Builders Jamaica December - March 2022

UDC's Note
URBAN DEVELOPMENT CORPORATION
Great Goat Island while allowing the Corporation to create
opportunities for local communities, through partnerships
and sustainable development .
UDC & Coastal Protection
4
Lisa Golding – Acting General Manager, Urban Development
Corporation
BUILDING SUSTAINABLY
For over 50 years, the UDC has been transforming Jamaica’s
landscape through sustainable interventions, real estate
management, project management and other urban
services. The Corporation was created with the mandate
to ‘Make Development Happen’ in its designated areas of
operation. While these are important elements of the UDC’s
remit, the Corporation prides itself on building sustainably.
As a Small Island Developing State (SIDS), long-term
resilience must be the primary focus for Jamaica to protect
growth prospects and sustainable development gains.
UDC & Conservation
Specific management strategies and green solutions
form part of how we approach our urban development,
which includes conservation. Few projects showcase
this as clearly as the Goat Islands Wildlife Sanctuary.
In 2016 the Government announced the discontinuance
of plans to develop a transshipment port at Great Goat
Island. The UDC saw this as an opportunity to expand its
conservation efforts, thus the proposal to build out the
Goat Islands Wildlife Sanctuary. This Sanctuary will be one
of the Corporation's most significant steps to truly give
the rediscovered Jamaican Iguana and other endemics
and endangered species, a lifeline against extinction.
The development of the Sanctuary is envisioned to be
a means of safeguarding the viability of the wildlife on
In the 1970s the UDC was charged with the development of
the Montego Bay Waterfront. In doing so, the Corporation
created three (3) adjoining beaches, namely, One-Man
Beach, Walter Fletcher Beach and Dump-Up Beach (now
Harmony Beach Park). The beaches are separated by
groynes and breakwaters with submerged sills between.
Over time, these groynes have deteriorated and are in urgent
need of repair. As such, the UDC is currently undertaking
the rehabilitation of the Northern Groynes which boarder
One Man and Walter Fletcher Beaches. This project is of
particular importance to Jamaica’s tourism capital, as it
will protect the Waterfront from further coastal erosion.
A study conducted in 2001 highlighted that the shoreline
had significantly receded from its original position
due to hurricanes and other climate change-related
challenges. This critical project is strategically aligned
with Jamaica's national development goals to reduce key
climate change vulnerabilities in the Caribbean region.
UDC & Green Spaces
The UDC is committed to ensuring that our beaches and
properties are adequately outfitted with the necessary
infrastructure for the comfort of our visitors. This is done,
however, with as minimal disruption to the natural elements,
as possible. In May 2021, the 16-acre Harmony Beach Park
was completed. This flagship project saw the transformation
of ‘Dump Up Beach’ to a world-class, family facility. Harmony
boasts of environmentally friendly elements throughout the
property; the 600-metre jogging trail is made from recycled
materials, the main administration building is powered by
solar panels, solar lights are used for the walkways and
many of the existing trees remain. It was critical for us at the
UDC to have Harmony as a standard-bearer for how green
spaces could and should be built in the heart of the city.
Further to which, the Corporation is a key driver of the
Government’s ‘Park in Every Parish’ mission, which will see the
development of much-needed green spaces across the island.
The UDC continues to make development happen
and aims to maintain its commitment to utilizing viable
and innovative methods in doing so. Technological
advancements including Geographic Information Systems
have proven to add immense support to our work.
Our people can look forward to many great things
from the UDC as we sustainably build Jamaica.

EDITOR'S
NOTE
A
s the editor-in-chief of this publication, I’m always on the lookout
for developments, trends, and rising stars in the building and
construction industry, tracking who or what is going to be that
next great story. This time around, it’s the ongoing evolution of the
Constant Spring Gardens community into the next big thing in terms
of popular places to live in the Kingston Metropolitan Area (KMA).
Within the last decade, the fading community has seen an influx of
developers who have transformed several of its formerly run-down
lots into highly sought-after contemporary apartment complexes. Its
central location and close proximity to Half-Way Tree is just one of the
reasons for the explosion of interest. We spoke with three developers
with multiple complexes in the area who gave insight into why Constant
Spring Gardens was the right place to invest and their vision for the
continued metamorphosis of Constant Spring Gardens and how that
fits into the larger transformation of the KMA. Change is all around
us and I’m excited about all the possibilities and opportunities.
Castelle Barnes
On that same note of transformation, we also look at ways in which
developers can level up their building plans to accommodate many
of the changes brought about by the ongoing COVID-19 pandemic.
We’re still in a bit of a holding pattern where the pandemic is
concerned and it’s highly unlikely that things will ever return to business
as usual. Savvy developers will adjust their thinking to incorporate
many of the mainstays of our ‘new normal’ into their plans, from
dedicated home office spaces to no-touch smart home technologies.
Stepping out of the KMA, we also venture into eastern St. Andrew for
a ground engineering case study on the rehabilitation of Gordon Town
Road. That road, the major thoroughfare connecting several communities
in the hills to the main centres of activity and amenities on the plains, has
been destroyed on several occasions due to heavy rains and landslides.
However, the Kinetic Engineering Services team notes that this time
around, it has been rebuilt to last. In this era of super active hurricane
seasons where the number of named storms habitually exhaust the Greek
alphabet, that assurance will certainly be a comfort for residents in those
communities that have been cut off due to road damage in the past.
As we say goodbye to 2021 and wait to welcome 2022, I must say it was
the right decision to move forward with Builders Jamaica magazine this
year. As the first magazine of its kind in the Caribbean, we’re proud to
have featured some of the most innovative, forward-thinking, and creative
movers and shakers in the industry, along with their groundbreaking
projects. We look forward to bringing you more of the same in the year,
even as we look for ways to take your reading experience to the next level.
Thank you for your continued support and constructive feedback. Happy
holidays!
Kind Regards,
6
Castelle Barnes
Editor-in-Chief
Builders Jamaica
castelle@buildersjamaica.com

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OPINIONS
The Role of The Board in Real Estate
Development
By Real Estate Board
There is some amount of misunderstanding in the
public domain about the role and functions of the
Real Estate Board, most prominently seen in the
areas of complaint presented to it.
To clarify, the overarching mandate of the Board, in
relation to real estate developments, is to protect the
purchaser’s monies. Conversely, it is not the role of
the Board to ensure that purchasers receive promised
high-end finishes. It is not even the role of the Board
to see to the quality of what may be considered basic
structural elements such as tiles, cabinetry and closets,
roofing, or drainage/water mitigation provisions.
So the question therefore is what do inspectors look
for in carrying out their duties, if not to see to these
structural amenities? Essentially, inspectors ensure that
purchasers receive more tangible, big-picture items
contractually agreed in the prepayment contract or the
approved building plan. These include: the number of
rooms and bathrooms, recreational areas/amenities
such as pools, tennis courts, club house, etc. However,
the Board is not responsible for the state of these,
such as the size of the pool. It therefore means that
the mere provision or inclusion of the agreed amenity
would mean that it has met the Board’s requirement.
Typically, purchasers have a six-month period to
report defects to the developer for the appropriate
remedial action to be taken. Additionally, there
are different agencies or bodies, both private and
public, with responsibility for specific elements
such as plumbing, electrical, roads, sewer, solid
waste management, building codes, etc. Again,
these are not the purview of the Real Estate Board.
It is also important to note that the Board does not
approve the size and nature of developments. This is
the prerogative of the relevant municipal corporation,
formally known as the Parish Council. As stipulated under
the Real Estate (Dealers and Developers) Act, the Board
approves persons to be developers. The term ‘developer’
is defined as one who carries out developments/
improvements on land and applies to developments
in excess of five lots /units or developments of five or
less units/lot being done within a 24-month period on
a continuous basis, for the purpose of disposal. The
Board is required to give approval for developments to
be advertised for sale, to determine if a developer can
enter into a sale, accept purchaser’s deposits, and to
monitor and guide the developer when he/she intends
to use purchasers’ money as part of scheme financing.
After the granting of the approval to be a real estate
developer, the Board ensures that he/she complies with
a number of key deliverables. Upon collecting deposits
and/or payments prior to the development scheme
being completed, these funds are to be held in a trust
account with an authorised financial institution and are
only to be utilised in accordance with the appropriate
legislation, namely: payment of transfer tax, stamp
duty, reimbursement of building/construction works
already done, or materials already supplied based on
certificates issued by the quantity surveyor, architect
12

