It's just after two in the afternoon and Sok Muygech, director of BMK Architects, is discussing the details of a new interior design project with her six employees at the company's office in BKK1. The small office that sits above an optician's shop is what people in her business would describe as "cosy," but the 26-year-old architect considers it a giant improvement over the cramped one-room apartment that the fledgling architect firm operated out of when it opened two years ago.

But small spaces cannot contain the creativity and grand ideas that Muygech and her young energetic team of architects and designers are developing, and she sees the small office as merely a stage in her firm's rising name in a sector traditional dominated by men.

You wouldn't know it from the stunning concept drawings on her desk but Muygech has been operating on a shoestring budget since buying out her two partners in the firm late last year. Apart from the BMK's co-founder and director, she also fills in as the company's lead architect, marketing manager, accountant, and – at times – even its receptionist.

"It's definitely not easy being an architect, not to mention being the leader of a group of architects," she says. "But I am certain we'll do fine as long as I give it my best and have help from employees whom I trust."

Muygech does not come from a long line of architects, nor did she even dream of becoming one when she was a child. But she was born with an artistic talent that evolved quickly from crafts and sketches in primary school into a captivation with architecture and interior design by the time she reached high school.

"I was the star in my family when it comes to drawing and creativity," she says. "When I finished high school, I realised that architecture and design was the perfect thing for me. To be honest, I did not know much about it at that time, but it looked fun to me."

While her parents supported her decision, some of her elders were critical, arguing that in Cambodia architecture and engineering were professions only suited for men. The challenge of dispelling that outdated thinking gave Muygech a sense of purpose.

Four years of hard work at Limkokwing University – where she racked up awards and wins in architectural design competitions – landed Muygech a scholarship to continue her education at University of Nottingham in the UK. She graduated with a master's degree in architecture and design in 2015.

But before returning to Cambodia, Muygech spent several months travelling throughout Europe, soaking up the nuances of Western architecture and décor.

"Architecture is not about confining yourself in one place," she says. "I believe that a great architect has to see and study structures from different countries, not only for inspiration, but also to get ideas for innovation."

Back in Cambodia, Muygech's ambitions and creativity were further shaped by those of her university lecturer, Hun Chansan, one of the country's most prominent young architects. She also took inspiration from legendary architect Vann Molyvann, a pioneer in the New Khmer Architecture movement that incorporated the concept of what we now call sustainable architecture.

So in late 2015, Muygech and two architects she knew from university launched BMK Architects. Rather than compete against deep-pocketed international firms on skyscrapers and large-cap developments, the firm built a client list by focusing on smaller projects around the capital, mostly renovations and interior design for boreys, villas and small businesses. Some of their earliest projects include the Grow Plc microfinance headquarters in Sen Sok district and the interior design of Koi Café on Norodom Boulevard.
Two years in saw the firm's biggest challenge, as Muygech's two partners divested their shares in the business to start their own design firms.

"There are many reasons that caused my partners to walk out, but the main one is our disagreement on the ways we see things," Muygech explains. "Part of the difference, I believe, resulted from the difference in our genders."

Since taking over full operations of BMK last October, Muygech and her team of six young architects have worked to finish up several design projects. They have also taken on new ones, including a renovation of the Blue River Hotel in Phnom Penh and the interior design of a 500-room luxury hotel in Siem Reap.

Muygech attributes her firm's growing reputation and client base to her comprehensive research into sustainable architecture, which aims at minimising the environmental impact of a structure, and to her team's focus on the user experience – that is how the structure will provide comfort and benefits to those living or working in it.

An example she gives is the design of an office. While it sounds like a simple enough space to design, she says it is important to assess the impact of each design element on the workers who will use it on a daily basis. Even the smallest details, such as the angle natural light enters windows and way people will sit while typing, should be analysed before deciding on a design.

"The light, the air, the space, and many other physical conditions have to be considered and analysed carefully, to create beautiful yet comfortable structures," she says. "And we as architects have to put ourselves in the shoes of those who will use the structures."

The first tenants have begun moving into Vanda Tower, a new 11-storey office building with a distinctly yellow paint job in the capital's central 7 Makara district that recognises the city's demand for highly affordable Grade B office space.

The 16,000-square-metre building, which consists of 11 floors of office units and a basement parking garage with space for 50 cars, is located approximately 500 metres west of Central Market. Introductory rental rates run between $10 and $14 per square metre, making it among the least expensive Grade B office buildings in the vicinity.

Heng Piseth, manager of Vanda Tower, said the decision to develop the previously unoccupied lot into a Grade B office tower was two-fold.

"There are two reasons that we didn't build a Grade A building," he said. "One is because we had a limited budget, and two because there is already too much Grade A office supply in Phnom Penh.

"If we build a Grade A office building, it will be hard to lease the units because there is an oversupply in the market," he said, adding that Vanda Tower has already signed contracts for 60 percent of its leasable space.
Grant Fitzgerald, country manager of real estate firm IPS Cambodia, said developers have shifted away from building Grade A office buildings toward the undersupplied Grade B segment of the market.

"The last few years have seen a lot of new Grade B projects come online, and with the capped demand for Grade A space, it's only natural for developers to start looking at other segments of the market to service."

Grade B office buildings allow companies to make significant savings over Grade A buildings, where rents can run as high as $30 per square metre.

New projects with rents at the low end of the Grade B price spectrum have proved particularly popular and filled up quickly with SMEs and start-ups, according to Fitzgerald.

"The Cambodian real estate is still very price sensitive, so I think there will always be demand for smartly designed properties at a budget price," he said.

Vanda Tower is owned by Heng Vanda, founder of the Vanda Institute of Accounting.

One of the building's first tenants is Limkokwing University, which is relocating its campus from Sen Sok district. The new campus will occupy three floors of Vanda Tower, covering a total of 4,000 square metres and accommodating up to 1,500 students.

The first term in the new building is scheduled to start on May 7, according to Monirul Islam, the university's rector.

"Limkokwing University is changing its locations because it wants to be located in a central area of Phnom Penh," he said. "The new campus will be very convenient for staff and students who live in Takhmao and Chroy Changvar districts."

