Nicolas Kyriacos is directing operations for Bentel Associates International Indian developments. He is excited at how quickly their enterprise has expanded on the subcontinent. South Africans working in the International arena are by and large successful because, he believes, they go the extra mile for their clients. 'Perhaps political isolation made us smart on our feet, we are adaptable to the needs of others,' he says. Perhaps it is an attitude of mind embodied in the old adage: ''n boer maak a plan'? All the same, Bentel Associates International finds that their Indian reception has been remarkable.
Having established a base in Mumbai eight short months ago and already they are constructing four shopping centre complexes; Inorbit Mall, Centre Raja Bahadur City, Metropolitan Mall and Khyber Pass Mall in Dehli.
One of the complexes, Inorbit Mall, is situated in Mumbai. This is a 40,000 sqm shopping centre at the heart of an ambitious development that will include residential, municipal and retail office complexes. The stone and glass structure would not be out of place in any large city but until very recently, shopping centres- and what they represent - did not exist in India.
These complexes are islands of modernity where shoppers can buy anything from Gucci to cappuccino. And that's the point. A new middleclass India is emerging just like their counterparts in the rest of the world. They want choice, convenience, and the conviviality of a controlled environment that offers a social dimension as well.
There are obvious differences. Land in this populous region is scarce. Complexes, therefore, are built several levels higher than in South Africa. One can still find small sacred temples a yard or so from the Swatch counter.
Providing for foot traffic takes precedence over allocating parking space, as this is a country of buses and trains and everyone walks everywhere. That is not to say that there are no cars.
There is unparalleled growth in vehicle manufacture and government is investing in highway construction, toll roads and transport infrastructure. Not coincidently, this factors significantly in the current building boom. Unimpeded access to and from shopping complexes is essential to their commercial success. However, Indian owners and developers are not familiar with the aspects that govern success or failure of shopping complexes.
Bentel Associates International has 30 years experience in building shopping complexes. They come to India with a wealth of intellectual capital and bring that special 'can do' attitude along with them. 'We don't go with a sales pitch, we go there with a service,' says Kyriacos.
Designing the building and surrounds is not enough. Understanding the economics and implementing the rules that take proper accounting of them is essential. But so are things like tenant mix, access points etc. Lighting has a huge psychological influence on how people shop, as does the traffic flow.
Kyriacos pays close attention to other differences. This is a labour intensive country and construction site situations take some getting used to. For example, in South Africa hauling bricks up to the top floor is usually done with a crane but in India people are used to carry the bricks to the top in baskets.
Sourcing commodities, like marble, for instance, is easy. There are many vendors and an abundance of different marbles. The problem is quantities. 'In South Africa you go to a single major supplier. He will find you exactly the amount you want of a particular stone,' Kyriacos explains. 'There it is like a huge bazaar with no centralized organisation at all. It is virtually impossible to match stones from one vendor with stones from another and another in order to make up the amount you need.'
Still, there are enough similarities. This is certainly advantageous. That may be, but one thing is sure, the firm is committed to their Indian projects for the long run and their hosts have made them most welcome.
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Nicolas
Kyriacos
Inorbit Mall -
Mumbai
Artist's
rendering of Centre Raja Bahadur City |