OPINIONS
or any other professional acceptable to the Board.
If purchasers’ funds are utilised in the development
scheme, the developer is required to lodge a charge
(also known as a mortgage) on the title in favour
of the Board, to protect the purchasers’ payments/
deposits. The developer must also forward copies
of all prepayment contracts executed to the
Board and a report on the opening, lodgements
into, and withdrawal from the trust account.
The developer is also obligated, and therefore monitored,
to ensure that he/she advertises in compliance with the
Act, by providing all relevant information to prospective
purchasers prior to completion. Advertisement of
development schemes should include:
1. The total floor area of each type of building unit in
the scheme
2. The sale price of each type of building unit
3. The precise location of the land and its
physical features
4. The estimated time of completion of the scheme;
5. Whether contracts for purchase of units in the
scheme include an escalation clause;
6. When and from whom approvals for the scheme
were obtained;
7. When and where the plans, drawings and
specifications may be inspected
13. Proposed by-laws in the strata development
14. Estimated projected annual maintenance budget of
the strata development.
(The last four should be provided in writing to the
purchaser.)
It should also be borne in mind that a developer's
registration is renewed annually as long as he/she is still
in the business of development of land during that year.
Developers are also required to adhere to the Code of
Ethics prescribed in the law, as it relates to their professional
conduct, maintaining their office, avoiding conflicts
of interest, and claims to professional competence.
Where there are instances of breaches of any of the
matters specified above, the Board may take appropriate
action, whether through the courts, by conducting an
enquiry, declaring the development scheme failed,
and enforcing its charge over the development
scheme, or any other appropriate means to address
these issues after the conclusion of its investigations.
Prospective purchasers should seek legal advice prior to
the execution of a prepayment contract to ensure the
terms and conditions are fully understood. The terms
specified in these contracts or any breaches of such
contract may require the intervention of the court to
vary or enforce such conditions. In carrying out their due
diligence, purchasers should ensure that the real estate
developer and the development are registered with
the Board and the developer is allowed to enter into
prepayment contracts for the scheme in which they want
to invest.
8. The composition of the walls, flooring and roof
of each building
9. The name and address of the developer of the
scheme
10. The registration number of the Developer
11. List of common facilities to be provided for
the proposed strata development
12. Estimated maintenance cost each purchaser would
be required to pay, based on unit entitlement in the
strata development
Real Estate Board
www.reb.gov.jm
13

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lead story
Modern Amenities
What to include in your
next build
16
To say that a home is a safe haven is certainly a
gross understatement, especially in a world rocked
by the COVID-19 pandemic. Life as we knew
it became more uncertain, but we took comfort in
knowing that our homes provided a sense of protection.
We also quickly discovered how multifunctional our
homes were when we transformed them into our
offices, classrooms, gyms, bars, and beauty salons.
As we look forward to a post-COVID era, we will never
forget the many lessons learnt from staying at home.
Some of the lessons have not been lost on builders
and developers. These creative minds and engineering
experts will lead the way in constructing homes that reflect
the ‘new normal’ along with the latest technological
advancements in home design and construction.
Let’s take a look at some of the modern amenities
that will become more popular in the near future:
Home Office
This is a no-brainer. Company executives and
employees have embraced the concept of working
from home—so much so that some companies are
considering the possibility of maintaining it after the
pandemic. It’s only right that builders and developers
construct more dedicated office spaces from now on.
Alternatively, homes without a spare room to function
as an office will come with intentionally constructed and
convertible workspaces in bedrooms and other areas.
Smart Home Technologies
We can expect an increase in the popularity of voice and
motion recognition features that reduce contact with
surfaces such as doorknobs, light switches, and water
faucets. We should also be on the lookout for keyless entry
solutions which spare us the hassle of manually opening
the door for guests. In addition, more homeowners
will use smartphones to adjust alarm systems, security
cameras, home entertainment centres, and appliances.
Backyard Space
Some of us reconnected with nature during the early
days of the pandemic. As a result, we have a newfound
appreciation for the outdoors, even if our individual
spaces are small. People will devote more time to

lead story
gardening, reading, and other relaxing
activities in this space. They also value
the opportunity to entertain a few
friends and family members in a wellventilated
area.
Spa Bathrooms
People value a bathroom that allows
them to unwind after a busy day.
They’ve also embraced the concept
of self-care now more than ever.
They can indulge in this practice if
they have a spa bathroom. These
types are elegant sanctuaries that are
usually equipped with features such
as curbless steam showers, towel
warmers, deep soaking tubs, chic
lighting, music, and steam settings.
Gyms
This modern amenity is a must, as more
people are becoming health conscious.
Homeowners will enjoy the convenience
of the gym being a stone’s throw away,
whether they work from home or not.
They’ll become regulars once the gym is
kept clean and is outfitted with digitally
programmed equipment, and perhaps a
virtual reality cycle studio, steam room,
and a sauna. Additionally, they’ll enjoy
the guidance provided by competent
and professional fitness instructors.
Rooftop Terraces
People want the option of having such
a space that allows them to make
conference calls, play tennis, host
small gatherings, or take a dip in the
pool while enjoying the view of their
surroundings. This trend shows no signs
of slowing down as people appreciate
them for their sleek designs and as
another option for outdoor activities.
Movie Theatre
Modern homes take escapism to
another level with this amenity. Here,
families, couples and individuals can
17

lead story
enjoy the cinematic experience without leaving the
comfort of their homes. They may want sconce lights,
red-velvet walls, dimmers, and tiered seating. They may
also request a soundproof room.
Large Kitchens
For some residents, their dream homes aren’t complete
without a large kitchen. Many of us bought items in bulk
at the beginning of the pandemic so we can expect to see
more kitchens with more pantry and storage space. Also,
expect more kitchens to be equipped with special features
such as double-dishwashers and warming drawers.
Daycare Services
This is a big draw for people with small children.
They’ll have peace of mind knowing that their children
are in safe hands while they work or run errands.
People who work from home can use the quiet time
to be productive while those heading to the office will
spend less time in traffic on their way home.
Elevators and Lifts
feature. It’s truly a necessity in our modern world.
Game Room and Lounge
Want to increase resident satisfaction? A game room and
lounge just might do the trick! People want a place to play
pool and watch the game with other residents or close
friends. It could also be an option for hanging out when the
rooftop terrace is full or when there’s inclement weather.
In-building Retailers and Services
Also on the rise are the number of complexes that have
added retailers and services such as coffee shops, hair
salons, and convenience stores on the ground floor.
They are perfect for parents and other people on the
go. Moreover, they will serve as additional reminders
to residents that they live in comfort and luxury.
It’s exciting to imagine the home enhancements that will
come to fruition in the near future. In the meantime, we
can keep this list on our radar as we forge further into
the 21st century.
This goes without saying. Senior citizens, disabled
persons and others will enjoy the convenience of this
18

COVER STORY
10 Sunset by Leading Edge Construction
Redefining a
Community
Constant Spring Gardens
if you were to poll residents of Kingston and St. Andrew
about the most desirable places to live in the city, chances
are their responses would heavily favour traditionally soughtafter
areas like Barbican and Liguanea in Kingston 6, Cherry
Gardens and Norbrook in Kingston 9, and perhaps Stony
Hill in Kingston 9. It is unlikely that you would hear many
responses for Constant Spring Gardens in Kingston 10 vicinity.
However, it is currently one of the fastest growing communities
in the city. There has been a proliferation of apartment
complex developments in the area over the past seven years,
particularly since 2017. Developers believe the community
is set to become the new hotspot for middle-income young
professionals and their families within the next five to 10 years.
20
Situated just west of Constant Spring Road, east of Red Hills
Road, and north of Dunrobin Avenue, Constant Spring Gardens
is a convenient, central location that offers ease of access
to many of the things that make city living attractive, such as
shopping, dining, and entertainment. With all these factors
working in its favour, the area should have already been highly
sought after as a choice place to live, but that was not the
case. Instead, it featured a steadily ageing population living
in single family homes, many of which were decades past
their prime. A community that looks like it’s on its last legs is
not an attractive prospect for buyers, especially the younger
clientele, but developers spotted the diamond in the rough:
the homes were run-down, but the lots were huge, which
provided them opportunities to reimagine the possibilities.

