other kinds of fish. Around 2008, Royal Gourmet started sourcing prime cuts of meat, not for business reasons but because Arakji was a meat enthusiast. He tells me it’s because of his O+ blood type.

By expanding their supply chains, they could begin sourcing all the way from Scotland to Australia but though their produce was selling, there seemed to be a limit to their growth. While the chefs at the restaurants and hotels were delighted with the rich and rarefied variety of meat and fish that was flown in four times per week, supermarkets, reluctant to take risks, only bought the conventional favorites. Arakji noticed that there was “a very small variety of meat, shellfish and fish [available to consumers]. Any five star supermarket would just have the local basics, and salmon.”

sketchThis gave him an idea: what if people at home could have the same services as a chef would? His experience had taught him that people usually cook and eat only what is familiar, “so this new approach would be the only way to push people to try things which weren’t necessarily local.” The concept was that people could order as much or as little meat and fish as they wanted, and the fresh produce would be flown in and delivered to their door. “You name it, we’ll get it” was the tagline.

With plans laid out to launch the new culinary concierge service they decided to call Meat the Fish, Arakji called on British chef and fish enthusiast Mitch Tonks, to whom he had been introduced by his British supplier. Tonks, a partner in the company, was scheduled to write and cook the menu for the launch party. In October 2012, one week before the opening date, internal security forces intelligence chief Wissam al-Hassan was assassinated by a car bomb in Ashrafieh. Tonks immediately pulled the plug. Unperturbed, the show went on with a dinner cooked by local chef Reem Azoury.

oystersMeat the Fish’s inaugural product was a template for culinary gatherings. People could host an event, invite their friends and potential clients, or were invited to these dinners, held in collaboration with local farm-to-table restaurant Tawlet. Meat the Fish would provide the recipes, they even offered a hotline for people to call Azoury and ask her advice on how to cook unfamiliar dishes such as Wagyu beef or yellowfin tuna.

Encouraged by the success, in 2013, the team decided to do a five day Christmas market where potential customers could come and see the vacuum packed goods, prettily displayed on ice, inside their wooden cargo crates. An address in Saifi Village offered their space rent free and so they took it. This pop up Christmas market was such a resounding success that the company took it on a permanent basis, after coming to a rental deal with the property owners. Now, the shop serves sushi, salads, soups and sandwiches.

Despite the designer-clad, Range Rover driving, caviar spooning regulars, Arakji insists, “This is still a shop, not a restaurant. It doesn’t have any of the services of a restaurant in any way, shape or form.” And they don’t have plans to expand into the restaurant game either, preferring to focus on their bread and butter: quality meat and fish. They do, however, provide a dinner service hosted at the shop, which people can reserve by calling up and choosing from three different menus with various price ranges to get the only table in the shop.

meatGiven the recent food scandal in which Lebanese Health Minister Wael Abu Faour publicly exposed a mass violation of health standards, shut down abattoirs and even terminated government contracts with hospitals, customers at Meat the Fish can take comfort in the fact that what they are putting into their mouths is not what Abu Faour described as “dipped in diseases and microbes.” Arakji takes little pleasure in this fact, “There’s the good, the bad and the ugly here in Lebanon, just like everywhere else in the world, but in this case, sensationalism in the media hurt people unjustifiably.” Yet at the end of the day, he says, a stricter observance of food hygiene is better for everyone.

The service that Meat the Fish provides is fairly remarkable. Eleven to 15 tons of produce, sourced all over the world, is shipped over to Lebanon four times per week and delivered to your door in as little or large amounts as you desire. The delivery menu boasts an outstanding array of fish and shellfish, langoustines from Norway and swordfish from the Indian Ocean; meats include lamb rack from Holland and merguez sausage from France. This is the result of almost 20 years in the supplying business and judging from the wait times at lunch, it seems to have won over many people, not just my oyster loving friend.

June 22, 2015 0 comments
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DesignFurniture

Singing to the tune of david/nicolas

by India Stoughton June 21, 2015
written by India Stoughton

Daft Punk is our inspiration.” It’s one of the first things Nicolas Moussallem says to me, as we settle ourselves in the weak March sunshine at a table in The Gathering’s cobbled courtyard, just below his tiny office. The interview hasn’t officially started yet, but I’m intrigued. Moussallem isn’t a musician, he’s a furniture designer, a rising star on the Lebanese and international scene, along with his business partner David Raffoul.

Loulou_Hoda-Table

So how can an electronic music duo inspire a table or a sofa? “We want our work to be like the design form of their music,” Moussallem explains. “My dream would be to design their next helmets.”

When Raffoul joins us, we talk a little bit about the duo’s education and background, and then Raffoul tells me, “We’re really inspired by Daft Punk. We’d love to design their helmets one day.”

Clearly there’s a story here.

David/nicolas, the design studio that Moussallem and Raffoul founded together in 2011, specializes in creating timeless pieces — luxurious, finely balanced works that blend retro elements with a distinctly avant-garde approach. They designate their style as “retro-futuristic,” a result of carefully juggling different design styles and periods to create a work that stands outside the box.

Loulou_Hoda-Chandelier“We’re following our gut,” explains Moussallem, “in how we believe it’s possible to have a piece that is not possible to date. Like, if you look at any piece we do, you don’t know if it was done today, 20 years ago, 10 years ago or 20 years later. We don’t mix design periods, because that’s not really interesting, but we mix feelings.”