An affordable- housing initiative announced by the government last year aims at providing tens of thousands of new homes to limited-income families, but the plan has received a cool response from the private developers it was hoped would lead the way.

With private developers focused almost entirely on building residences for the upper-middle and luxury markets, the government is trying to shift some of their efforts towards providing simple homes for limited-income families, especially in rapidly expanding urban areas.

Last year, the government announced its first affordable housing initiative, which aims at filling the glaring gap in homes priced under $30,000 that are suitable for Cambodians earning from $200 to $400 per month.
Chea Sophara, Minister of Land Management, Urban Planning and Construction, said in June 2017 that 800,000 low-cost urban homes must be built and added to the Kingdom's 2015 housing stock to meet demand as the national population swells to 19 million by 2030. He said the government was working to establish affordable housing prices, as well as tax and regulatory incentives that would encourage the private sector to shoulder the task.

While initiative requires the construction of nearly 55,000 new homes a year, the response from private developers has been limited, with less than 10,000 units announced.
To date, only three affordable housing projects have received the government's nod of approval, which qualifies them for tax incentives, regulatory support and state assistance in the form of infrastructure such as roads, electricity and water networks.

The first project, Worldbridge Homes, is a $60 million affordable-housing development occupying 24 hectares on a total 45 hectares of land in Saang district of Kandal province. Announced in January 2017, the project will see the construction of 2,297 two-storey flats priced between $25,000 and $30,000.

"This price bracket is still affordable for civil servants and low-income families earning less than $500 dollar a month," according to Sear Rithy, chairman of Worldbridge Group, the developer behind the project. "For this project, we basically want to help the government help people obtain proper houses. If we were focused just on profit, we would stick to building condos and commercial centres."
Rithy said families whose monthly income does not exceed $500 per month are eligible to purchase the low-cost homes, though the primary target is government officials who are married with kids but due to their low salaries and pensions are unable to afford a home within market value.

He said more than 500 families have purchased homes since sales kicked off three months ago.

"We have not yet received a list of names for civil servants eligible for this project, so we have not sold any units to them yet," he noted. "Now we are waiting for the government to provide the list and once we get those names, we will start selling houses to them."

Yuk Sothirith, general manager of Worldbridge Homes, said the government has assisted in developing the infrastructure for the project and construction of the units is scheduled to start later this year.
"Most of the infrastructure has been completed and we will begin building the houses in two or three months," he said. "After this project, the company will consider building another [affordable housing] project with support from the government."

The second government-backed affordable-housing project is a development by Bun Ches Group, which inked a memorandum of understanding with the government in March 2017 to develop an $88 million residential project on 82 hectares in Ponhea Leu district of Kandal province.

The project will comprise a total of 5,340 units priced from $23,500 to $24,800 each – designed to be affordable for civil servants, members of the armed forces and low- and middle-income citizens. Buyers will be required to put down a 30 percent deposit, with payments of less than $200 a month.

Bun Ches, the company's eponymous chairman, said about 60 percent of the project's infrastructure is already in place and sales will kick off after Khmer New Year. He said most developers are unwilling to participate in affordable-housing schemes because of their low profitability. Demand, however, is strong.

"We decided to build an affordable-housing project even though the return on investment is lower than that of high-end residential projects because we can sell the units faster thanks to the higher demand on low-cost homes in Cambodia," he said. "Moreover, we want to help our society and limited-income people because if we don't, they will not have a suitable home to live in."

The third and latest government-backed affordable-housing project was announced by Japanese real estate investment company Arakawa in November 2017. Arakawa Residence will be a $70 million condominium complex on 1.4 hectares of land in the capital's Sen Sok district.

Alex Yasumoto, CEO of Arakawa, said during the groundbreaking ceremony last year that about $40 million would be spent during the first phase of the project, with an additional $30 million invested in the second. Phase I comprises 10 tightly spaced buildings with a total of 2,000 condo units, with prices ranging from $20,000 to $30,000.

The company has not provided details on Phase II, and could not be reached for comment.

Arakawa is also the developer behind the 21-storey multipurpose tower set to replace Phnom Penh's iconic White Building, which was one of earliest attempts to provide affordable housing for the capital's urban residents. Built in 1963 on 24 hectares of prime riverfront land, the low-rise apartment block had fallen into disrepair for decades before a demolition crew levelled it last August.

While initially Arakawa had offered to reserve five floors in the new development for families displaced by the demolition, the offer was quietly withdrawn last year in lieu of a compensation settlement.

Soeung Saran, executive director of Sahmakum Teang Tnaut (STT), a local NGO working to promote land and housing rights of urban poor communities, said even with three government-backed affordable-housing projects in the pipeline there remains a serious nationwide shortage of suitable housing for low-income citizens.

While he praised the government's initiative to address the issue by encouraging private sector involvement, he said developers will need stronger incentives to fill the supply gap.

"If the initiative is to succeed the government will need to dangle more incentives in front of private developers to get them to build affordable housing for low-income citizens and civil servants," he said. "At the same time, private developers should choose to help society by building more affordable homes."

Saran said local and international developers are keen to build high-end residential projects because of the high profit margin involved, so the government should find ways to make affordable housing more comparable in terms of profit. He suggested deepening the tax incentives, regulatory assistance and infrastructure offered to developers, warning that the consequences of failing to get the private sector on board could be dire.

"Without more private developers getting involved in affordable housing projects, it is highly likely that the national housing policy will fail to respond to the fast-growing urban population," he said. "And that could lead to a housing crisis."

Officials at the Ministry of Land Management, Urban Planning and Construction referred all questions on affordable housing to ministry spokesman Seng Lot, who repeatedly said he was tied up in meetings and unable to respond.

Phou Puy is a towering figure in Battambang province. A prominent businessman, he heads the provincial chamber of commerce, operates some of the country's biggest rice mills, and chairs the firm behind the rice paddy bank. But he is also a developer, with several small projects under his belt and more in the pipeline.