COVER STORY
By their account, LLR Holding Company was the first
developer to recognise that Constant Spring Gardens
was still prime real estate seven years ago. It rivalled
another popular area, Havendale, in terms of lot sizes
and affordability, and it was also easier to get approvals
for apartment developments there at the time.
Constant Spring Gardens had 30 habitable rooms per
acre in terms of density, and with their first complex,
The Rochester, located at 9 Rochester Avenue, they
increased it to 50 rooms per acre. They also believe
100 rooms per acre isn’t far off. Their second complex,
The Triangle, is located at 26A Merrivale Avenue, with
their third under construction immediately beside it at
lot 26. The company will also soon return to Rochester
Avenue for their fourth development. LLR created
several firsts in the area: The Rochester was the first
multi-storey housing development in the community
and the first housing development in Kingston to
incorporate a PBX system into an apartment complex.
Another developer quickly redefining the community
is Leading Edge Construction. They first moved
into the Sunset Drive area of Constant Spring
Gardens in 2017 with Elizabeth Manor, a stately
nine-unit complex on Elizabeth Avenue. The second
complex is Burch Cliff, located on Sunset Drive,
which was constructed in 2019. The third, Leads
Estate, is located on the adjacent Lounsbury Avenue.
“Constant Spring Gardens is shaping
up to be the place of choice to live
really soon. Other people were running
to Barbican, but I chose this area
because Barbican is very congested.”
Leading Edge’s principal touts the central location and
close proximity to amenities as factors that drew him to
the community and led to his continued investment in
its redevelopment. “Constant Spring Gardens is shaping
up to be the place of choice to live really soon. Other
people were running to Barbican, but I chose this area
because Barbican is very congested,” he said. “We see it
as a potential hotspot. It's going to soon have a desirable
look, which will increase the value of the community.”
21

COVER STORY
Helios by Echelon 44
Happy Grove Palms Developers
22

COVER STORY
Sunset Cove by Walker Sharpe Ltd
XKR Design Consultants, the designers behind
the much-talked-about Echelon Residences on
Upper Waterloo Road, are also excited about the
prospects for not only Constant Spring Gardens but
the whole Kingston 10 area. This particular region
has traditionally been seen as commercial, but the
face of the area is rapidly changing to a mixed zone
now that the government has given the go-ahead for
the construction of high-rise and mid-rise residential
developments in various belts throughout. They
believe that the persistent demand for housing in the
city means areas like Constant Spring Gardens will
become more sought after. Elevating the design of
its home offerings brings value to the community and
provides attractive prospects for many middle-income
earners who wouldn’t be able to buy in the more
traditional areas, but still want somewhere nice to live.
XLR’s first project in Constant Spring Gardens,
currently under construction on Sunset Drive,
is Helios, a three-storey, nine-unit apartment
complex. Another complex in the vicinity of
Lindsay Crescent will begin construction soon,
with a third planned for an area off Red Hills Road.
“For areas like this, development is a good thing.
A lot of these properties have been derelict for
the last 20 years, so the land value wasn’t great
and people generally didn’t want to live there,”
said XLR’s director. “When a developer comes in
and buys one house and creates a small apartment
complex or a set of townhouses, people look at the
area differently. If you go on Sunset Drive right now,
it feels like opportunity, a breath of fresh air, new
energy. You can tell that a lot of young people are
going to move into the area now. We’ve created a
lot of new opportunities for living and working and
that's a window into what Kingston is going to look
like when this wave of new development has passed.”
23

www.wiseconstructiongroup.com | info@wiseconstructiongroup.com

Industry news
Photo: Design Collaborative Limited
The New Jamaica Houses of
Parliament comes to Heroes Park
26
Since Jamaica’s Independence in 1962, its seat of
democracy, the Houses of Parliament (HOP) have been
hosted at the George William Gordon House. Though
meant to be a temporary arrangement, Jamaica’s upper
and lower houses continue to meet at its Duke Street,
Downtown Kingston home. Now, some 59 years later, the
new Houses of Parliament is set to be constructed in the
National Heroes Park. This modern, purpose-built building
will serve not only to improve the effectiveness of Parliament
but to establish itself as an iconic symbol of a Government
for the People of Jamaica in the heart of its capital city.
The Urban Development Corporation (UDC) has the
privilege to lead as project managers on behalf of the
Ministry of Economic Growth and Job Creation, aiding with
the planning and development of this project of national
importance. Known for spearheading and executing largescale
developmental ventures in its designated areas, the
UDC has taken the HOP project through all the preliminary
design elements, public consultations and is now at the prequalification
stage. This process, which is open until January
3, 2022, has invited suitably qualified firms to prequalify
for the construction of the Houses of Parliament Building.
Set to be built on approximately 10.79 acres of the 50-acre
Park, the project is divided into two main components,
namely, the construction of the Parliament Building and the
rehabilitation of the green spaces in the Park. The benefits
of green spaces to the mental and physical health and
wellness of the public are well established. It is envisioned
that the enhancement of National Heroes Park, will see
a safe, family-friendly park in the Downtown Kingston
community. This project is also expected to have a catalytic
effect on the surrounding areas, resulting in an economic
boost, encouraging the re-development of Downtown.
As part of the Corporation’s commitment to public
engagement and participation in the process, a National
Architectural Design Competition was launched by the UDC
on May 17, 2018. Design Collaborative Limited emerged
as the winner after a public vote. This was announced by
the Most Honourable Prime Minister, Andrew Holness on
March 27, 2019. The winning design ‘Out of Many, One
People’ was conceptualized by the architectural firm Design
Collaborative Limited, which is led by Architect Evan Williams.
The key elements of the HOP design are its sustainability
features. It is designed to be constructed shadowing
the U.S. Green Building Council - Leadership in Energy
and Environmental Design (LEED) Gold Certification.
The sustainable goals for the project were to create a
high-performance product that is informed by Jamaica’s
unique climate and place, is responsive to the local
ecology, and promotes the health and well-being of its
visitors and occupants.
There is little doubt that Jamaicans stand to benefit
greatly from this improved home of public representation.
There is something to be said, too, of the People’s
House located in the People’s Square, standing in the
company of Jamaica’s National Heroes. The history
and national significance of such landmarks marrying
in the capital city of the most iconic Caribbean country
is something that all Jamaicans should look forward to.

Industry news
Photo: Yhomo Hutchinson
NHT to spend 57.7B to build 8500 units
The National Housing Trust (NHT) plans to build 8,513
housing solutions and complete 7,043 units to the tune
of $57.7 billion in 2022 .
The sum, which is the largest programmed expenditure
in NHT’s history, will facilitate the speedy construction of
quality and affordable homes .
NHT contributors can look forward to the commencement of
construction on units in areas such as Albion, St. Thomas and
Point, Hanover under the Guaranteed Purchase Programme,
as well as solutions at Fontabelle, Westmoreland;
Rasta City, Kingston; and Mount Nelson, Manchester.
They will also be invited to apply for housing solutions that are
scheduled to be completed next year. These include Colbeck
Castle Phases One and Two, St. Catherine; Friendship
Phase One, St. Elizabeth; and Perth Phase Two, Manchester.
In 2021, the NHT completed a number of units such as
Hummingbird Meadows 1, Clarendon; Industry Manor,
Hanover; Linvale Housing Development, St. Ann;
and The Estuary Phase Two in St. James.
Other Initiatives
With this planned level of capital expenditure, the NHT
will facilitate the disbursement of 12,083 mortgage
loans under different programmes, including build-onown-land,
construction, open market, joint mortgage
finance, and house lot loans.
The Trust will continue to provide special subsidies and
grants amounting to $1.6 billion. This sum will be used
to fund community renewal projects and mortgage
subsidies that allow contributors in lower-income bands
to have better access to benefits.
Qualification Requirements
Individuals seeking a loan from NHT must meet the following
criteria:
- Be a current NHT contributor. Contributors with disabilities
must be registered with the Jamaica Council for Persons
with Disabilities (JCPD).
- Have made at least 52 weekly contributions of which
13 must have been made in the last 26 weeks just before
the date of the application. However, overseas voluntary
contributors must have paid 104 weeks (2 years) of
contributions, of which 52 weeks (1 year) must be paid in the
period leading up to the date of application.
- Have paid up, with interest, any outstanding contributions
due if you are not a voluntary contributor.
- Be between the ages 18 and 70.
- Be earning an income that allows you to repay the loan.
Interested persons may contact:
National Housing Trust
4 Park Boulevard, Kingston 5
Telephone: (876) 929-6500 – 9 or (876) 960-4013-23
Email: wecare@nht.gov.jm
Website: https://www.nht.gov.jm/
Sources: Jamaica Information Service https://jis.gov.jm/
National Housing Trust https://www.nht.gov.jm/
27