Having studied interior architecture together at the Lebanese University of Fine Arts, Moussallem and Raffoul went on to do Master’s degrees at the Scuola Politecnica di Design in Milan, before doing separate internships in Italy, Lebanon and Japan.

In 2013, the pair were offered a chance to spend three months working at Vista Alegre, a porcelain manufacturer near the Portuguese coast. They were housed in the village abutting the 200 year old factory, today all but abandoned.

“No one lived in the village except us,” recalls Raffoul. “It’s kind of a spooky village. You have broken glass, broken houses and just one light, so it’s kind of freaky.”

While they were there, Daft Punk released their fourth album, “Random Access Memories,” which inspired Moussallem and Raffoul’s project “Digital Love,” named after one of the songs. “Before listening to Daft Punk, we were already working on it,” explains Moussallem, “but we started to look at the old albums of Daft Punk. You don’t feel this retro-futuristic feeling, but the last album was really into that, and this is why it was really interesting for us. It kind of spoke to us, helped us go a bit deeper.”

For “Digital Love,” Moussallem and Raffoul experimented with ceramics, using the factory’s segundas — porcelain pieces with a tiny flaw, such as a small bubble or discoloration that doesn’t pass the pre-sale inspection. Taking these finished but useless porcelain plates, salt shakers and bowls, they assembled them into striking compositions and placed them back into the kiln, where the glaze melted and then re-hardened, sticking the objects together.

OrquestraThese sculptures were then adorned with a funky gold or platinum glaze and fired again, creating a limited edition of 30 pieces that contrast hard points with soft curves, symmetrical forms with irregular embellishment, pure functional white with high grade, shiny metal. The project was complemented by ‘Orquestra,’ a series of designs approved and mass produced by the factory, based on the harmony and rhythm of straight lines creating abstract patterns on rounded forms. The designs in ‘Orchestra’ can be seen as simplified versions of Islamic art, hinting at the designers’ Lebanese origins.

Though the majority of the projects david/nicolas work on don’t appear to have ties to the Middle East, the duo say their Lebanese background has influenced their approach. “People say our work doesn’t have an Arab identity,” says Raffoul, “but we think it does. The Middle East is all about mixing, and we mix a lot of materials.”

The Lebanese habit of mixing and matching styles was the subject of the designers’ solo show at Art Factum Gallery in January this year. Entitled ‘Loulou/Hoda’ after Moussallem and Raffoul’s grandmothers, it aimed to take the traditional pieces found in a standard Lebanese home and update them to fit a contemporary interior, mixing brass, glass and leather in david/nicolas’ timeless aesthetic.

Loulou_Hoda-Chariot“In the exhibition, we say that there is no such thing as Lebanese design,” says Moussallem. “That’s why we came up with the show, because if you talk to my grandma, or his grandma, [they say] ‘This chair was made in London. This table was made in Italy. This is a French chandelier.’ So honestly, the only thing that makes them Lebanese is how they are all placed together.”

The sleek, brass-tipped pieces in ‘Loulou/Hoda’ recall their ‘Dualita,’ another one of their series exhibited at the prestigious Nilufar design gallery in Milan in 2014. Adapting their work to the gallery’s tastes, the pair produced a more classical set of pieces that combines frames made of minimalist metal tubes, finished with satinated copper, and rich, colorful upholstery in Alcantara textiles.

Dualita-Set-Up

“Dualita is all about duality, so it’s about past and future, it’s about soft and hard,” explains Raffoul. “It’s all about equilibrium and contrast, this is how the collection was developed.”

The pair are accustomed to adapting their vision to that of a client — in fact they never create a piece that isn’t specifically requested.

“At the end of the day, design is not art,” says Moussallem. “When you design something you design it for someone and for a purpose. If you don’t know who you’re designing for, how can you design? This is why we don’t create pieces that are not asked for. Our objects are kind of a synthesis of a conversation between first, the client and us, and then between David and me.”

Dualita-Table

Their inventiveness is apparent in ‘Alter Ego,’ a piece created for Lebanese design platform House of Today’s exhibition on the theme “Naked: Beyond the Social Mask.” David/nicolas created a person-sized suit stand that holds everything from jacket, trousers and tie to watch, wallet and loose change.

AlterEgo“Your alter ego is what you’d wish to be. In this case, it’s someone who’s in finance, like a nice businessman and it’s kind of the last performance of the day,” says Moussallem. “You’re stripping off your clothes slowly, and then you’re dressing the valet and you’re actually getting naked yourself. So the valet becomes your social mask, the way others see you.”

Currently working on a second series of pieces for Nilufar, Moussallem and Raffoul are clearly passionate about what they do. Part of a growing set of young Lebanese designers taking things in a new direction while maintaining links to their heritage, they promise interesting things to come — whether or not that includes designing Daft Punk’s next set of headgear.

June 21, 2015 0 comments
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Culinary ArtNew Food Concepts

At the tawlet

by Stephanie D Arc Taylor June 20, 2015
written by Stephanie D Arc Taylor

On a warm spring evening in Beirut, I’m sipping a champagne cocktail with Kamal Mouzawak at La Magnanerie, a gorgeous event space with an old stone façade repurposed from a 19th century silk factory, and courtyard, located in the suburbs of the city. Cooks from Mouzawak’s Beirut restaurant Tawlet, part of the larger Souk el Tayeb organization that seeks to reopen the channels between those who produce food and those who buy it, are preparing traditional Lebanese dishes — food typically consumed in the home — as part of the Common Fest, a four day cultural exchange between Berlin and Beirut.

