Steve Watts CTBUH Watts Partner, Davis Langdon LLP London, UK © CTBUH Copyright. ... Alejandro...

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The Economics of Sustainability and Mixed Use

Steve WattsPartner, Davis Langdon LLPLondon, UK,

Zen and the art of economics

Zen and the art of economics (cont’d)

How did it all start?

Form follows finance

Types of Tall Development e.g. LondonSingle Plot

eg The Shard Plot located within city boundsEstablished transport links & locationPlanning constraints

Central MasterplanE.g. BishopgatePart of an approved zone within city pp yPlot complexity

PeripheralpE.g. Canary WharfLocated in new “cluster” on outskirts of the cityNew transport infrastructure requiredp qNo planning constraints© CTBUH Copyrig

Signposting

It Got Political

“Simultaneously, architecture and urbanism have become a crucial political battleground.”

Alejandro Zaero–PoloForeign Office Architects

It Got Busy

Globalisation

Globalisation"Brent" Crude Oil

100110120130140

2030405060708090

CopperSteel Prices260

2000 2001 2002 2003 2004 2005 2006 2007 2008Source: IMF monthly average

CRUspi Europe Steel Index Steel Copper

2000 2001 2002 2003 2004 2005 2006 2007 2008

Apr-00 Apr-01 Apr-02 Apr-03 Apr-04 Apr-05 Apr-06 Apr-07 Apr-08

Source: CRUspi

Source: IMFSource: CRUspi © CTBUH Copyright

Globalisation

Globalisation"Brent" Crude Oil

100110120130140

2030405060708090

2000 2001 2002 2003 2004 2005 2006 2007 2008Source: IMF monthly average

CCopper

Steel Prices

CRUspi Europe Steel Index

Steel Copper

A 00 A 01 A 02 A 03 A 04 A 05 A 06 A 07 A 08

02000 2001 2002 2003 2004 2005 2006 2007 2008

Source: IMF

Apr-00 Apr-01 Apr-02 Apr-03 Apr-04 Apr-05 Apr-06 Apr-07 Apr-08

Source: CRUspi © CTBUH Copyright

Globalisation

The Shard: an icon in the making

The Shard

South of the Thames

The Shard: a transport hub

The Shard

Part of LBQ

The Shard

A new urban fabric

The Shard

Mixed use

The Shard

Apartments

The Shard

Restaurants

The Shard

A view!

The Shard

A valuable view…

The Shard vs The Leadenhall Building

The Leadenhall Building The Shard

Client British Land Teighmore

Height (m) 225 310

Gross internal floor area (ft²) 928,000 1,365,000

Net internal floor area (ft²) 612,000 900,000

Overall net:gross 66% 67%

Wall:Floor ratio 0.64 0.50

Status: On hold On siteCompletion: ? May 2012p y© CTBUH Copyrig

Superstructure

S t tSuperstructure

Superstructure The Shard Leadenhall Building

Material Steel + concrete Steel tube(conc core)

Steel weight 120kg/m2 209kg/m2

Cost (index) 100 120( )

Facades

Leadenhall Building vs The Shard

The Shard Leadenhall Facades e S a d eade aBuilding

Facades

Wall:Floor ratio 0.50 0.64

Total cost (£/ft² index) 100 140Total cost (£/ft - index) 100 140

Main type (index) 100 160

So what is success?

Timing!

So what is success?Hitting the cycles

Sustainability: it’s confusing!

Sustainability: a set of paradoxes

Sustainable tall buildings: remove the PR!

Sustainable tall buildings: the need for a sustainable platformplatform

The Development Life Cycle

Industrial Ecology – what is it?

‘..the means by which a state of sustainable development is approached and maintained. It consists of a systems view of human economic activity and its inter-relationship with fundamental biological, chemical and physical systems with the goal of

t bli hi d i t i i th h iestablishing and maintaining the human species……………….…..blah blah blah’

The importance of location

Whole life CO2 emissions annualized for 30 years

Annual KgCO2 per m2 GIA

SW1 W4 UB11 EC2

The (increasing) importance of location

Whole life CO2 emissions annualized for 30 years with adjustments – W4

Annual CO2 emissions

Present Near FuturePast

11%11%

71%71%

20%71%

Industrial Ecology and Resources

Structure

Services

Industrial Ecology: The Model

Back to basics…

Remind me why we are proposing a tall buildingRemind me why we are proposing this shape and formRIGHT design RIGHT locationA sustainable building on a sustainable platformA sustainable building on a sustainable platform

Back to basics: a developing typology?

Single Use

(yesterday)

Multiple Use

(today)

Complex mixed use

(tomorrow?)

Refurbishment is a real option

We can still reach for the sky!

The future?

A new era….but not the end

“We are convinced that the age of skyscrapers is at an end. It b id d i l b ildi l h must now be considered an experimental building typology that

has failed. We predict that no new megatowers will be built, and existing ones are destined to be dismantled.”

James Howard Kunstler (author: The Geography of Nowhere)Nikos A Salingaros (Urban Theorist)Nikos A Salingaros (Urban Theorist)

Steve Watts CTBUH Watts Partner, Davis Langdon LLP London, UK © CTBUH Copyright. ... Alejandro...

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