28

PROFESSIONS
Architects 30
Land Surveyors 32
Landscaping 36
Construction & Contractors 38

ARCHITECTS
PLEXUS
ARCHITECTS
30
Photos: PLEXUS
New Kingston Business Centre

ARCHITECTS
By definition, a plexus is a network of interlacing blood vessels or nerves; or,
more architecture-related, an interwoven combination of parts or elements in
a structure or system. Bryan Morris, founder and principal architect of Plexus
Architects & Planners Limited, chose this name for his firm to highlight the intricacy
of the work they do. “There is a complexity of skills that need to be translated into
creating a building,” he said. “It's the art of a science. We're managing several
different elements and different consultants who are involved in the process.”
Morris has been a part of this plexus since he discovered a knack for technical
drawing at 18. He had initially wanted to be a pilot, but gave up that dream to
follow his uncle into the field of architecture. He graduated from the College of
Arts, Science, and Technology (now the University of Technology, Jamaica) in 1981,
then headed to Howard University to complete his professional BArch. Degree.
Upon graduation in 1984, he worked in the United States for three years before returning
home. He was mentored by Evan Williams of Design Collaborative. There he cut his teeth
on numerous hotel projects, including Sandals Negril, Grand Lido, and Sandals Montego
Bay before deciding to forge his own path in 1993. Plexus was registered in 1994.
Since the company’s establishment, Morris and his team of professionals have led or
participated in the creation of numerous hotels and resorts, commercial structures, and
residential housing developments, always with the aim of creating structures that are
‘architectural statements of excellence.’ Indeed, many of their projects are well-known
and have become landmarks. These include the Boulevard Super Centre, which was
transformed from an old cigar factory in 2002; 13 West at West Kings House Road,
where the Plexus office is located; Barbican Business Centre, Texaco Mary Brown’s
Corner, 80 LMR and Musgrave Suites on Lady Musgrave Road, The Mall & Village
Plaza, Forest Ridge Apartments & Condos, the Ministry of Justice, and more recent
projects like The Lofts and the renovation of the New Kingston Business Centre.
“When we take on developments that will impact
communities and the environment, we take
into consideration all the varying aspects of it,
from existing conditions to the impact on social
needs.”
Throughout the years, Plexus has also been driven by ‘the responsibility to mould social
patterns and behaviour and to incorporate and cultivate a high level of sensitivity to the
environment’ within their design solutions. “When we take on developments that will
impact communities and the environment, we take into consideration all the varying
aspects of it, from existing conditions to the impact on social needs,” said Morris. “How
are we going to uplift the community? What will we do as inspiration or aspiration for
these communities? We look at the different influences inside and opportunities for
these communities. We study the sites very carefully, study the orientation, think about
use of colour as an aspirational or motivational characteristic. If you look back at some
of the buildings we have done, you’ll see how some of those aspects come into play.”
To illustrate, he explained how the projects on Lady Musgrave Road fit into a broader vision
for the surrounding community. “Where 80 LMR is now was just an old house, but what
we wanted to do was create a pedestrian thoroughfare along this whole corridor, kind of
like a hip strip, where people can walk from beginning to end and have dining options,
31

usiness complexes, and so on. What's
happening in the immediate environs is
a huge proliferation of apartments from
Braemar Avenue going into Hopefield
Avenue. The community is emerging
and it needs the support of all the other
amenities within a pedestrian's walk. We
have been responding to those needs.”
He continued, “Even more recently, we
did the New Kingston Shopping Centre
and transformed it to revitalize or inject
new energy into the space, which was
dying. In fact, it was deceased. The
site where the Ministry of Justice is
now located was a dump, falling apart.
Looking at it now is like night and day.”
One of the reasons Plexus has been
able to bring new energy into a space
with its developments is the freshness
of their aesthetics. “We try to stay
right on that cutting edge of being
contemporary/modern and responding to
the demographics, which are changing,”
said Morris. “It's a new paradigm in
how we live, how we behave, how
we function, and the efficiency of the
building. We have been responsive and
I have allowed my young, dynamic team
to be part of that journey of expression.”
Plexus is also one of the first firms in
Jamaica to use the Autodesk Revit
building information modelling software.
“We're moving closer and closer to
going on the platform and employing
the project management aspect of
it. We're trying to utilize it for project
management in-house and outside to
strengthen productivity. It has worked
well for us. It takes a little bit more time,
but the net effect is greater. We’ve also
invested a lot of money into quality
hardware and continued training of staff.”
Morris understands that there’s still a
place for more traditional or historic
architecture, but believes that even within
those styles, there has to be space for
‘translation’ in terms of the efficiency and
the use of materials, being responsive
to orientation in terms of air, light, and
energy, and going as green as possible,
New Kingston Business Centre

Ministry of Justice (MOJ)
incorporating more landscape into limited spaces. This
is especially important as the scarcity of land space in
the city means new developments are going vertical.
He added, “As much as some people are opposed
to going vertical, it's the only way to gain revenue
per square foot per capita in a city environment. We
understand that what a city needs to sustain itself is tax
dollars. We're not trying to put high rises everywhere,
but you have to understand how a city survives.”
Looking to the future, the Plexus team is heading into
2022 with several projects in the pipeline. The biggest
one will be the Morant Bay Urban Centre, which will
replace the old Goodyear Factory in St. Thomas that
has sat idle for more than 20 years. The centre will be
a one-stop shop for residents with a combination of
essential government services and additional private
sector services. It’s expected to create some 3,000
jobs upon completion and spur desperately needed
growth in the parish, which has often been described
as ‘forgotten.’ “The goal is to create a destination and
an attraction for not just locals but visitors from far
and wide,” said Morris. “We are continuing to live our
mission through this project where our ‘architecture
defines the present and shapes the future’.”
76 Red Hills Rd (76RHR)

Land surveyors
Thwaites Surveying
Photos: Timothy Thwaites
In late 2012, having received his commission to practice
as a land surveyor in Jamaica, Timothy Thwaites
opened the door of Thwaites Surveying, a practice
aimed at delivering ‘traditional’ surveying services while
seeking to satisfy niches in the less serviced areas of the
discipline, particularly the marine and aerial environments.
Timothy read for a bachelor’s degree at the University
of Toronto in Urban, Social & Economic Geography
and Geographic Information Systems (GIS), which he
followed up with a master’s degree in surveying from
the University College London. Loaded with theory, his
journey in practical application began in 2007 when
he returned to Jamaica and began his apprenticeship.
This period of honing the principles and practices of
surveying in the Jamaican context, which included
copious amounts of continued reading, mastering
equipment and software, countless field hours, and
incalculable kilometres driven, culminated in a successful
sitting of the Land Surveyors Board examination in 2011.
Thwaites Surveying set off into the depths of the built
environment and navigated predictable early challenges
with faithful support from family, clients, and colleagues.
After a few years of steady development, interspersed
with several leaps of faith, the firm is proving itself through
a growing catalogue of successfully executed projects.
Surveying can seem like a mystic art, with technology
driving rapid advancements in numerous sub-disciplines.
Spatial data acquisition has been democratised and
is now rapid, user-friendly, and accessible. Opinions
are divided as to whether this is a blessing or a curse;
however, Thwaites Surveying has treated it as an
opportunity. “Everybody fancies themselves a surveyor,
until it’s real surveying time,” quipped Thwaites.
Collecting, managing, integrating, and ensuring quality
in the increasingly large and diverse datasets required
in our modern construction and engineering industries
has been one of Thwaites Surveying’s hallmarks.
34