In the fading daylight, Mouzawak, an Inspector Poirot-type in a Mao-style blue canvas jacket, tells me the story of traditional silk production in Lebanon. “In the old days,” he says, “women from the villages would grow the silkworms in mulberry trees. When they had woven their cocoons, they would bring them to factories like this one, put them over boiling water, so the steam would kill the worms and then the cocoons would be sent for processing to Lyon [France], or perhaps Germany.”

Common-fest
Looking around now, it’s hard to imagine that this was once a place of worm carnage. Cool lamp installations light exhibited drawings and photographs by Lebanese and German artists, as young hipsters mingle with an elegantly dressed older crowd, here to enjoy the fruits of the Tawlet cooks’ labor. A German menu comprising traditional Berlin dishes has also been prepared by the staff of Berlin’s Sage restaurant. At its helm is Jake Schöder, a tall East Berliner with a long blonde ponytail and a vice like handshake that necessitates another cocktail.

mar-mikhael-2As Schöder and Mouzawak discuss each other’s culinary traditions, their easy rapport is palpable. As one speaks, the other nods in agreement; they also often break off to ask each other questions. Speaking of a (fabulous, I should add) lentil salad with cloud like spiced goat cheese globules, Schöder explains that lentils are an important part of the German diet. “What is lentil soup for you?” Mouzawak interrupts to ask. “Thick? Soupy? With meat?” If nowhere else, at least German–Lebanese cultural exchange is happening here, this evening. Tawlet’s offerings at Common Fest, Mouzawak explains, are perfectly in line with those at Souk el Tayeb’s other establishments, including the Tawlet branded restaurants in Beirut and in the West Bekaa village, Ammiq (where the food is accompanied by sweeping views of the Bekaa Valley and wetland reserves). But it’s not just the dishes that the restaurants have in common. The Souk el Tayeb philosophy, Mouzawak tells me passionately, is that “food is not just a commodity product that you buy with money. If we’re not in our gardens anymore [planting and harvesting our own food], at least we can have direct contact with the farmers.”

Ammiq-Inside
Mouzawak comes from a farming background, so working to support them comes naturally to him. “My parents were farmers, my grandparents and uncle farmed citrus, green vegetables and herbs in Jeita,” he says. “I was always passionate about social change, always thinking about how we can make things better.” Souk el Tayeb started as an institution in 2004, when a local garden show asked Mouzawak to handle the food section of the event. From there, the farmer’s market developed into a regional food festival, which then developed into Tawlet.

At each of Tawlet’s “farmer’s kitchens,” cooks from all over Lebanon prepare local dishes from their own private repertoires, often handed down from generation to generation. The menu changes almost daily, but always features unique dishes that you won’t find at your run-of-the-mill Lebanese restaurant.

Portrait

Kamal Mouzawak

The meal at Common Fest featured, for instance, loubiyeh w koussa — green beans and zucchini — “a signature dish from one of our cooks in the west Bekaa,” says Mouzawak, and kibbeh bi zeit, “the weirdest kibbeh,” he says, laughing, in reference to the dish of ground beef and bulgur wheat cooked in oil. The dessert, a kind of biscuit called kharabeesh, “is from the best guy in the universe, in Wadi Shahrour [south of Beirut], he makes the thinnest dough and inside is pistachio paste,” flavored with rosewater — Mouzawak is prone to waxing lyrical about Tawlet’s dishes.

Full as one can only be after a buffet meal, on my way out, I stop for a final chat with Schöder, who’s celebrating with his cooks their final dinner service in Beirut. The conversation turns to his restaurant in Berlin, which he tells me also used to be a silk factory. Workers there would receive the cocoons, unravel and treat them, and weave the threads into silk fabric. Cocoons from Lebanese worms processed here, at La Magnanerie, ending up at what is now his restaurant in Berlin would be too delicious a coincidence for me to even consider at this point. It’s satisfying enough to be reminded that Common Fest is just the latest avenue in a network of exchange that has existed for centuries.

Photographs By: Roland Ragi

June 20, 2015 0 comments
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ArchitectureDesign

Working as a collective

by Ieva Saudargaite June 19, 2015
written by Ieva Saudargaite

Located on a small winding road that cuts through an antique grid of staircases, an old stone house, home to the offices of , sits on a slope in the shade of fruit trees that have survived Baabda’s construction boom. With Beirut’s ever growing skyline and the setting sun behind me, I am warmly welcomed by architects Youssef Mallat, Ibrahim Berberi, Sandra Richani and Richard Kassab, who after sitting down at the meeting table, introduce 109 Architects with a short film. A montage of video clips that play out as the practice’s raison d’être, it relays their unique manifesto in a way that replaces the more traditional, jargon heavy “Architect Statement” common in this field.

Instrumental to their vision is the meaning behind their name. 109 is a play on words that would be lost on Anglo-Saxon ears; its French pronunciation — sang neuf — spells out “new blood.” The firm functions as a collective where everybody is encouraged to express, and implement, their point of view. “We work in a matrix, not a pyramid that sends orders from top down. Architects rotate their positions as project managers and team members on different projects, switching responsibilities and thus breaking office barriers to facilitate communication and an exchange of ideas,” Mallat says, “so that even a young trainee can feel comfortable in giving her or his opinion.”