His latest, a borey (gated residential community) on 20 hectares near the centre of Battambang town, aims to satisfy the growing demand for quality housing among Battambang's emerging middle class.

Located in Ochar commune just off National Road 5, construction on Borey Phou Puy broke ground late last year. The project will be carried out in stages. Puy declined to say how many units would be constructed, only that each stage would see houses built "according to the demand of buyers".

"This project focuses on the houses for average-income customers as each house is priced between $34,000 and $60,000," he said, adding that improving incomes in the provincial capital have fuelled demand for affordably priced homes.

The new borey occupies land adjacent to Puy's first project in Battambang, a multistorey market building that fronts National Road 5 and will serve the borey's residents, as well as traffic along the busy highway. The linkage of these two projects would appear to follow a model Puy first hashed out in Pursat province, where he is developing a two-storey shopping mall and borey on 30 hectares of land, also fronting National Road 5.

National Road 5 is an economic artery for Cambodia's northwestern provinces, serving both domestic and cross-border traffic.

The region is also expected to see rapid economic growth with the resumption of commercial and passenger rail service on the 385-kilometre Northern Line that runs between Phnom Penh and Poipet via Battambang. Passenger services resumed on a rehabilitated 48-kilometre section of the line between Sisophon and Poipet earlier this month. Work is underway to complete the repairs on the rest of the line, which was abandoned for decades after sustaining heavy damage during Cambodia's civil war and Khmer Rouge period.

Grace Rachny Fong, CEO of real estate firm Century 21 Cambodia, said Battambang stands out among the other northwestern provinces in its strong potential for growth, thanks in part to its high population density. She said the province is developing rapidly and the expansion of commercial activity is driving the local residential market.

"The commercial trend in this province is getting a lot better, and there are many residential projects being developed as well," she said, adding that several borey projects have already broken ground.
Borey developments in Battambang city currently under construction include Reaksmey Battambang and Borey Rum Chek.

According to Fong, prices on commercial real estate in the city increased by an average to 5 to 10 percent in the first quarter of 2018, compared to a year earlier. Land in the city's central commercial zone is currently selling for between $1,500 and $2,000 per square metre, while land in the outerlying residential areas ranges from $70 to $125 per square metre.

The late Vann Molyvann, the doyen of modern Khmer architecture, once mused that the urban expansion of Phnom Penh should head south as that side of the city has the most favourable topography and is not prone to seasonal flooding.

Some of the capital's most ambitious development projects are pushing the city's limits in this direction, the grandest being ING City, a colossal satellite city project that covers an area the size of Macau. Built on a sprawling 2,572 hectares, much of it on reclaimed land, the project is being developed in four stages by local conglomerate ING Holdings.

The company has put the price tag on the satellite city at $700 million, and is bringing in private developers to construct sections according to its 2014-2020 master plan.

At the project's core is Hun Sen Road, a 60 metre wide, 9.4 kilometre artery that opened last year and dissects the satellite city from north to south.

Many of the largest developments are along this road including R&F Magnificent Mansion, a mixed commercial and residential development announced in December. Chinese developer Guangzhou R&F Property is injecting $700 million to develop the 7.7 hectare project, which includes nearly 560,000 square metres of building area.

Further along in development is Borey Woodland, a gated residential community of townhouses and villas that began construction in October 2016, and PH Diamond Plaza, a two-storey shopping mall at the heart of Borey Peng Houth's mixed-use development, The Star Diamond.

Chrek Soknim, CEO of Century 21 Mekong, said the southern side of Phnom Penh has high potential for growth as it is within easy reach of the city centre, has favourable topography, and has been zoned as an upscale district of malls and high-rise buildings.

"This area has been recognised as one with high potential for a long time, not only now," he said.

One lingering concern is air pollution. Several factories in the area, mostly producing garments and foodstuffs, emit fumes with unpleasant odours or possible health risks.

However, Soknim suggested the rise in property values in the area is making it unsuitable for industry and he expects the existing factories to relocate to cheaper land further outside the capital. Most should be gone by the time ING City and other projects start seeing tenants move in.

"Typically, each construction project requires about three to five years to complete," he said. "So the factories will have already moved by the time these projects are done."

The massive new development on the capital's southern frontier has enormous economic benefits, but it also comes with a social and environmental cost. More than 500 families could be displaced from their homes to make way for the ING City project, and much of the construction is on land reclaimed from Boeung Tumpun lake and Choeung Ek wetlands, which historically served as an important drainage basin for Phnom Penh.

ING Holdings could not be reached for comment. However a representative previously told The Post that the satellite city development was a long-term investment intended to turn the area into a modern city, and efforts would be made "to protect the environment and value the residents' lifestyle".

Teang Borin's paintings have filled galleries and exhibits – and have adorned the walls of some of the most expensive properties in the country.

Cambodian artist Teang Borin, or Din as he is commonly known, spends much of his days with a paintbrush in hand, staring at a stark white canvas and envisioning how he will transform it into a masterful expression of colour, energy and ideas. While his paintings, including his signature abstracts of traditional Apsara dancers, sell in galleries, they are just as likely these days to end up on the walls of Phnom Penh's luxury hotels and fine dining restaurants.

The self-taught 37-year-old artist says he majored in architecture in university but felt his career options – or at least his creativity – would be limited in that field. Instead, inspired by performances of Apsara dancers, he began sketching in his spare time, honing the creativity and artistic talent he had possessed since an early age and which previously he had applied to interior design.

Borin's unique style – which captures the fluidity and motion of his subjects – has garnered the attention of local and international art lovers. It also caught the eye of IKARE organisation, which is covering his expenses to visit the United States and prepare a series of nearly two dozen paintings to be exhibited during the 2018 Festival of Nations in Saint Paul, Minnesota in May.

Borin says he is honoured to join artists from 200 countries attending the event, and as the only artist selected from Cambodia. Having arrived in the US in March, he is now working to complete the paintings he will present during the event, which he says provides an opportunity for participants "to get to know Khmer culture, and put Khmer art on the international stage".

The Kampot native says the increased knowledge and appreciation of Khmer art from locals and foreigners is encouraging him to spend more time on his paintings. He says he wants to ensure his art meets their expectations.