Land surveyors
of complex installations. There was no longer
much tolerance left. This created an extremely
high pressure environment that was sustained
by an intricate series of redundancies, checks,
and reporting protocols. Thwaites recalls days
with everyone lying on the ground watching
cranes lower huge generators onto bolts long
set, levelled, and cast in concrete. Things were
either going to fit, or they weren’t. To Thwaites
Surveying’s credit, they always fit.
Surveyors rarely sit still; their magic happens in the field. Realizing
just how truly transferrable of a skill surveying is, Thwaites
Surveying didn’t limit its fields to Jamaica, and has successfully
executed data collection exercises across the Caribbean region.
Surveying provides you with more interesting
experiences and tales than a pirate on the open sea,
but there are always those few projects that challenge
you and push your skillset so significantly that they
readily come to mind.
One such was the construction of the 190MW Project Renaissance power
plant at Old Harbour Bay, St. Catherine. Having successfully worked
alongside Berkel & Company Contractors setting piles at Jamaica Grain
& Cereals (Seprod), they invited Thwaites Surveying to provide services
in setting out, monitoring, and controlling approximately 1,000 piles at
the plant. The task required long, frenetic hours, with high risk and tight
tolerances. During that four-month exercise, several survey crews cycled
through the project gates for the main contractor, TSK; however, Thwaites
Surveying’s rigid systems and workflows set them apart and led to them
being asked by TSK to join up upon completion of the piling contract.
With foundations out of the way, the civil and mechanical components of
the project introduced the added constraints of extensive prefabrication
Another high risk and technically demanding
survey was the hybrid topographic data
collection of the Effluent Holding Pond (EHP)
at the Windalco Ewarton Bauxite Works. The
EHP holds storm water runoff and effluent
from the operations, and its capacity has
reduced over time from the accretion of
sediment. Its caustic nature meant that
the EHP was alkaline, with a high pH level
regularly above 12. On top of the hazardous
environment, sections of the pond were
submerged, others exposed but inaccessible,
and the banks and verges completely
exposed. This required Thwaites to deploy
an array of instrumentation, including
bathymetric echosounder, RTK GNSS, and
drones to safely and successfully collect data
in the varying environments. The sweltering
and stifling environment was difficult on both
personnel and equipment, wearing away at
faculties and metals. With careful capture,
processing, and manipulation of the data, the
client was provided with a seamless dataset.
Thwaites Surveying’s ethos is to be
uncompromising with quality, but to harness
the skills, systems, and technology to be able
to deliver quality in the most efficient and
dynamic ways possible. Thwaites believes
in service, and has lectured modules at the
University of Technology, Jamaica; presents at
CPD seminars; represents the Land Surveyor’s
Association of Jamaica (LSAJ) in numerous
public and private forums; and has sat on
its Council all but one year since 2013—a
sabbatical which was taken when onboarding
his protégé Nicholas Weller, himself now
proudly qualified to receive his commission.
Many of the services currently being offered
by Thwaites Surveying didn’t exist 10 years
ago, and they intend to continue to evolve
their services, while staying true to the ‘first
principles’ which ensure that their data can
guide quality development for years to come.
guide quality development for years to come.
35

Landscaping
The Role of
Landscaping
in Property
Development
landscape architect’s handiwork on viewing
days and when they move in. Most people
will agree that landscaping adds enchantment
and sophistication to a property. A landscape
architect who has mastered softscaping
and hardscaping will present a masterpiece
where flowers, trees, and grass complement
water fountains, gazebos, and tiny waterfalls.
Additionally, for some potential occupants, a
beautifully landscaped exterior may give your
property the edge over another. They are also
appreciative of fruit trees or any other plants
that provide seasonal food.
It Encourages Residents to Enjoy the Outdoors
Nature has a way of promoting calm and peace.
With landscaping, residents can enjoy a space that
allows them to relax. They will go for walks and
If real estate was a stage then single-family homes, apartments,
townhouses and other residential buildings would be the
stars. However, what’s a show without supporting characters
who help to bring the plot to life? In the case of housing
developments, buildings rely on supporting roles such as
landscaping to enhance the presentation.
While landscaping is sometimes completed towards the end
of construction, it shouldn’t be an afterthought. After all, the
landscaper’s handiwork is one of the first things potential
proprietors see before entering the building. It would be
remiss of developers to skip such a crucial step that allows
them to make a good and lasting impression on potential
residents. Let’s explore how landscaping makes a world of
a difference for you and your proprietors:
36
It Can Save You Time and Money
Do you want to get everything right the first time? Then you
should consider hiring a landscape architect from the get-go.
They will assess your ideas for the property before construction
starts and will share their professional opinion regarding the
feasibility of your vision. For instance, they can tell you which
way your building should face to get plenty of natural light.
In addition, a landscape architect will be able to identify the
plants that are best for the soil and climate. They will also
suggest some low-maintenance plants if that’s your preference,
and help you to devise a modern drip irrigation system that
waters plants directly at the roots so that you can conserve water.
It Enhances the Aesthetics
We may be stating the obvious, but it should be reiterated:
people appreciate beauty and art. They take note of a
read or enjoy drinks on their balconies with the
garden as a backdrop. As a bonus, water features
such as a pond or water fountains are perfect for
sightseeing as they produce soothing sounds
and host beautiful and exotic flora and fauna.
Furthermore, a simple grass lawn produces way less
heat than asphalt or cement. Cooler temperatures
along with a well-managed landscaped area
will encourage residents to socialize with each
other while they enjoy the lawn. In the long term,
frequent interaction among residents will allow
them to develop a stronger sense of community.
It Increases Your Property Value
Landscaping is not just a luxury—it
creates value for the project, its owners,
and occupants. The attractiveness of a

Landscaping
Here’s another interesting fact: trees can provide shade on
sunny days and block harsh winds. They also work well as
partitions in between units and can abate some of the noise
from surrounding areas. In addition, they can significantly
reduce soil erosion if your land is prone to that problem.
Landscaping also plays a role in ecology by conserving
wildlife habitats. We’ll spare you an in-depth science
lesson, but understand that bees, for example, rely on
flowers to make honey. This goes to show that we’re more
connected and dependent on nature than we imagine.
It Adds Character and Charm
Water features such as fountains can transform a boring
landscaped yard into a one-of-a-kind oasis. What’s
more, they require very little maintenance and don’t
consume a lot of water thanks to their circulating pumps.
well-planned landscape is a unique selling point
for the property, thereby increasing its value.
The landscaped yard will be the first thing a buyer sees
on arrival. Therefore, it needs to be a point of elegance,
beauty, and serenity. Choose brightly coloured flowers,
eye-catching shrubs, nicely paved walkways, and appealing
water features to increase your property’s market value.
It’s an investment that’s sure to yield favourable returns.
It Helps to Sustain the Environment
Some of your occupants may be environmentally
conscious, so a landscaped area is a move in the
right direction. They understand that plants help
to improve air quality by capturing dust and smoke
particles, removing carbon dioxide, and producing
oxygen. Plants can also help to filter out the water that
makes its way to the official sources of potable water.
You can also consider permeable paving for the
pathways in the gardens. Not only does it add flair
to the property, but it also handles water runoffs and
encourages the recharge of groundwater deposits.
Flowers, shrubs, and other plants also play a role
in adding character and charm to your property.
Opt for bird of paradise, hibiscus, fireball lilies,
or any other that gets the conversation going,
as long as your landscape architect approves.
The role of landscaping extends beyond beautification.
It provides a basis for well-being, promotes the
efficient use of space, sustains the environment, and
contributes to the maintenance and management of a
property and its community. Hire a landscape architect
at the planning phase so that you can make proper
use of the land while boosting the property value.
37

