Date post: | 14-Apr-2018 |
Category: |
Documents |
Upload: | seahorse88 |
View: | 251 times |
Download: | 1 times |
of 11
7/27/2019 Tall Buildings Whitepaper
1/11
MEGATALL:
What does it take?
EC Harris | Property
7/27/2019 Tall Buildings Whitepaper
2/11
This paper outlines how the
landscape is changing or tall
buildings and provides an outlook
on what it takes to develop amegatall structure. We consider
how an investor and a developer
can ensure their plans or
constructing and investing
successully.
Why build tall?
The principal drivers to build tall vary considerably from
city to city around the world but are intrinsically linked
to two key drivers; wealth / power and / or limitation on
space. History shows that there has always been a passion,
if not obsession, to stretch boundaries of engineering and
construction by building high; essentially where no man
has ever been before.
Within the next decade we are likely to see not only the
worlds rst kilometre tall building, The Kingdom Tower,
Jeddah, but a signicant number o tall buildings that could
stretch over 600 metres high (2000t). These are known as
the megatall buildings.
To put that in perspective, that is our times the size o the
Shard in London. A ew years ago, this type o building was
not even in existence and yet the Council on Tall Buildings and
Urban Habitat (CTBUH) pipeline shows that we can anticipate
over ten megatall buildings to exist across the world by 2020.
Interestingly all o these buildings exist in either the Middle
East or Asia. The tallest building under construction outsideo these regions is the One World Trade Centre, in New York,
which will stand at 540 metres.
Executive summary
The principal drivers to build tall vary considerably
around the world but are intrinsically linked to two
key drivers; wealth/power and/or limitation on space
Currently nine out o ten o the worlds tallest
buildings are located in Asia
There are our key reasons or this shit rom West to
East which help us to understand what is driving the
change to build tall
A megatall building is unlike any other type o
building. It is truly unique and many key actors need
to be taken into consideration as early as possible
We have ocused on seven key areas that need to be
considered when constructing a megatall building
A ocus on viability, eciency and the speed todeliver is vital to build a successul megatall
construction.
7/27/2019 Tall Buildings Whitepaper
3/11
Where will the megatall buildings be located?
A correlation o GDP growth and building tall The shit rom west to east
How tall is megatall?
7/27/2019 Tall Buildings Whitepaper
4/11
The shit rom West to East
Currently nine out of ten of the worlds tallest buildings are located in Asia, led by the
Burj Khalifa in Dubai, UAE. During 2012, a staggering 66 new tall buildings (200m or
more) were built across the World. Interestingly, three out of the top four tall buildings
are planned to be built in Dubai, UAE.
In the late 1980s, the top ten tallest buildings in the world were all located in North America;nine in the USA and one in Canada. Over the past 25 years the geographical make up o
this list has shited eastwards, corresponding to the economic emergence o these nations.
As Asian economies grew and looked to establish themselves as global economic markets,
so too did the height o their buildings. It is evident that countries use architecture to
demonstrate the development and achievement o their nations.
1998 marked a denitive shit rom West to East or tall buildings, when the Petronas
Towers in Kuala Lumpur, Malaysia, ocially became the worlds tallest buildings. The
towers were the rst outside o the US to hold this honour. This ollowed a succession
o tall structures in the east, including the Taipei 101 in 2004 and the Burj Khalia,
launched in 2010.
Why the shit?
There are four main reasons for this shift from West
to East. The motives help us to understand what is
driving the change in landscape for tall buildings.
1. Planning governance
In mature markets (specically the West), planning
governance has had a signicant impact in controlling
the height o buildings. Many mature cities want
to protect the view o their skyline. In contrast, the
Middle East has a much more relaxed planning
regime, which is enabling this shit. For example, in
2004 Dubai Marinas rst phase was complete and by
the end o 2013 the surrounding area will comprise
o numerous high rise buildings. This shows a rapid
turnaround, whereby planning governance is not
withholding any o these developments. This area
in Dubai is oten reerred to as the tallest block in
the world because 14 out o 20 o the current
tallest buildings in Dubai are located in the Dubai
Marina district.
2. Land value + the economy
As outlined in the graphic on page three, there is a
direct link with economic growth (GDP) and where tall
buildings are constructed. The emerging markets,
typically in the Middle East and Asia, land values are
low and the economy outlook has been promising. In
contrast the Western market land values are particularly
high with little GDP growth.
3. Population increase
In heavily populated cities land is scarce and valued
greatly. As a consequence, these cities that have a
high population rate have more demand or tall
buildings. The population rate across Asia is huge and
the land is scarce, thereore the need to build tall is a
necessity in the East.
4. The demand for recognition and prestige
New emerging markets continue to command
recognition and as a result society demands new
developments and inrastructure. As countries in
the East build more iconic and tall buildings, prestige
and recognition ollows. These tall constructions
oten anchor other developments and inrastructure
and encourage new value to be created in the
surrounding areas.