Obviously, it has. Borin says his smaller Apsara portraits start at about $600, while larger pieces can fetch several thousand dollars. Many of his works are displayed for sale in local art galleries and online. They can also be seen around Phnom Penh, adorning the walls of private villas and upscale hotels, including Raffles Hotel Le Royal, The Great Duke Hotel (formerly InterContinental Hotel), and the Sun & Moon Urban Hotel.

"The value of Khmer art is rising in the eyes of Cambodians and foreigners alike," he says. "These days, I can barely keep up with all the orders from my clients."

Borin's passion for art started when he was in elementary school. One of his early influences was his father, a high school chemistry teacher who always kept a sketchpad handy.

"My interest in painting was sparked by my father, because when I was young I noticed that he frequently liked to draw pictures to aid in his teachings at school," he says.

Borin's early drawings were mostly of the countryside around Kampot. Sketching remained a hobby as he completed his education, and while completing a degree in architecture at Norton University in Phnom Penh. He worked at an architectural firm for six years, but says he was turned off of the profession by the long timelines of projects, often many years, which was less satisfying than the artistic work he does now, where a painting can be completed in a matter of hours or days.

In 2014, Borin quit the firm to work as a freelance architect while pursuing his dream of opening his own art gallery. The launch of his workshop and display space, DinArt Gallery, the following year gave him a chance to devote a full-time effort to developing his artistic talent. Now, with a reputation as one of Cambodia's most celebrated artists, he is looking to expand his gallery to Siem Reap.

Borin says he hopes to spend more time at Angkor Wat, whose centuries-old temples are covered in sculptures, carvings and paintings that can inspire him.

"Painting traditional arts is a form of culture conservation that I always hold dear to my heart," he says.​

With Phnom Penh having outgrown its First Ring Road and the Second Ring Road due to open in 2019, the government is making plans for an even grander Third Ring Road that will encircle the the capital and ease traffic congestion. The proposed 47-kilometre road will be the outermost concentric circle around the capital, allowing vehicles to travel from one outerlying area to another without having to pass through the city itself.

According to Kong Sophorn, deputy governor of Kandal province, the Third Ring Road will form a semicircle that starts at National Road 4 west of the capital and arcs south and east to National Road 21 before crossing the river and heading northwards to connect to National Road 1. Overpasses will be built to cross National Road 4, 3 and 21, and a 25-metre-long bridge will span the Bassac River in Sa'ang district.

Sophorn said the Third Ring Road will extend a total of 47 kilometres, passing through two districts in Phnom Penh and three districts in Kandal province. He said the infrastructure project is one of the country's priority state-funded initiatives and impact studies have shown that it will reduce traffic congestion in Phnom Penh, accelerate city development, and lead to positive development along national roads in Cambodia.

Under the draft plan, a portion of which was seen by The Post, the Third Ring Road will start at Tomnop Kob Srov road in Chaom Chao commune in Phnom Penh's Por Sen Chey district and cut across Kontaok and Pleung Chheh Roteh communes. The road will continue south, traversing Kong Noy, Sak Samphov, Pong Teuk and Prateah Lang communes in the capital's Dangkor district.

From there it will enter Kandal province, traversing Preah Puth, Cheung Keub, and Khum Kandaok communes in Kandal Steung district. It will then run through Khum Kos Onlong Chen, Sit Tbo and Roka Khous communes in Sa Aang district before crossing the Bassac River. The final stretch of the road will cut through Kampong Svay, Chheu Teal, Dey Eath and Bantey Dek communes in Kean Svay district to its terminus at a junction with National Road 1.

Va Simsorya, spokesman for the Ministry of Public Works and Transportation, emphasised that "all the plans that have been shown are just the first draft," and the final route of the Third Ring Road could change. He said construction could begin as early as 2019, "if there's enough money by then," but added that he was unaware of the project's budget.

While the route is not set in stone, property speculators have already sprung into action.

Say Long, a local resident in Kandal province's Kean Svay district, said he has observed Chinese architects doing survey work and marking sections of road near Prek Svay village, which is where the Third Ring Road is expected to cross. He said land prices in the surrounding areas have spiked recently, in some cases by three times their value.

However, he said most local area residents welcome the roadworks project as it will make them feel closer to the capital.

Nearly a dozen new malls are slated to open in Phnom Penh by this year, doubling the capital's total retail space.

Nearly a dozen new malls will open in Phnom Penh by the end of the year, increasing the competition to secure retail tenants and doubling the capital's total clustered retail space.

The new malls are led by Aeon Mall 2, with 70,500 square metres of retail space, and the Phnom Penh MegaMall, with Cambodia's first Parkson department store and a total 70,200 square metres of retail space. Other malls and shopping plazas expected to open this year include Midtown Community Mall, The Bridge, Downtown 93, The Park, Noro Mall, Prince Plaza Mall, Eden Garden and Olympia Plaza Mall

The new malls will increase the total retail space in the capital to 450,000 square metres, about double the existing total after last year's opening of Exchange Square, whose retail podium added 10,700 square metres, according to real estate firm CBRE Cambodia.

Ann Sothida, director of CBRE Cambodia, said the Kingdom's retail sector is showing many positive signs of growth, and even as the number of malls keeps adding up it is an increasingly segmented market, with the various malls marketed to different target consumers and in different locations.

"The continuous rise of the purchasing power and changing lifestyle trends in Cambodia is spurring on the growth in the number of malls in the country," she said.

Many of the projects nearing completion are smaller and personable open-air venues known as "community malls". At least four are scheduled to open in 2018, including Noro Mall, which picked up the award for Best Retail Architectural Design at this year's PropertyGuru Cambodia Property Awards

These smaller malls also mark a departure from the trend of bigger and sleeker malls designed as platforms for big-name international retail brands.

Sear Rithy, chairman of WorldBridge Group, the Cambodian partner in the joint venture behind the 20,000 square metre retail podium in The Bridge, said the Cambodian market is not yet ready for international brand outlets. He said high-end shopping malls, including The Bridge, are struggling to attract these retailers because the few Cambodians with enough money to afford their designer or luxury goods tend to travel abroad to buy them.