CONSTRUCTION & CONTRACTORS
Tackling the Invisible Costs of
a Development
38
Ignoranceisn’t always bliss, especially when it comes to
property development. While real estate development can
be an excellent way to build wealth, things can make a turn
for the worse if you aren’t equipped with the right information.
Developing a property is a serious commitment, and
unfortunately, some property developers end up with
a lot of debt as they didn’t do their due diligence when
starting out. Perhaps they were prepared to handle obvious
expenses such as furnishings, maintenance, and repairs,
but what about the unforeseen costs? Don’t let the same
fate befall you if you’re new to real estate development.
Learn more about some of the hidden costs associated with
property development as well as the costly mistakes below:
Utility Connection Fees
Unfortunately, electricity and water installation is
an afterthought for some new developers. Without
these and other utilities, you won’t get very far
with your development. You’ll have to pay for the
connection fees even before breaking ground.
Shardon Haye, Chartered Quantity Surveyor and
Managing Director at CPM Consultants Ltd. points out
that while other developers may be aware of this, they
may make the assumption that they won’t have to concern
themselves with utility connections if they’re working
in an existing residential community that already has
power and water supply. He explained, “For example,
some developers who plan to build townhouses may
purchase a lot in an existing residential community with
strictly single-unit homes, not realizing that the existing
power and water supply is insufficient for townhouses.”
He continued, “An inexperienced developer may not
know that the existing residential community only
has a one or two-inch water line which is too small for
townhouse developments. This becomes a greater
problem if they’re considering a commercial structure
such as an office building as the demand for drinking
and running water and fire safety measures is significantly
increased. They’ll now have to ask the National Water
Commission to upgrade to a larger capacity line- a request
that can’t be fulfilled unless the developer upgrades
the infrastructure downstream while NWC will upgrade
their pumps and line. This will attract an impact fee.”
Haye added that similarly, the Jamaica Public Service (JPS)
will have to install a transformer to meet the demands

CONSTRUCTION & CONTRACTORS
become more costly without it. If a design error requires adjustments
at the tail end, it will be expensive and time-consuming to correct.
Overlooking the Soil Condition
Another error that some new developers make is forgetting to assess the
soil. Xavier Osborne from XKR Design Consultants Ltd. posited, “A lot
may appear to be attractive but it may have fault lines and shale-like rocks.
This type of soil can slow down piling by a significant margin, resulting in
two to three months of foundation work, and we know that time is money.”
Loam and soils with a variety of rocks such as limestones and sandstones
are far better alternatives as they’re suitable for supporting residential
and commercial buildings due to their high bearing capacities.
Fees for Government and Agencies
of the new infrastructure. To avoid this
unexpected expense, he advises aspiring
property developers to speak with all service
providers before beginning construction.
Parish Council Fees
The Parish Council also needs its cut as
they’ll have to maintain the road leading to
the property after completion. Haye advised
that developers should be prepared to pay
Parish Council the equivalent of two years’
maintenance cost. While the property
tax slowly trickles into the Parish Council,
they’ll use the maintenance fees to quickly
address problems pertaining to the roads
and other infrastructure when they arise.
Not Hiring Consultants at the Beginning
Some property developers don’t take into
account the amount of money they can
save when they consult experts during the
planning stage. It would be in their best
interests to speak with professionals such as
architects, electrical engineers, surveyors,
structural engineers, and landscapers. It
will be worthwhile to fork out the bucks for
experts who will assist with feasibility studies,
construction audits, cost planning, and risk
management. Their input is invaluable from
beginning to completion, and things can
Osborne also cautions aspiring developers to be prepared to
pay government fees. He stated, “The Government will adjust its
regulation fees from time to time, sometimes without much notice.”
He further noted that developers will have to set aside money to
pay government-owned entities such as the National Environment
and Planning Agency (NEPA) for fees pertaining to sewage
management. In addition, developers will have to pay NWC for a
sewage line and sometimes they may not know how far down the
line is, so the cost may vary for this service.
Marketing Expenses
Even if your property is beautiful, it may not sell itself. Some
developers underestimate how expensive marketing and advertising
can be, and as a result, they don’t factor it into their feasibility
budget. They later pay the exorbitant price when they realize
that a huge percentage of the sales goes towards real estate
agent fees, advertising agencies, and marketing consultants. .
Contingency
Lastly, as with most expensive ventures, it’s advisable to factor in
extra cash for other surprise expenses. Real estate development is
a major project with many moving parts; therefore, it’s highly likely
that there will be cost overruns and other challenges along the way.
Property development can be a worthwhile venture once you
invest a lot of time into research and proper planning. Do
your due diligence and take lessons from the best in the field
so that you’ll be equipped to conquer unexpected obstacles.
.
39

CONSTRUCTION & CONTRACTORS
Running A Small Construction Site
A Checklist of Things to Consider
40
Managing a construction site, even a small one, is a
complex job. It involves directing, regulating, and
supervising the building project from start to finish
and requires skills such as planning, coordination, and
multitasking. You also need to be knowledgeable in the
area of occupational health and safety to help ensure the
wellbeing of the people working on or visiting your site. There
are always plenty of moving parts and important things to
keep in mind. The following checklist is a good place to start.
Information and training
• Be sure to work with trained, competent people.
• Ensure all workers are made aware of the risks
associated with the job and how to mitigate them before
work begins on your site. Induction sessions allow you
to inform workers of the health and safety rules and
requirements, and any potential hazards.
Excavations
• If your construction project begins with an excavation,
find out if it is likely to affect the stability of neighbouring
structures or services and take the necessary precautions.
• You should also know the stability of the ground to
help prevent collapses. If that information isn’t known,
ensure that a support system is safely put in place for the
excavation to prevent collapse, or that the ground has
been sloped or battered back to a safe angle.
• Ensure there are barriers or other protection and signage
to prevent people and vehicles falling in.
• Ensure proper inspections are done.
Tools and machinery
• Ensure you have the right tools or machinery for the job.
• Ensure tools and machinery are in good repair and all
safety devices are operating correctly.
• Put measures in place to properly guard dangerous parts,
such as gears, chain drives, and projecting engine shafts
and ensure that the guards are secured and in good repair.
Traffic, vehicles, and the plant
• Conduct pre-start checks and address any issues that are
identified.
• Ensure vehicles are in proper working condition and that
log books and maintenance records are up to date.
• Only assign vehicle operation to people who are trained
to do so and enforce following manufacturer's instructions.
• Provide barriers to separate vehicles and pedestrians as
much as possible and display warning signs.
• Ensure loads are properly secured before transporting
them............
Personal protective equipment (PPE)
• Provide suitable equipment to protect the head, eyes,
hands, and feet of your workers.
• Train workers in the safe use, care, and storage of their
PPE.
• Enforce the correct wearing of PPE by workers and
relevant visitors on the site.
• Provide suitable hearing protection for workers and
enforce it is properly worn in noisy areas.
Amenities and facilities
• Provide access to clean drinking water.
• Provide suitable toilets and handwashing stations.
• Provide wet-weather gear for those who have to work in
rainy conditions.
• Provide a suitable space where workers can have meals
and take shelter.
Access on site
• Ensure that everyone can get to their place of work safely
and work there safely.
• Ensure access routes are cleared and properly signposted.
• Provide suitable edge protection and ensure that holes
are protected with clearly marked and fixed covers to

