Brian Cartwright, regional MD for Logistics Executive, speaks with Ruth Waugh, international business development director of Twintec
For my latest interview I met with Ruth Waugh the international business development director for Twintec, which is a specialist design and build contractor and world market leader in jointless steel fibre reinforced concrete industrial floors. Twintec has installed floors in many of the major warehouse facilities in the region and has projects ongoing right across the Middle East. Ruth has been with the company for over 17 years she has been a regular visitor to the region from Europe for a number of years and she finally relocated to the UAE in 2016.
So why am I keen to talk with Ruth about flooring? Well there are many general use warehouse facilities that have been built in the region, yet companies will often go for a new build instead. One of the reasons cited for this is because the majority of these ready made facilities are not fit for purpose when it comes to specialist warehousing and distribution requirements. The load bearing capacity, flatness tolerance and overall construction quality of the floor is a very important factor.
Why is it that we see such an important focus on the quality of the flooring in Warehouses and DCs in the Middle East these days?
Developments in logistics technology and materials handling equipment has allowed logistics service providers and the end users to improve operational efficiencies. Racking systems are higher, aisles narrower and automated systems more popular providing the user with efficient stock retrieval and in turn faster delivery to the customer. These factors also place much greater demands on the concrete floor slab within a warehouse, including a requirement for exacting levels of flatness, and they are subject to more aggressive surface wear due to increased trafficking and higher loadings imposed on the slab. There is also a real desire to futureproof a building, with logistics systems continuing to develop rapidly users demand flexibility to change their racking configuration or use of their facility as often as every five to 10 years.
How much of an impact can the floors of a facility have on a logistics operation?
A floor slab that is unfit for the purpose of the facilitys operational requirements has a direct impact on the efficiencies of everyday operations. This could include inoperable VNA systems and reduced speed of travel for MHE leading to significant business inefficiencies. Ongoing maintenance of the floor has to be considered with facilities often operating 24 hours a day, seven days a week and sectioning of areas of the warehouse for repair works cause costly business interruption and costs the building owner large sums year on year. As an example a 60,000m2 warehouse constructed to incorporate saw cut joints will contain 21km of unprotected joints that have potential to breakdown and require maintenance compared to a SFRC jointless slab that will contain only 3km of protected armoured joints.
What is the biggest cause of problems encountered by warehouse operators in relation to the floor slab?
The biggest cause of problems in a concrete floor slab are always the joints be it the breakdown of concrete around saw-cut joints or inferior construction joints. The UK Concrete Society which produces guidelines used throughout the Middle East for design and construction of concrete floor slabs states: the ideal floor would be perfectly flat and contain no joints. Whilst the elimination of joints completely is not currently a viable proposition for new warehouse developments by specifying a jointless slab the reduction in joints and the use of armoured construction joints will have a significant impact on low term maintenance and operational costs.
Does the floor also impact the performance of MHE?
To gain optimal performance of mechanical handling equipment it is crucial to minimise the contact pressure of the wheels on the floor slab/construction joint. Contact pressure is exacerbated by transporting heavy goods and MHE with small diameter hard tyres. The elimination of saw-cut joints and the developments in armoured construction joints including the Co-Sinus Slide Joint and the Signature Joint, ensures continuous support for passing wheels regardless of the direction of travel, size or form of the wheel. The permanent contact between wheel and concrete floor across the joint creates a smooth and noiseless load transfer.
What is the general view of jointless floors in the Middle East? Do you speak to many companies that dont see any value in this technology and, for example they just see it as additional unnecessary cost?
Cost has often become the driving factor sometimes at the expense of functionality but purely cost driven tendering and procurement is commonly reflected in performance and durability; short term financial benefits can often become long term maintenance and operational losses. It has long been acknowledged that the concrete floor slab is one of the most important components of a modern warehouse facility and day to day operations and efficiencies dependent on it. It should be noted that a jointless slab is not necessarily more expensive than a traditional slab and each project should be evaluated on an individual basis to enable the specialist flooring contractor to offer a personalised product based on operational requirements rather than a standard specification. End users need to invest in the best for their specific requirements
What are your thoughts about opportunities for Twintec in Iran as the country opens up for business?
With the lifting of sanctions and President Hassan Rouhanis vision for improving relations with the international community, global economic integration and greater social freedom, Iran is the biggest new market to re-enter the global economy in decades. It has strong potential as key player within the global construction market driven by oil and gas revenues and there is a growing interest from international developers, logistics companies and manufacturers, which in turn provides a potential huge opportunity for Twintec in the future.