"It's not just here in Cambodia, but even wealthy people in Vietnam would rather shop for expensive brands outside the country," he said.

However, Rithy said he expects this trend to change in the next five to 10 years as people recognise the high cost in time and money of overseas shopping trips and look to pick up the same quality goods at home.

The rise of modern malls would appear to threaten the traditional markets that have historically been where Cambodians do most of their shopping.

However, Leng Kimsrong, director of O'Russey market, a sprawling multi-level indoor complex of market stalls in central Phnom Penh, said there is room for malls and traditional markets to co-exist. He said the two types of shopping experiences "target a different type of consumer and offer a different range of products".

Rather than fear them, he said traditional market vendors could learn a lot from the modern malls springing up around the capital. The popularity of malls shows that local consumers value the increased order and security they offer. Vendors in traditional markets should try to follow the example of mall store employees and adopt a more soft-spoken, polite, friendly and inviting approach to customers.

Chor Saing, general manager of Ratana Plaza in Sen Sok district, said he is not worried about competition from the new malls coming into the market as his shopping plaza already has a secure customer base, especially from tourists staying in the hotel on the top floor of the retail complex.

"Competition is good, because it can help us attract different types of customers and strengthen the quality of our services so that our customers will be more satisfied," he said.

He added that despite the increased competition, he had no plan to reduce the lease rates for retailers in the plaza as demand remains high.

Yet the arrival of bigger, modern malls such as Aeon Mall, which opened in 2014, have pushed some of the capital's older malls to update their design and services.

The former Sorya Mall, which was the first mall in Phnom Penh when it opened in 2003, reopened last December after a $5 million renovation. Rebranded as Sorya Centre Point, the eight-storey retail complex was revamped to broaden its appeal to both local and foreign shoppers, who have more shopping options than when the mall first opened 15 years ago.

Phnom Penh is short on tourist attractions and has never really had a "destination" for local families and tourists to visit for dining, shopping, leisure and live entertainment, so the Worldbridge Group decided it was time to build one.

Construction is already underway on a new integrated leisure and entertainment complex on the Bassac River south of Phnom Penh designed to attract local families, expats and foreign tourists.

Local developer Worldbridge Group is investing $10 million to build WB Arena, an open-air plaza on 1.3 hectares in the capital's Chak Angre Krom commune set between the river and National Road 2. The project includes retail, dining, leisure and entertainment components, anchored by a 400-seat theatre for nightly live events.

Tan Teck Kee, executive director of Worldbridge Land, said he expects the riverfront complex to become "the go-to place for family leisure" when it opens this November.

"It will be a riverfront entertainment destination for local families, tourists and expats," he explained. "We have put in place an arena that will be holding many sports and other events. We have also planned activities within for all ages."

Designed by Chin Kam and Associates (CK&A), the same Singaporean architect firm that Worldbridge Group and its joint venture partner Oxley International Holdings brought in to design The Bridge and The Peak, the WB Arena project is modelled loosely on Singapore's Clarke Quay. Careful thought was given, however, to adapting the waterfront entertainment concept to the local setting.

"We have uniquely planned it to suit Cambodians and appeal to tourists visiting Cambodia," said Tan.

According to Simon Griffiths, managing director of Urban Asset Solutions, the project's commercial consultant and leasing agent, WB Arena will include 6,000 square metres of net leasable space divided into areas for retail, F&B and leisure.

The retail hub centres on a shopping market with 90 stalls where local vendors sell a range of fashion goods, gadgets and health and beauty products.

"We want something that appeals to tourists," said Griffiths. "About 70 percent of the 90 stalls will target tourists, the rest will be cross-over targeting both tourists and local shoppers."

There will be plenty of food and beverage options for visitors, as well as al fresco dining along the wide palm-lined riverside promenade. A dozen F&B brands have already booked spaces, and Urban Asset Solutions is in talks with three operators to manage a unique concept of food court.

The heart of the WB Arena complex is a 400-seat theatre designed for a stage or boxing ring. The building will be used for nightly live events, such as Khmer boxing or performances by local theatre guilds and special events.

"For local residents we considered a cinema as an anchor, but we settled on a theatre, which is more appealing to tourists but we hope everyone will enjoy the shows," explained Griffiths.

But the live performances will not just be in an arena. Electrical outlets will be set in three entertainment zones – one on the river and two inside the complex – where buskers can plug in their equipment.

"The idea came from the London Underground, where they put a sticker on the floor where musicians can perform," said Griffiths. "We'll have coloured floors in these zones and there will be no fees to perform."

There will also be an area for children, with carnival stalls and a supervised play area.

Designed as a "destination" and reachable by road or river, WB Arena is intended to fill a glaring gap in the capital's tourism market.

"Phnom Penh really lacks things for tourists to do, especially at night," said Griffiths. "This is the first integrated entertainment destination for the whole family."

Private boats and charter vessels will pick up and drop off tourists at WB Arena's pier, and the complex could become a stop on the capital's new water taxi service, which is set to run from Prek Pnov in the north of Phnom Penh to Takhmao City.

"It's designed around entertainment and fun, starting from the boat trip that gets you there," he explained. "We expect to see tourists coming at night to dine by the river, see a show, do a little shopping and have a massage while the kids play."

Construction on WB Arena, already underway, is scheduled to wrap up in June with F&B tenants to start fitting out their spaces in July. A soft launch is set for November 1, with the grand opening two weeks later – just in time for the annual Water Festival.

Youth triumphed over experience as 19-year-old Sok Lim Heng outmoved two-time champion Chheav Bora in the final round of the 2018 Angkor Sangkran Khmer Chess Championship.

The final battle to crown the new ‘King of Chess' was a highlight of the traditional Khmer New Year festivities at Angkor Wat on Monday.

After Bora and Lim Heng smoothly made their way through a select field of eight qualifiers to set up the pieces for the championship game, there was lively anticipation that the fast emerging Phnom Penh prospect Lim Heng and Kampong Cham's Bora would produce a game of high quality.