Perhaps the most notable example of the firm’s collaborative spirit stands across from Beirut’s National Museum. Designed in collaboration with fellow architect Youssef Tohme, the USJ Campus of Sports and Innovation is a cluster of six perforated concrete monoliths enveloping a large courtyard, carried up to the roof terrace via a monumental open air staircase. For a city bereft of pedestrian friendly public spaces, the campus’ configuration allows students to freely navigate between the various blocks, as well as experience the city at both a street and urban level.

Achrafieh-442-(online)

Achrafieh 442

This play on different scales of urban experience also appears in Achrafieh 442. Recently completed, it is a residential building with a commercial base that rises at the intersection of two streets meeting at a slight angle. The building is split into three blocks that emerge from this common foundation divided at the intersection, thus creating a recessed piazza at one corner. “We aligned two of the blocks with the surrounding buildings, providing them with terraces and pocket gardens that filter out noise and increase privacy, in close proximity to the neighbors,” explains Mallat, “while allowing the third block to rise above to the scale of the city and provide views of the sea and mountains.”

As the sun dips further west and we move through the firm’s body of work, the conversation turns towards the question of public space. Mallat remarks, “We like to tell stories and often ask ourselves, ‘What does the space evoke as one moves through it?’” In SAIFI, a project that is still in the permit phase, the architects approach a residential building through its immediate surroundings. “The plot is located on a side street just off a busy main road, in a nook that is surprisingly calm and very inviting to pedestrian activity, due to the presence of a grocery shop, a restaurant and a hotel.” In order to capture and promote elements of a vibrant atmosphere, SAIFI is designed around a public circulation area that connects a ground floor gallery with a restaurant, a bar and a gym, distributed between floors allotted to either apartments or offices. “We want to create an experience where one can live, work and socialize in the same building,” explains Richard.

Another mixed use project that invites the street into the building is HAZ2 in Hazmieh. Situated on a plot surrounded by three roads, a pair of three story blocks — one residential and one dedicated for office use — it connects two of the calmer streets together. To further enhance the pedestrian experience, the retail floor is fully glazed, thus inviting light and visual transparency. The volume follows the morphology of the site, even taking into account an old tree that the architects wished to preserve, but was unfortunately lost.

HAZ2

HAZ2

Whereas most of the practice’s projects are designed with commonly used materials in Lebanon, such as concrete, stone and wood cladding, their design for UniHouse departs from the norm. Conceived as a skeletal megastructure to house two independent corporations on the edge of an evolving industrial area in Dekwaneh, its structure is designed with steel. “It’s a material that the local industry did not possess the knowhow for until recently,” notes Berberi, “but after working with it to construct the roof of the sports complex at the campus, we feel very confident.” Instead of choosing to close off or open to the site’s surroundings, the steel matrix allows for multiple situations and encounters as spaces can be plugged in anywhere within it, enabling a flexible structure, and the relative growth and downsizing of the two companies that make up the core of the building. The final configuration will be composed of internal clusters, lush green pockets, open terraces and peripheral spaces looking out to the street. “Think of it as a living system,” Kassab says, “a megastructure of greens,” in reference to the climbing vines that cover UniHouse’s skeleton, which Richani says was inspired by the idea of having vines and overgrowths in a dense city, a bit like vertical gardens.

Gardens, in fact, seem to inspire the practice quite a bit and Richani tells me more about their Secret Gardens project, which was actually a proposal submitted for a competition run by Benchmark in 2012. The group makes it a point to participate in local and international competitions twice a year, in order to exercise their creative faculties. This one was almost a parody of the Faqra resort, which was the subject of the competition. “It’s a very exclusive community,” Richani says, “so we wanted to look at how the people could live together in a communal space and at the same time, use the story, The Secret Garden, by creating a garden within a garden. Every house has an interior garden, which you only discover when you enter the space. They are like secret pocket gardens.”

Secret-Garden---Roses

Secret Garden

“It’s a play on the social identity of people who like to show off,” Kassab adds, “We wanted to do the opposite by giving them this secret, which only they, like in the book, had the keys to.” Last year, 109 participated in another competition: the design for a Guggenheim in Helsinki, by creating an airy museum on stilts. Among the questions they asked themselves was: “How do you intervene in a space you don’t know and how do you bring the Guggenheim to such a city, that’s located on the water? We wanted to do it in a way that it isn’t blocked from the water, but rather, through a platform that floats above it,” Kassab says. “It looks a bit fragile because it is on sticks, like it doesn’t belong. We wanted to express this dilemma. And at the same time, it’s meant to mimic a forest like environment, knowing that nature is very much ingrained in the Finnish identity.”

E2_BASE

Guggenheim Helsinki – Submitted Design

This year, they conceived of the Bamiyan cultural center in Afghanistan for a UNESCO competition, which is set on a high platform that overlooks the so called Buddha cliff (where Buddha statues were built in 507 AD and destroyed by extremists in 2001). Now, there are only empty spaces in their place. 109 worked on this notion of absence/presence by forming a building that corresponds to and completes the shape of its site, and also by creating voids inside the center itself, using stone, to reflect the surrounding environment. It is a “negotiation of how you can experience the imprints in an unfinished building,” Richani says succinctly.

istanbul

Design for Instanbul disaster & prevention center

One of the recent competitions, where they were successful, was the design for the “Istanbul Disaster and Prevention Center,” which will be constructed soon by the city’s local municipality. “It is unique since you only have such things like earthquake simulations in places like Japan,” Kassab says. The way they have dreamt up this highly futuristic space is through a network representation, characterized by corridors (the flow of information) connecting a series of black boxes (the nodes). “We went into network geometry to approach this center that is based on flow of information before, during and after disaster strikes,” Kassab says.