CONSTRUCTION & CONTRACTORS
prevent falls.
• Keep the site neat and tidy and safely store away
materials, tools, and equipment that are not in use.
• Ensure there is good lighting.
Electricity and other services
• Ensure all necessary services are provided on site before
work begins. Also identify existing services present on site
(e.g. electric cables or gas mains) and take effective steps,
if necessary, to prevent potential harm from them.
• Ensure the power supply is isolated from earth with the
appropriate voltage.
• Ensure electrical extension cords are connected to power
tools using a residual current device (RCD} or isolating
transformer and that cables and leads are protected from
damage.
• Ensure all connections to the system are properly made
and are suitable plugs used.
• Where there are overhead lines, ensure that the electricity
supply has been turned off, or that other precautions have
been taken, such as providing 'goal posts' or taped markers.
Hazardous substances
• Identified all harmful substances and materials, such as
asbestos, lead, solvents, paints, cement, and silica dust to
which workers will be exposed and provide the appropriate
protective clothing and respiratory equipment.
• Ensure that workers have been properly informed and
trained so they know what the risks are from the hazardous
substances used and produced on site, and what they
need to do to avoid those risks.
• If your site requires asbestos removal, ensure that
you bring in suitably trained professionals to handle the
process.
• Arrange health surveillance for employees exposed
to certain hazardous substances.
Emergencies
• Ensure you have proper emergency procedures in place
and educate workers on the necessary steps to take in
these situations.
• Ensure there is an emergency centre on site and that
emergency exits are clearly identified and kept free of
materials and equipment.
• Ensure there is a well-stocked first-aid kit.
Working at height
• Ensure fall protection measures are in place, such as
scaffolding, guardrails, safety nets, and personal fall arrest
systems.
• Ensure workers are familiar with all potential fall hazards
on a job site and that they don’t work in areas where fall
protection systems have yet to be installed.
• Ensure workers aren’t forced to work at height in
dangerous weather conditions that could threaten their
health and safety.
Workloads and fatigue
• Properly plan the work schedule to allow enough time for
completion without the need to rush. Ensure contingency
measures are in place to account for unforeseen delays.
• Schedule reasonable working hours for each member of
your crew. If longer working days are required, stagger start
and finish times or allow longer rest breaks and periods off
work to prevent fatigue, which can lead to accidents.
• Allow workers to take quality rest breaks during their day.
• Schedule tasks properly throughout the work period
(e.g. ensure critical jobs are avoided during the low body
clock period of 3pm to 5pm).
• Ensure workers use only fit-for-purpose machinery and
equipment.
• When work is done for the day
• Ensure that the site is properly secured to prevent
unathorised access.
• Ensure excavations and openings are securely covered
or fenced off.
• Ensure tools, equipment, and relevant materials are
properly stored away and secured.
41

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opportunity for their clients to view their products while
giving the team some insight into each client’s taste and
expectations. For design consultations, the team is able
to conduct a site visit as well as invite clients into the
design studio to select their preferred finishes.
Have you seen the renderings on their IG page?
Just imagine that you could envision your newly
designed kitchen or walk in closet, until your product has
been manufactured and installed.
The OPPEIN Jamaica team thrives in bringing happiness
to the home.
Where there is love and home, there is OPPEIN!

BUILDING SYSTEMS
Lighting 46
Kitchen 48
Safety & Security 52

LIGHTING
Lighting Your Space
46
We sometimes underestimate the
transformative power of proper lighting. At
the flick of a switch, good lighting improves
our moods, sets the ambiance, compliments the
colours used in our decor and helps define spaces.
In some instances, the lighting and fixtures could
even be the pièce de résistance of a room.
Choosing the right lighting for each spot in your
house or apartment requires some thought and
strategising. Each room serves a different purpose
and your lighting choices should reflect that.
Some areas need general or ambient lighting for
illumination, while others require task lighting to
facilitate activities such as reading, art and craft, or
cooking. There are also some spaces that require
accent lighting, which is used to create atmosphere
and add flair. Some areas may require a combination
of two or more.
Not sure where to start? Take a look at the
suggestions below on how to outfit each area with
optimal lighting:
Foyer
Here’s your chance to make a good first impression
as it is the point of entry. Your aim is to create a
warm and welcoming effect that draws you in.
Good lighting in this area also provides a sense of
safety and security. Lighting options such as hanging
pendants, chandeliers, and wall sconces will
get the job done.
Living Room
Residents will create lots of happy memories here
as it is perhaps the most multifunctional area of the
home. They will gather for cozy movie nights, games
nights, small get-togethers, or just to hang out after
work and school. Therefore, the lighting needs to
be versatile. Opt for flexible track lighting which
offers general, task, and accent options. You can
change the lighting scheme at any time by moving,
swiveling, or rotating individual lights. You’ll also
enjoy the added bonus of adjusting beams to
produce the desired pattern or wash of light.
You may also consider adding pendants, which
may be used when the TV is off. On the other
hand, dimmable sconces, track lights, and
molding with uplights are the go-tos for movie nights.
These will create a movie theatre feel without glare or
shadows.
Dining Area
This is where hearty meals meet good conversation. With
proper lighting, you and your family or guests may stick
around the table long after the last morsel is consumed.
To keep the laughter going, install ceiling fixtures, such
as flush-mount or recessed lights .
For a little bit more drama, go for chandeliers that make
a statement, or dimmers. The chandelier will be both
decorative and functional while dimmers are a fantastic way
to add ambiance.
Kitchen
You certainly can’t skimp on good lighting when it comes
to the ‘heart of the home.’ All lighting in the kitchen should
be functional and task-oriented. They should point down
on work surfaces, making them the focal points. A wellilluminated
kitchen will help you to chop, cook, and wash
dishes with ease. Pendant lamps above kitchen sinks,
islands, and breakfast nooks are perfect for these purposes.
Under-lighting cabinets can also illuminate countertops.
Moreover, you will appreciate lighting that sets a mood
in the kitchen. Add some pizzazz by lighting shelves,
cupboards, pantries, and other dark areas. You can also
consider uplighting to achieve a soft glow.
Bedroom
Bedrooms are synonymous with relaxation, so it is essential
that you get the lighting right. Aim to create a balance of
all three types of lighting. Soft, ambient lighting is ideal as
it helps residents to relax and unwind after a long day. This
may be in the form of flush-mount ceiling lights, pendants,
or chandeliers. Bedside lamps with warm bulbs are quite
handy for readers who can’t be bothered to get up to
turn off the lights, while recessed lighting, wall sconces,
or tape lights do a fantastic job of highlighting artwork.
Bathroom
Lighting should not be an afterthought for bathrooms
and powder rooms. Consider installing vanity lighting or
lights around mirrors. You’ll be thankful for the soft glow

LIGHTING
that these lights provide as you get ready to go out or
to retire for the night. Be sure to avoid positioning lights
down at the mirror as these will cast unwanted shadows.
In addition, you can opt for daylight simulating light
bulbs which makeup enthusiasts will appreciate. Also,
dimmer switches are perfect for those who like the
option of customizing their lights.
.
Hallway
You may not need bright lights for hallways as they
function as transition areas between rooms. However, you
can still use them to add some character to the property.
Attach a few sconces along the wall for indirect light, or
go for a stylish flush-mount ceiling fixture. .
Staircase
Here’s another opportunity to combine aesthetics
with functionality. You’ll need some illumination
for safety as you make your way up and down the
stairs. Treadlights or backlighting are two sleek
and contemporary options that are also utilitarian.
Furthermore, you can incorporate lighting into handrails
made from glass or wood. This presents a minimalistic way of
illuminating the steps.
Additional Tips
Find ways to maximise natural light in all rooms if possible.
It goes a long way in setting the right tone in a room.
Also, you will value it when it’s time to take pictures.
Additionally, you need to choose the right shade for
your fixtures. Coloured shades will tint light, which
will cause lights to appear warm, creamy, or cool,
depending on the hue. On the flip side, white shades
allow more light to pass through but create a colder tone.
Taking all of these tips into consideration will help you
to produce a solid lighting plan. As you conceptualize
the lighting strategy for each space, be sure to select
options that not only suit the function and style,
but also create a warm and inviting atmosphere.
47

KITCHEN
48
Kitchen Inspiration
by Tile City & Home Centre
Kohler Purist Semi-Pro Kitchen faucet
Kohler Purist Two Light Pendant

Kohler Tone Touchless Kitchen Faucet
KITCHEN
Porcelanosa emotions Kitchen Collection
49

KITCHEN
Porcelanosa Residence Kitchen Collection
50
Porcelanosa Residence Kitchen Collection