And chess enthusiasts and onlookers including tourists were not disappointed as a confident Lim Heng handled his pieces tactically better than his rival to be crowned the King of Khmer chess.

The champion received a gold medal along with prize money of 10 million riel (around $2,500), and additional rewards for Lim Heng also came from Prime Minister Hun Sen, who offered 20 million riel, and Siem Reap Governor Khim Bunsong, who added another 10 million riel.

Runner-up Bora had to be content with a silver medal and 18 million riel in total, including 12 million riel from the Prime Minister.

Third-placed Thim Dy from Kampong Cham was compensated for his efforts with a bronze medal and a prize of 12 million riel, out of which the Prime Minister's personal contribution was 8 million riel.

In the lead-up to the grand final, 24 players from seven cities and provinces – Phnom Penh, Sihanoukville, Kampong Speu, Kampong Cham, Siem Reap, Kratie and Battambang – vied to qualify for the eight places in the Angkor Sangkran finals.

The final field of candidates included Chheav Bora, Dim Dina, Keo Vathana, Bun Kea Seng, Bou Pon Malika, Eng Sengheak, Siv Sin and Sok Lim Heng.

Cambodia's raw but enthusiastic group of young field hockey players turned in a gutsy performance on Wednesday, beating one of Thailand's frontline clubs Saraburi 5-2.

The victory came after Cambodia were outplayed by Thailand's national team in a friendly just days earlier in the build-up to Asia zone Youth Olympic Games five-a-side hockey qualifiers to be held in Bangkok from April 25 to 29.

While Cambodia entered the women's hockey arena a few years ago, this will be the first foray into regional competition by the Kingdom's boys, who will be matching skills with some of the best in the continent aiming for two qualification spots to the Youth Olympic Games to be held in Argentina later this year.

Apart from Argentina as hosts, last year's beaten finalists Canada and Mexico have already qualified from the Pan American zone.

While the Asia, Europe and Africa zones will send two teams each, Oceania has been granted three slots.

The Bangkok qualifiers will be contested by 11 teams after Oman pulled out.

Cambodia have been grouped with India, Korea, Japan, Hong Kong and Singapore in Pool A, while Pool B is made up of Malaysia, Pakistan, Thailand, Bangladesh and Chinese Taipei.

Despite falling behind twice, a strong second-half showing saw Cambodia sound the boards four times to complete a morale-boosting 5-2 win ahead of the qualifiers.

Saraburi shot into the lead nine minutes into the game, but Cambodia drew level within three minutes.

The Thai club then made it 2-1 just before half-time.

But after the restart it was Cambodia all the way as they scored at regular intervals in the second session.

'Happy with our boys'

As the Khmer New Year celebrations were in full swing, the Kingdom's young hockey hopefuls aiming for their first big competitive test could not match strides against a strong Thailand in the country's first ever international hockey friendly.

Though Rama Anas managed to level Thailand's first-half strike, the hosts were too strong and wily in the second half as they powered to a 5-1 win.

"This was a good game for us. The team had zero experience before today and this was our first international friendly," team coach Asif Rana Masqsood said.

"I was happy with the way our boys handled the game against Saraburi. They were stiff competition for our team playing at this level in the qualifiers without any regional exposure at all.

"But playing against some of the best teams will certainly give our players a chance to improve in this futuristic 5s format,'' Masqsood added.

The compact hockey 5s on a smaller field was introduced at the Youth Olympic Games in China's Nanjing in 2014 after the inaugural edition in Singapore in 2010 used the outdoor format.

Australia beat Pakistan to clinch gold at the first ever Youth Olympics in 2010, and the Aussies went on to retain the gold four years later, beating Canada in the final 3-2 on penalties after regulation time ended 3-3.

The Olympics ethics watchdog will "monitor" developments after South Korean media said Samsung carried out illicit lobbying for Pyeongchang to be awarded this year's Winter Games, IOC president Thomas Bach said on Thursday.

Samsung, a top sponsor of the Olympics, has denied the claims made by the SBS television network that the company offered incentives to get votes from International Olympic Committee members.

Bach told a press conference during a visit to New Delhi that the allegations "have been clearly denied by Samsung, this is all that we know so far. But I am sure that our our ethics commission will monitor the situation".

SBS TV said it had obtained copies of 137 emails including messages between Samsung executives and Papa Massata Diack – the son of the scandal-tainted former International Association of Athletics Federations (IAAF) president Lamine Diack.

The mails included one listing 27 IOC members with voting rights in the decision for the 2018 Games, which was contested by Pyeongchang, Munich in Germany and Annecy in France.

'Success fee'

The report said Papa Diack had promised to convince each of the named members to vote for Pyeongchang.

In one 2010 mail Diack requested $12 million in funds – including a three-year, $9.5 million sponsorship for the IAAF's Diamond League athletics meetings. He also asked for a "success fee".

The emails were confiscated by South Korean prosecutors last year during a graft investigation into former president Park Geun-hye, SBS said.

As a top level Olympics sponsor, Samsung is not allowed to lobby for Games venue candidates. It strongly denied the allegations last week.

"Samsung has never engaged in any illegal lobbying activities to have Pyeongchang win the bidding", the South Korean tech giant said in a statement.

Mexican middleweight Saul "Canelo" Alvarez was handed a six-month ban by the Nevada State Athletic Commission on Wednesday over the failed drug test which forced his rematch with Gennady Golovkin to be cancelled.

At a hearing in Las Vegas, the commission unanimously approved a deal that will see Alvarez suspended for six months from the date of his failed test on February 17.

The ruling means Alvarez, who did not attend the hearing, will be free to fight again in August – raising the possibility of a rescheduled Golovkin fight in September.

Alvarez tested positive for Clenbuterol twice, on February 17 and February 20, during voluntary out-of-competition tests as he prepared for his May 5 rematch with Golovkin.

He later blamed the tests on eating contaminated meat in his native Mexico, where several athletes across different sports have encountered similar problems in recent years.