All in all, 109’s contextual approach produces projects that share principles much more than they share aesthetic similarities. “We do not have a style,” Mallat insists “nor do we want to have one.” And in a way, the fact that they don’t stick to a uniform approach makes them a dynamic, project based, collaborative thinking practice that shows how the whole can be much more than the sum of its parts.

June 19, 2015 2 comments
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CommentReal estateReal estate 2015: All puffed up

Charting a path

by Mona Fawaz & Maysa Sabah June 18, 2015
written by Mona Fawaz & Maysa Sabah

Decades of research has shown that affordable housing is a cornerstone of urban livability and wellbeing. Beyond providing shelter, housing is a platform for improving health, education, economic activity and social stability. Affordable, good quality and stable housing is often associated with less stress and better overall health. Similarly, satisfactory housing can improve school performance by providing adequate space for study and minimizing the disruptions associated with frequent family moves. Investments in housing have numerous economic benefits through expenditures on construction, labor materials and services; increased local economic competitiveness, to the extent that lower housing costs are viewed as a comparative advantage by employers and workers; and financial innovations, such as the development of capital markets, bond markets and derivatives that enable investors to transfer risk, further increasing the supply of capital. The benefits of housing extend to neighborhoods where families have access to opportunities and support services they need, thereby contributing to overall social stability. As such, housing is among the most important public policy areas, and one of the most complex and challenging because it lies at the intersection of people and money; of public purpose and private assets.

A housing crisis

There is little doubt that Beirut lacks affordable housing. Even our notorious aversion to numbers fails to mask the scale of the housing crisis. Delayed marriages, extended family households and numerous other social patterns attest to this problem. Furthermore, long commutes, forced displacements and increasing social homogeneity indicate that Beirut is losing what is left of a once vibrant community, a community where residents of all ages, household sizes, and sectarian and socioeconomic backgrounds found opportunities to interact, develop ties and meet changing housing needs through different life stages, without losing social and family networks. The threat is further exacerbated by the eroding basis of middle income housing in the city’s central areas, as exemplified perhaps most eloquently by the numerous towers that now signal ongoing gentrification processes, as well as recent legislative moves to revoke the old rent law.

There is also little doubt that public sector interventions in the form of direct housing provision (in very rare instances) and credit facilities are insufficient. The brunt of the effort for housing provision has rested on middle and low income households who typically carry the heavy burden of financing developers through forward payments that require them to disburse installments over several years before they access the coveted apartment. Enticed by the large demand for affordable housing, developers have creatively looked for solutions to reduce costs by either building smaller apartments or introducing projects in locations outside the city proper where land prices are more affordable. Since 2006, the share of Beirut in total sales value has been gradually declining relative to other regions in the country, specifically in the Metn and Keserwan regions. Concurrently, commercial banks have been complementing the efforts of private developers by providing mortgage loans that cater to the needs of middle income groups. To boost these efforts, Banque du Liban has introduced stimulus packages over the past few years that supported the real estate sector by extending subsidized loans, capped at about $500,000, to eligible Lebanese. In addition, and since 1997, the Public Housing Corporation has provided subsidies that extend the period of housing loan repayment by refinancing housing mortgages over longer time periods for the lowest bracket of indebted households. Albeit important, these interventions have had a limited impact, particularly as they have focused on demand-side subsidies while the cost of housing supply (specifically land) has spiked. Real estate prices sharply increased during the first two decades following the end of the Civil War, widening the gap between the supply and demand of affordable housing in central locations. Between 2005 and 2010, strong demand and low interest rates led to a highly speculative real estate market in central Beirut that privileged high end housing and pushed prices up by 20 percent and 30 percent per year during the same period. These factors render the supply and cost of land a primary challenge for housing policymakers to target.

[pullquote]Our message is simple: middle income housing is not only desirable, it is attainable[/pullquote]

Practical steps towards affordability

Our message is simple: middle income housing is not only desirable, it is attainable. To this end, however, we need to draft a national housing strategy that would consolidate political commitment and positive imagination. It takes a governance system that embraces its role as the defender of a common, shared good, that includes both developers, builders, property owners and other stakeholders to address the housing problem across the lower and middle market segments. Middle income housing offers the potential for fruitful collaborations between the public and private sectors — unlike the lowest income housing market that requires deeper subsidies and a larger role for the public and nonprofit sectors. To this end, Lebanon — and particularly Beirut — possesses a unique asset in the vibrant and competent entrepreneurial financial and building sectors. Within the framework of a national housing strategy, it is imperative to engage these actors as partners in the production of affordable housing. Such a partnership will however require a more aggressive regulatory and planning role for public agencies, along the lines of the interventions proposed below.