KITCHEN
Kohler one Light Pendant
Kohler Purist Kitchen Faucet
51

safety & security
Improving Residential Security
The Right Personnel for the Job
If you live in or have visited someone who lives in
an apartment complex or gated community, you’re
no doubt used to the presence of the security
guards who monitor the property to help ensure the
safety of residents. Lobby and front gate security
personnel primarily screen visitors to ensure they
have legitimate reasons to be on the property before
granting access, and there are often other guards
on patrol. Unfortunately, that’s pretty much the
extent of their jobs and their power as they generally
don’t have the authority to make arrests when they
do apprehend someone with nefarious intentions.
Despite this limitation, it’s still a best practice for real
estate developers to factor security personnel into
their safety plans when they’re creating communities.
Lobby guards/Doormen
These personnel monitor the coming and going of
residents and visitors alike. They’re best suited for a
single block of apartments, although a front gate security
office would serve a similar purpose for complexes that
are more spread out. As advised by the National Council
for Home Safety and Security (NCHSS) in the U.S., a
doorman “should have absolute control of all access to
a building or group of clustered buildings, including the
main door at which he is stationed, rear or fire exits, and
any garage or service entrances.” This means he should
be able to view each point of entry directly and have
the appropriate electronic systems to open and close
these doors as necessary--for example, “buzzing in” a
known resident or keeping the door locked to screen a
stranger. An intercom system that allows the doorman
to communicate with tenants in their apartments is
also essential in enabling him to confirm the identity of
guests and make further inquiries concerning strangers.
Over time, doormen become familiar with who the
residents are and even their frequent visitors. However,
according to the NCHSS, “a single doorman cannot
52

safety & security
of efficiency, a second guard can be brought in during
critical hours (rush hour, for instance), enabling one
to respond to calls while the other covers the post.
Patrol Guards
intelligently serve much more than 200 dwelling
units. Beyond this number, a doorman's ability to
distinguish easily between tenants and intruders
breaks down,” which can lead to security lapses.
A solution may be to have a dedicated tenants
entrance and a separate one for visitors, each with
their own security officer. Most modern complexes
utilise electronic access for residents, so the doormen
would only need to screen and monitor visitors.
Stationary Guards
Stationary guards are assigned to specific locations,
such as a lobby, a location between two points of
access, or a centrally located guard house. Their basic
function is to deter anyone who “doesn’t belong”
on the premises. Per the NCHSS, this may include
“enforcing a code of acceptable behavior within the
confines of the complex,” screening entrants “when
their appearance is different from that of the typical
resident,” and responding to emergencies. They are
generally uniformed and may or may not be armed.
If the guard is armed, he or she has the capacity to
apprehend an intruder, which serves as a stronger
deterrent than a typical doorman or unarmed personnel.
A stationary guard may also be utilised in monitoring
a complex’s closed-circuit television (CCTV) system.
This is most effective if the complex's borders and
points of access are secured. The guard can control
all access to the premises using electrical dooropening
switches and an intercom system. This
protects several places through the services of one
man. However, loss of efficiency is the trade-off.
If the officer is stationed in a centrally located
guard house in a development spread over several
blocks or in a housing scheme rather than a single
apartment tower, telephone service or other means
of communication must be installed so he/she has
response capability, if the need arises. To prevent loss
Patrol guards, as the name suggests, move around the
property. They may be assigned to specific routes or
patrol freely. They’re used to cover large areas which
cannot be monitored from a single vantage point. They’re
also expected to respond to emergencies and calls.
Patrol guards are best utilised in low-density or
mixed-housing developments with numerous
pathways and entrances instead of a doorman
or stationary guard. They should be in uniform
and encouraged to patrol openly and frequently.
Reporting Systems
Whether you use a doorman/lobby guard, stationary
guard, or patrolling guard, it’s crucial to have a reporting
system in place for any breaches, incidents, or crimes.
Since these security personnel generally don’t have the
capacity to make arrests, they should have a clear line
of communication with the nearest police station in the
event a situation arises that requires law enforcement.
There should also be a clear line of communication
between the tenants and security personnel and/
or the development’s management if they take note
of any sketchy activities that may not immediately
get the guards’ attention. For example, if a visitor
starts harassing a resident, or if it turns out a resident
is the one involved in less-than-honest activities.
There may even be cases where a security officer
is involved or is negligent on the job, in which the
residents wouldn’t feel safe reporting to another
guard. Such incidents or even minor complaints should
be addressed by the development’s management,
and where necessary, the police brought in.
Despite the presence of security personnel, tenants
should be encouraged to report any suspicious
matters, make recommendations if they believe
improvements are needed, and also form or
participate in tenant patrols or neighbourhood
watches. Their vigilance is important as they have
the most to lose in the event of a dangerous breach.
53

SERVICES
Ground Engineering 56

GROUND ENGINEERING
Gordon Town Road Reconstruction
Case Study
Last November, the Gordon Town Road in St.
Andrew was rendered impassable due to a landslide
resulting from heavy rains associated with Tropical
Storm Eta. A large section of the road and embankment
broke away, reducing the roadway to about two feet
at its narrowest point. Reconstruction work began
earlier this year with Kinetic Engineering Services as
the contractors charged with the extensive task. The
thoroughfare was officially reopened on October 29,
2021, following the repair of 600 metres of roadway.
With such extensive damage, and several
communities cut off from the main road, it was
imperative to work quickly and carefully. Kinetic
Group director, Keon Hinds, explained that
the National Works Agency (NWA) created the
preliminary engineering and design specifications
for the repairs. After having their surveyor assess
the site, his team suggested several modifications,
which were incorporated into the NWA’s new design.
One-of-a-kind retaining wall
One of the most significant changes to the roadway
is the new retaining structure, which stands 28 metres
high and 48 metres long at the site of the breakaway.
The structure consists of steel-reinforced concrete at
the base and a stone-reinforced concrete rubble wall on
the upper tier. Boulder protection measures were also
implemented at the base of the wall to help prevent
scouring or erosion from water rushing down the hill
during heavy rainfall. In the early stages of the repair
work, this also protected the wall from overturning
or moving when backfilling work was being done.
Hinds explained, “We were using heavy equipment
and all of that had to be strategically planned
because we didn't want to create any additional
issues and have residents blocked off completely.”
Hinds considers this structure to be a significant feat as
the average retaining wall is typically 10 to 15 metres
high. “It took a lot of engineering and calculations
had to be right. It had to be constructed as per the
design,” he said. “We achieved 28 metres in record
time and we've passed all the tests. The NWA was on
site testing the concrete, compaction, everything as we
were going along. Everything was above standard.”
Photos: Keon Hinds
56

GROUND ENGINEERING
Fixing the drainage problem
Another major update took place hundreds
of metres below the surface, where a proper
drainage system was created. “Drainage was
one of the major issues in that area. It was
because of the lack of drainage that we ended
up with that entire breakaway. The water
coming down from the hillside had nowhere
to go so it ran right across the road,” said
Hinds. “We went back to the root cause of
the issue and engineered a draining solution
to prevent it from recurring at that point or
anywhere else along that particular stretch.”
The engineering for the drainage system
involved super-elevating the road on one side,
which also contains pipes that take water down
about 400 metres from where the retaining
wall is located and discharge it into the river.
“The drainage system is designed for what we
call a 30-year mean: there's an above-average
rainfall that occurs at 30-year intervals. The
flows from that occurrence are what we use
57

58
GROUND ENGINEERING

GROUND ENGINEERING
Photos: Keon Hinds
to do our calculations, not the flows from the
everyday, standard rainfall. The drain to handle
the regular rainfall would have probably been
a 16 inch pipe going under the road, but we
installed a 36 inch pipe culvert to ensure it can
meet the demands of the 30-year mean. We
would have to have a significant, out-of-thenorm
occurrence for it to fail,” explained Hinds.
Built to last
To top off the work, the road was resurfaced
and properly graded. Beneath the asphalt,
the base material consists of crusher run.
“Looking at it, you may think it's just marl,
but it's actually graded material that includes
stone. It gives a better bind than regular marl.
After we put that in place, we graded it to give
us the slope. Then we oiled it and tested the
compaction to ensure it meets the requirements
before we put on the asphalt,” said Hinds.
The Gordon Town Road has repeated the
damage-to-repair cycle many times since it was
established over a century ago. Hinds expects
that the current road surface will sustain damage
over time as it is a major roadway. However, he
is confident that the retaining wall will stand
the test of time. “The wall will be there for your
grandchildren to come and see. It won't move,”
he stated. “Somebody would have to go there
with a piece of machinery and decide to start
demolishing that wall for it to come down.”
59

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