The 27-year-old risked a one-year ban over the failed test, but Nevada authorities said he had been given a six-month suspension citing his cooperation with authorities.

In a statement, Alvarez's promoters, Golden Boy Promotions said they accepted the sanction – and indicated they aimed to reschedule the Golovkin rematch for September.

"Canelo looks forward to returning to the ring in September for Mexican Independence Day weekend to represent Mexico and boxing in what will be the sport's biggest event of the year," Golden Boy said.

"He is ready to continue his remarkable record of fighting at the highest level."

'Forget Mexican meat'

Any rematch between Alvarez and Golovkin will be tinged with animosity. The two fighters have traded verbal blows in the months since Alvarez's positive drug test came to light.

At a news conference in Los Angeles earlier this month, Alvarez insisted he was the victim of an innocent mistake, hitting back at claims from Golovkin that he was dope cheat.

"I am truly shocked about what has happened, and for those who have doubts and suspicions about my integrity, I have always been and always will be a clean fighter," Alvarez said. "I respect this sport. I will always be a clean fighter."

Alvarez and Golovkin fought to a controversial draw in their first meeting in Las Vegas last September, a fight most neutrals believed unified champion Golovkin had won.

Their rematch at the T-Mobile Arena next month was expected to be one of the biggest fights of 2018 but was thrown into uncertainty after news of Alvarez's drug test emerged.

Golovkin has dismissed Alvarez's claims that he ingested the Clenbuterol inadvertently, telling reporters last month at his training camp in Big Bear, east of Los Angeles, that he believed the Mexican was guilty of doping.

"Forget Mexican meat," Golovkin said. "Come on . . . Canelo's cheating. They're using these drugs and everybody's trying to pretend it's not happening."

The unbeaten 35-year-old will now fight American Vanes Martirosyan on May 5 in an open-air bout at Los Angeles' StubHub Center.

Jose Mourinho has defended Paul Pogba after the Manchester United star was branded "disrespectful" by Paul Scholes.

United legend Scholes claimed Pogba's lacklustre display in Sunday's shock defeat against lowly West Bromwich Albion showed a lack of respect for Mourinho.

Scholes's criticism came amid growing speculation that Mourinho is ready to sell Pogba following the France midfielder's inconsistent form over the last two seasons.

But Pogba produced one of his better performances in United's 2-0 win over Bournemouth on Wednesday as he set up Romelu Lukaku for the second goal at Dean Court.

Asked to comment on Scholes's criticism of Pogba, Mourinho said: "I don't agree. I agree that it wasn't a good performance at all [against West Brom] – with that I agree."

Mourinho made seven changes from the West Brom loss as he axed some of his underperforming players and rested others for Saturday's FA Cup semifinal against Tottenham.

His decision to keep Pogba in the starting line-up raised questions about the chances of the midfielder retaining his place at Wembley.

But Mourinho, who has dropped Pogba several times this season, offered an enthusiastic review of his man of the match display on the south coast.

"Top performance. Top performance. Obviously the performance against City was special, coming with two goals," he said.

"But this performance was a very similar level. So top performance. He can do it."

United's return to winning ways was not enough to ease Mourinho's frustrations over Sunday's woeful loss to West Brom.

That result gifted the title to Manchester City, but Mourinho believes he can catch the champions next season.

"My face is still the face of last Sunday and not the face of somebody who just finished a game and a win," Mourinho said.

"I still live with the emotions of last Sunday.

"I know how to win titles. In case some of you guys don't know, I won eight championships in four different countries, and three in this country.

"I know why you win; I know why you don't win.

"OK, no doubts about City's quality, and that in any circumstances they would win this title because they are the better [team].

"But we could have, perfectly, I would say 10 more points than we have."

All Black halfback TJ Perenara has become the highest-profile rugby player to condemn Wallaby Israel Folau's anti-gay comments, with New Zealand legend Michael Jones also saying he disagreed with the Australian player's stance.

Perenara, who shares Polynesian heritage with Folau, said homophobic remarks from an athlete of Folau's stature were particularly hurtful to young Maori and Pacific islanders struggling with their identity.

"You don't need to look far to know that young Maori/PI are overrepresented in youth suicide statistics and, as I understand it, even more so when you look to those who are part of the Rainbow community," he tweeted late Wednesday.

"Comments that cause further harm cannot be tolerated."

The 45-Test All Black added: "As professional rugby players, whether we like it or not, we are role models for a lot of young people."

Folau wrote on social media this month that God's plan for gay people was hell unless they repent their sins.

He later explained that his remarks were prompted by deeply held religious beliefs and Rugby Australia decided against sanctioning him.

'Dumb jock card is history'

Jones, the loose forward who fired the All Blacks to victory in the inaugural World Cup in 1987, said his own faith did not prevent him from accepting gays.

A devout Christian from a Polynesian background who refused to play on Sundays during his international career, Jones urged 'wisdom' from Folau.

"There's members of my family from those [gay] communities and we love them, they're integral in our lives and they're a big part of who we are," he told reporters.

"Being able to express yourself is important, but doing it respectfully, with wisdom. There needs to be a lot of love and grace, particularly as Christians."

Waikato Chiefs back Brad Weber became the first player to challenge Folau about his comments this week, saying they left him disgusted.

Perenara said young people should ignore them and realise: "It's OK to be you; you are perfect as you are."

"I am 100 percent against the comments that were made by Israel. It was not OK to say that," he tweeted.

"It's not an attitude I want to see in the game I love."

New Zealand Herald rugby writer Gregor Paul welcomed the fact that players now felt comfortable calling out intolerance, rather than shying away from controversy.

"The dumb jock card may now be consigned to history, no longer valid or appropriate for players to use," he wrote.

"They are professional athletes some of the time, but human all of the time and because of that, players have the same responsibility as everyone else to speak out against wrongdoing."

Erin Popovich, the wife of San Antonio Spurs head coach Gregg Popovich, died on Wednesday after a long illness, the NBA team announced. She was 67.

"We mourn the loss of Erin," Spurs general manager RC Buford said in a statement. "She was a strong, wonderful, kind, intelligent woman who provided love, support and humor to all of us."