1. Enlarging the radius of urbanization: The expansion of the urbanization radius provides the opportunity to increase the supply of affordable land. This expansion is in fact well underway, but it occurs at the ad hoc initiative of developers, and with numerous negative effects. Today, suburban dwellers incur long and taxing commutes, suffer from poor levels of infrastructure services, inexistent amenities (e.g. playgrounds), as well as a social stigma associated with ‘leaving the city’ and/or living in localities where they are seen as ‘outsiders.’ Other impacts are shared more widely and include sprawl, environmental degradation, pollution, the destruction of agricultural lands and others.

The integration of the current sprawling suburbs under a coordinated and organized Greater Beirut Authority has the potential to produce a larger, more livable urban agglomeration that responds better to the housing needs of the city’s growing population. The first task of such an authority would be to define the boundaries of the metropolitan city limits, identifying the most adequate zones of urban expansion. Within zones earmarked for urbanization, incentives (e.g. higher exploitation ratios, infrastructure developments) can be introduced to encourage development. The public authority could also encourage mixed use community developments that include a mixture of housing, office, retail and/or other amenities integrated into walkable neighborhoods, improving the quality of life and reducing the need for travel. The Greater Beirut Authority should furthermore make the introduction of public transportation and Transit Oriented Developments (TODs) one of its main priorities, improving connections and mobility, and integrating the territory into a unified network. Given that research has shown unequivocal positive correlations between the proximity of households to transit and positive health indicators, improvements in air quality and reductions to levels of greenhouse gas emissions, investment in shared infrastructure should be a main priority.

2. Introducing incentive schemes: Governments can also directly intervene to boost the supply of middle income housing both in the current municipal districts and the larger agglomeration areas, if the latter is adopted. This could be achieved through a number of incentive programs, such as: (i) Turnkey building on underutilized government land, under which the government provides the front and back end of the development value chain — land up front, and guaranteed offtake commitments by qualified middle income buyers — and in between developers make a satisfactory profit while delivering homes at a lower cost than if they had to pay for the land; (ii) Incentives to build on private land, whereby governments offer private developers with access to land financial and non financial incentives to build middle income housing (as partial or whole projects). Although the current building law offers developers many advantages, the growing need for middle income housing is probably worth a deeper discussion between stakeholders to investigate whether the government could offer further ‘reasonable’ incentives to developers who commit to developing middle income housing in earmarked locations. Incentives could include easing and shortening government approval processes, relaxing planning regulations (such as parking requirements), density bonuses, low cost financing and government concessionary packages that reduce production related costs, including materials and infrastructure. As with the first option, the completed homes could be sold directly to consumers, operated as rental property (usually managed by nonprofit corporations), or purchased by the government through guaranteed bulk offtake commitments.

3. Controlling speculation: Conversely, and to reverse the current trend of speculative investments and prevent it from spreading further in the larger agglomerations, measures are needed to improve affordability in newly integrated areas but also in quarters of the existing municipal city. The success of the market in balancing the supply and demand of housing depends on catering to the demand of a city’s residents. Unfortunately, when the bulk of supply targets absentee high net worth owners, property prices become totally out of sync with local income levels, further widening the gap between housing supply and local needs. Furthermore, having absentee owners negatively impacts the vibrancy and livability of neighborhoods. To this end, housing policymakers in other countries have developed, tested and adopted a handful of tools that control speculation and its negative impacts, while providing incentives to developers, ensuring a reasonable profit and that positive impacts are felt by the communities in which they are building.

Changing mindsets, creating incentives

One such tool is ‘inclusionary zoning’, which requires a shift in the mindset from one where building development is automatically considered desirable, to one where the lucrative profits typically reaped by developers are partially shared with the community. In other words — and while bearing in mind that to be viable, developments have to be profitable — it is time to also think of capturing part of the value increases to benefit local communities. In an inclusionary zoning mandate, all residential development must allocate a portion (say 10-20 percent) of housing for middle income households. Inclusionary zoning is used in many high value and expanding cities, including several US and European ones. Such mandates, if properly enforced, represent opportunities to supplement limited public sector resources, and tap into part of the wealth created in the real estate market for social and economic purposes. Yet to succeed, inclusionary zoning must be properly calibrated so that the value lost from the below-market affordable homes is made up in development profits elsewhere in the same property. This is determined by: (i) the percentage and affordability level of the housing units required; (ii) the extent to which developers have a say in who lives in the middle income units to support healthy integration among residents; and (iii) the extent to which any costs imposed on developers are offset by public incentives as discussed above. Many cities rely on creative financial structures to improve the feasibility of these projects, such as granting affordable housing developers the ability to sell air rights to third party investors and developers (New York City) or using tax credits to leverage private capital and investor equity (most US cities). Moreover, some cities allow developers to substitute the inclusionary zoning requirement with a ‘linkage payment,’ or a stipulated cash amount per square meter, considered a social contribution that landowners must make on high value land approved for all types of new developments.

[pullquote]Such taxation can control real estate speculation and limit increases in real estate prices[/pullquote]

Another important measure, although seemingly unpopular, is a system of property taxation on properties valued above a certain threshold. Such taxation can control real estate speculation and limit increases in real estate prices, therefore increasing the possibility of producing affordable housing. Current taxation systems are insufficient and inadequate: they fail to assess the actual value of property, neglect to distinguish between types of property (e.g. agricultural, development) and leave numerous loopholes that allow developers to evade even minimal taxes.

4. Establish a housing assistance fund: Such a fund could be established through channeling various government resources, some of which were listed above, and includes: (i) existing taxes, such as value added taxes on construction material; (ii) property taxes, long overdue for reform in Lebanon to ensure that the government does not leave money behind by failing to tax the most expensive homes at rates close to their market value; and (iii) new ‘linkage payments,’ considered a social contribution that landowners must make on high value land approved for new development. The housing assistance fund could support important housing programs such as a ‘Rental Vouchers Program’ to offer ongoing payments to rental properties’ owners and hence assist low and middle income households, or ‘Stabilized Housing Programs,’ through which the government plays a counter-cyclical role by purchasing adequate excess supply for the benefit of middle income households. Its role could also be obvious in providing reasonable alternatives to low and middle income communities currently benefiting from the dysfunctional, yet so far irreplaceable, ‘old rent control’ system. In Morocco, for instance, the government imposed a 5 percent tax on the sale of cement in 1999, to fund the Housing Solidarity Fund (HSF) for urban regeneration. Recently, this tax has expanded to include steel and sand. The HSF together with the Real Estate Inclusion Fund — also financed through the cement industry — provide $250 million for urban upgrading schemes. In Lebanon, this measure was introduced modestly when deposits placed to secure work permits for foreign migrant workers were allocated to subsidize housing loans by the Housing Bank. However, the role and resources of such a fund could be widely expanded.

In the absence of adequate government support, private developers have already intervened to ease the housing burden on low and middle income families. It is time, however, for the government to support their efforts by enhancing what they have built, encourage them to build more in specific locations and inspire them to become socially responsible. In order to create an equitable and affordable city, we have to ensure that new developments result in quality, affordable housing that also provides significant public benefit. Of course, the core of socially responsible development is when developers contribute to the surrounding community and support the local economy, through providing affordable housing and/or other neighborhood amenities like parks and open spaces. Such measures have become the norm in numerous cities around the world and may be easily adapted in Lebanon, where the practice of negotiating building rights is common.

Contrary to what might seem logical, developing luxury projects for affluent buyers is not the only way to make profits in the real estate business. Building middle income housing may provide developers the opportunity to do something important that still provides a reasonable return. With proper planning and incentive structures, affordable housing projects can be viable for developers without much compromise on their bottom lines.

All the initiatives mentioned above require an able and committed government, without which very little can be done to genuinely ease the pressure of rising housing costs on middle and low income families. Ultimately it is up to government officials to champion socially responsible development, implement policies that are respectful of existing communities and ensure affordable housing to people of all incomes.

June 18, 2015 0 comments
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Business

Build it and they will come

by Nabila Rahhal June 16, 2015
written by Nabila Rahhal

Driving past the rows of vineyards and the occasional industrial factory in the fields of Taanayel, West Bekaa, one of the last things you would expect to see is 200,000 square meters of entertainment and mall structures.

But that’s precisely the location Maurice Torbay, chairman of Cascada Village and a veteran of mall development in South America, has chosen for his company’s first mixed use project in Lebanon, Cascada Village.

Introducing Cascada Village

The project, according to Mariam Akkou, a specialist in public relations, communication and business development at Cascada Village, is designed to be a one stop destination for all residents in the region. Therefore, in addition to a 150,000 square meter mall — which is the project’s anchor — leisure facilities such as an outdoor extreme sports park, an events venue, an amphitheater for musical events, and a dining and promenade area centered around a little lake, are also components of the village. The project will also have a spa, a medical center and a medium sized hotel (200 rooms) in the future.

Today, the weddings and events venue Arcadia is already in operation and will be hosting some 20 weddings from May to September of this year. The rest of the project, save for the hotel, has been fully built, and the mall itself is in what Akkou describes as the “final stages of fine tuning and collaboration with the big tenants.” The mall, along with the entertainment facilities, is set to open by early 2016 at the latest, says Torbay.

[pullquote]Torbay insists that there was no deviation from the size or scope of the planned project with the war in Syria[/pullquote]

Cascada Village has been in the works since the end of 2010, but Torbay admits that they had slowed down their pace with the onset of the war in Syria in order to better assess the risks. Yet he insists there’s been no deviation from the size or scope of the planned project, nor does he see the situation in Syria drastically affecting the West Bekaa area where the project is located.

The people behind the project

Though a project of this magnitude in the Bekaa may seem risky at first glance, Torbay is no stranger to the development of malls in similar conditions. He has made a successful career out mall development projects in South America, where he not only lived, but was also named an honorary consul of Ecuador to Venezuela.

Fifty one years ago, he founded Pinova, a company which specializes in the manufacturing of industrial fridges, before diversifying his business to real estate development and specifically to the development of malls on the outskirts of major city hubs.

With seven such malls throughout South America under his belt — two other ‘Cascadas’ are in Venezuela — Torbay started thinking of creating a regional mall project in Lebanon, his home country. Torbay says his love for Lebanon and comfort in investing inside the country is what motivated his decision.

He then partnered with Roger Abboud — also of Lebanese origin and president of Abboud Trading Corporation, a wholesaler of mainly home electronic goods to Latin America based in Medley, Florida — to create Inter Mall Group. Together, Torbay and Abboud used Inter Mall Group to bring Cascada Village to Lebanon.