Erin Popovich is survived by her husband, two children and two grandchildren.

San Antonio's next game is on Thursday against the Golden State Warriors. It is not known if Gregg Popovich will be behind the bench.

The 69-year-old Spurs coach married his wife while he was helping coach the American Air Force Academy team from 1973-79.

Former Spurs player and now Warriors star Kevin Durant was at a loss for words but said he was willing to provide whatever support Popovich needs.

"It's bigger than the game. It's bigger than winning and losing. I feel so bad for Pop and his family. That's just tough to hear about," Durant said.

Real Madrid may the favourites for the Champions League but a 1-1 draw against Athletic Bilbao on Wednesday will hardly have struck fear into Bayern Munich.

Zinedine Zidane's side started complacently at the Santiago Bernabeu and ended frantically, with Cristiano Ronaldo's 87th-minute equaliser cancelling out a delightful early chip from Athletic's Inaki Williams in between.

Barcelona's commanding lead at the top of La Liga, which now stands at 12 points over Atletico Madrid and 15 on Real, means these matches carry reduced significance and inevitably lack a certain edge.

But Zidane may at least be concerned by a loss of momentum, particularly given this side is likely to be very close to the one that starts the semifinal first leg at the Allianz Arena in a week's time.

Real have managed to hit a different gear in the Champions League knockout stages but this draw means they have now won only once in their last four matches, having strung together 11 victories from their previous 12.

"The result wasn't what we wanted today and mentally, also, we were a little off," Zidane said. "What we have to do is rest. We have five days before the game on Wednesday, we will prepare well and then we will give everything. We have a semifinal and we will fight to the death to defend our title."

Dress rehearsal

Ronaldo's late flick was his 22nd goal in 12 games and with the Portuguese in this sort of form, almost any performance can be salvaged.

But Real's night was better summed up by one moment in the second half when Sergio Ramos repeatedly failed to clear and then turned to face the crowd's jeers with his arms outstretched. The jeers grew louder.

If the Real team that faced Malaga on Sunday was aimed at resting players ahead of Bayern, this looked more like a dress rehearsal.

Ronaldo, Luka Modric, Toni Kroos, Raphael Varane and Marcelo all returned, but there was no place for Gareth Bale, who had also been left out against Malaga. His preserved energy was deemed only valuable enough for 30 minutes off the bench.

"There is no problem with Gareth," Zidane said. "I have 25 players and I have to be attentive to everyone, Bale is one of them. There are others who play and do well too."

Four video assistant referees will be present at every game at the World Cup in Russia, with replays to be shown on giant screens inside the stadiums, FIFA said on Wednesday.

"Everything will be centralised in a single location in Moscow and all referees will be based in Moscow," explained FIFA's referees' chief Pierluigi Collina during a training seminar organised at Coverciano, near Florence.

Over the next two weeks two groups of 36 referees and 63 assistants will be trained for the World Cup in Coverciano, with workshops organised on the VAR system, which will be used at the tournament for the first time.

Another Italian former referee, Roberto Rosetti, explained how VAR would work during the tournament.

"There will be four VAR officials. The VAR principal will communicate with the main referee and can suggest that he comes to verify images on the sidelines," Rosetti explained.

"The VAR assistant No1 will be in charge of following the match live while the review is taking place. VAR assistant No2 will be specially in charge of offside."

Two specially adapted cameras will be used to watch out for offside players during the World Cup.

A third VAR assistant will be in charge of supporting the VAR principal, focusing on the respect of protocol and to assure good communication between the whole team.

In addition to the VAR officials there will also be four technicians in charge of screens and camera angles, with a FIFA representative present to relay decisions with explanations on giant screens.

"We have to remember that the the very clear objective and the success of VAR will also depend on how it is understood," Collina said.

"It's about avoiding clear and obvious major errors. It's not a question of refereeing the match with technology. The goal has never been to check every minor incident."

Australia Test captain Tim Paine pledged on Thursday to embark on a new era of "respectful" cricket and rebuild public trust after the ball-tampering scandal that rocked the sport.

The newly appointed leader said the fallout from the tampering episode was greater than players had anticipated and promised a different style of cricket in the future.

"Going forward, we have a clean slate. We can rewrite the way we play a little bit," the 33-year-old told reporters in Tasmania's capital Hobart.

"The main thing for us is to bring the fans back to Australian cricket and make sure they like the way we are going about it – they want to come and watch and be proud of the Australian cricket team," he added.

The ball-tampering scandal during the third Test in South Africa last month stunned the sport and sparked reviews into the culture within Australian cricket.

Then captain Steve Smith and his deputy David Warner have been banned from international and domestic cricket for a year, while Cameron Bancroft was exiled for nine months, leaving the squad badly weakened.

They have all apologised and accepted the sanctions.

Paine said all three would be welcomed back to the national side but in a new environment that met public expectations.

"Certainly playing international cricket you have to be as competitive as you possibly can be, but we just have to look at different ways of doing that," he said, "more respectful ways of putting opposition teams under the pump."

Meeting on new head coach

Australia has been under heavy scrutiny for sledging and Paine said on-field talk with the opposition "will be very different going forward".

Cricket Australia (CA) announced a meeting for Friday to discuss who will replace head coach Darren Lehmann, who despite being cleared of any wrongdoing resigned amid the scandal fallout.

But it denied media reports that former Aussie opener Justin Langer had already been selected for the job.

"The process to be undertaken for the appointment of a new Australian men's head coach will be discussed and agreed at the CA board meeting this Friday," a spokesperson said in a statement.

"No appointment has been made, and nor will any candidate be put to the board for ratification on Friday."

Paine on Thursday endorsed Langer but added there were many highly regarded candidates worldwide.

Langer remains favourite to take the top job but has indicated he wants to maintain his coaching and family commitments in his home state of Western Australia.

Former Australian Test captain Ricky Ponting and former pacemen Jason Gillespie have also been touted as potential replacements for Lehmann.

Some commentators have suggested the coaching appointments be split across the three forms of the game – Tests, one-day internationals and Twenty20s.