[pullquote]Inter Mall invested $200 million in Cascada Village[/pullquote]

Inter Mall invested $200 million in Cascada Village, an amount which includes the purchase of the land and the construction of all the project’s elements (except for the hotel), with the main financing coming from the partners themselves supported by a loan from Bank Audi. They see this investment as a show of faith in their home country, and more specifically in the Bekaa region, where Torbay is from.

The mall

The main pillar of Cascada Village is the mall, which has around 200 retail spaces spread over two floors. Aside from the fashion retail outlets, the mall will also house complimentary outlets such as a spacious, colorful food court and an entertainment center. Hypermarket Carrefour’s second outlet in Lebanon, a 10,000 square meter space, will be among the mall’s anchor tenants, as will an 11 screen multiplex theater to be operated by Empire Cinemas.

According to Gino Haddad, CFO and business development director at Empire Theaters, the cinema in Cascada Village will be state of the art, delivering the latest technology and the same quality experience as their Beirut theaters. “We are not treating this like a second tier project; the movies will be run at the same time as Beirut and the theaters are the same, if not better because they will be newer,” he says. In his opinion, it is the role of Empire to have the cinema experience be within the reach of everyone, no matter where they live.

Inter Mall, says Torbay, is embarking on a marketing campaign to launch the “leasing of the mall’s outlets” on June 10, but to date 62 percent of the retail spaces have already been leased. New operators and some retailers will even be attempting their first venture in Lebanon at Cascada Mall, explains Torbay, giving as an example the children’s entertainment center, which will be operated by the Italian company Terra Magica, as well a few fashion retailers who are also Italian.

Being a regional venue planning to attract shoppers from far away means Cascada Mall needs to have a wide range of prices to cater to all budgets, explains Akkou. “You will just as easily be able to find good quality jeans for $10 as you will be able to find a pair for $300,” says Torbay, explaining that such prices and offers will be a primary aspect in attracting clients from across the region.

Torbay says they will be following a typical leasing formula for malls, whereby they take a percentage of sales from their tenants in addition to a rental fee, the specific conditions of which will be determined on a case by case basis. In this way, according to Torbay, tenants will be more encouraged to lease from them while his company would potentially make more profit than it would have with only a monthly rent formula, as Torbay believes tenants will be selling more than they expect to.

Operating in the Bekaa

While Torbay says he’s confident he’ll be able to fill up vacancies in the mall, he admits they have been having a difficult time convincing some local retailers to rent in the Bekaa. “There is so much ignorance and [so many] misconceptions about the Bekaa, about one’s own country. They think [there are only] potato farmers and cows, which is not the case at all!” says Torbay in frustration, noting that the Bekaa is home to many wealthy and educated expats who have invested millions in the region, not to mention the business owners who developed companies in the area and reside there.

Torbay also explains that while security concerns are cited as a primary reason to avoid investing in the Bekaa, these areas of concern are located closer to the border with Syria near Baalbeck — more than an hour and a half drive from Cascada Village.

Before embarking on any mixed use project, says Torbay, his company conducts a thorough market study to identify the ideal location. “The location of a mall project is a very sensitive factor and while we can make some mistakes, we cannot afford to make a mistake in the choice of location for our project,” says Torbay.

[pullquote]There are over 10 universities and 600,000 residents in the Bekaa — not to mention expats and those who reside in Beirut[/pullquote]

Torbay is therefore convinced that the West Bekaa is an untapped market for mall development, adding that there are over 10 universities and 600,000 residents in the Bekaa — not to mention expats and those who reside in Beirut but come to Bekaa for holidays.

In explaining Empire’s choice to operate in Cascada Mall, Haddad also speaks of the university and school students who reside in the region and do not have entertainment facilities anywhere nearby. “These youth all have access to social media and hear about the latest movies, but they have to wait for a trip to Beirut to be able to enjoy them in the theaters,” says Haddad, adding that there are also young people from the Bekaa who go to university or work in Beirut during the week, who would appreciate entertainment options when they come home on weekends.

The long term target clients of the project, according to both Torbay and Haddad, are the Syrians who will visit Lebanon by land and stop by Cascada Village to shop, eat or enjoy a movie on their way to or from Syria. Cascada Village is thus well situated to take advantage of this eventual influx of consumers when the war in Syria is over.

Community support

Torbay sees his project as improving the quality of life in the Bekaa by being a generator of employment opportunities for those in the area, saying that, upon its full completion, Cascada Village will employ approximately 3,000 people both directly and indirectly. “Instead of having to commute to Beirut on a daily basis, wasting time and money, these people will have jobs near their hometowns,” he says. He explains that in Lebanon the job market is centered in Beirut, which puts high pressure on the city itself and on those commuting to it.

On the peripheries

Besides Cascada Village in the Bekaa, Torbay is planning on building mall projects on the outskirts of major cities in Lebanon. He has purchased the land for his next development in Balamand, not far from Tripoli, which he sees as another untapped market similar to the Bekaa.

[pullquote]The value in such developments is that there is no competition from other malls[/pullquote]

The value in such developments, says Torbay, is that there is no competition from other malls, as is the case in Beirut, since they are essentially entering a new market. Land outside of Beirut and its immediate suburbs is also cheaper,  which means they can lease outlets at lower prices. As a result, the tenant in turn can offer lower prices, which means higher sales.

Whether destination malls far off from Beirut will find a client base in Lebanon remains to be seen, but Torbay is very confident that this is the wave of the future and that Cascada Village will, in the long run, be met with great success.

June 16, 2015 2 comments
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