For example, the worlds current tallest building The
Burj Khalia, represents a signicantly high valuedpiece o real estate. As a result this was made the
centerpiece o a new business and residential district
in Dubai and consequently a premium is charged or
properties in the area, specically or those with clear
views o the skyscraper. Even i the Burj Khalia
ailed to return a prot, its presence will raise the
surrounding property value enough to more than
oset the di erence.
7/27/2019 Tall Buildings Whitepaper
5/11
WHAT DOES IT TAKE
TO DEVELOP A
MEGATALL
STRUCTURE SAFELY,
EFFICIENTLY AND
AT SPEED?
A megatall building is unlike any other building, it is truly
unique. Many key actors need to be taken into consideration
as early as possible to ensure a sae and ecient structure is
adhered to, within time and to budget.
In this paper we identiy seven areas that need consideration
when constructing a megatall building.
7/27/2019 Tall Buildings Whitepaper
6/11
The risks associated with building tall are ever more amplied when compared to any
other building. Thereore, it is o critical importance that a developer and/or an investor
is ully aware o the key drivers associated with the construction o a megatall
building, irrespective o use or ownership.
The key drivers include:
1. Health and saety rst
Building tall represents many risks and as a result, health
and saety should always be oremost in any construction
project. A megatall structure has to consider the risks
as does any other construction project, but there shouldalso be a ocus on key areas, such as:
Site inductions
Site inductions or all site personnel are a eature o
all building projects however these must be tailored to
the risks o working at height. They must constantly be
updated as the building increases in height. In addition,
access to upper areas must be controlled and restricted
to those that need to work in these areas.
Site welare
As a building rises, welare acilities need to ollow.Workers must have access to toilet acilities, a canteen
and rest areas close to their areas o work. In addition,
considerable planning o the movement o workers at
the start and nish o shits is required, in accordance
with available temporary vertical access acilities.
Preabrication
Where possible, elements which pose the greatest risk
o installation at height, should be preabricated,
particularly those on the periphery. Complex items
should be trial assembled at ground level rst andparticular care is required with loose ttings which
should be contained and tools which should be tethered.
Fire
Construction site res are always a major risk
particularly as a building nears completion. The re
risk or a megatall structure is multiplied. In addition
to usual good practice and policing, consideration
should be given to early completion o reuge and
escape stair areas.
2. The economy and market
Evidence shows that there is a direct link between
economic growth and building tall (see graphic on
page three). Market conditions clearly have an eect
on the viability o a tall development.
Securing nance or megatall projects is an important
element (i not the most important) to ensure successul
delivery. There are many large and varying investments
made once the preparation and detailed easibilitystudies have been conrmed, to ensure the target is
reached by the investors and much o this is linked to
the market and economic demand.
Tall buildings oten take longer to achieve statutory
approvals because each country has specic building
control guidelines. For example, the Landmark
Tower in Abu Dhabi was one o the rst high rise
developments in the city, where potential conficts
between international guidelines and interpretation
o local building codes and re evacuation guidelines
had to be managed careully to meet municipality
satisaction. Due to the very complex nature o a high
rise design and construction process it is necessary
that robust planning is undertaken to crystalise
development expectations. Usually tall buildings are
uelled by pre-let tenant arrangements or pre-sales
to consolidate the business case through o setting
potential commercial risk.
Market and tenant need
Wherever you are in the world, no-one is currently
building a tall tower without any tenants or potential
occupants. A development will always be aligned to the
market need and should ocus on a specic segment
demand. This will initially be led by market research
to determine demand, which shapes the developers
product. The common thread across highly successul
tall buildings is quality, but it is important to note that
not all tall buildings need to be iconic or cutting edge.
Nonetheless, they do have to be very well conceived,
designed, managed and constructed, to align to market
and tenant requirements.
7/27/2019 Tall Buildings Whitepaper
7/11
3. The structure vs. value
Price vs. height and shape
The viability o any development is dependent on costs
vs revenue. These actors get ever more complex when
building tall. Typically, as the height o a buildingincreases so does the cost o construction, the challenge
is to hone this as early in the easibility process as
possible. In addition, there is a potential uplit in sales
price rom those units on the upper foors, particularly
iconic tall buildings.
Size and regularity o foor plate
Our bespoke modelling and benchmarking capability
or tall buildings, can measure and estimate typical cost
per square oot o constructing a tall tower, in line with
market need. The foor plate eciency is critical to theviability o any high rise tower and foor to wall ratios are
o undamental importance to this. Due to our in depth
knowledge and understanding o the key cost drivers or
tall buildings we are able to advise rom the outset o
concept design o any potential risks or opportunities.
Structure solutions
A clear denition o structural principles, such as
structural material and core locations must be
understood rom the outset. The integration o these
principles with the architectural and MEP Services design
is vital to create an eective design solution. In our
experience oten key design decisions are ormulated in
the concept stage or a high-rise design. These decisions
can heavily infuence all resources committed thereater
to both design and construct the development. Thereore
it is imperative that a ully integrated team is in place
rom conceptual design to ensure that all decisions are
ully considered and developed as early as is practically
easible and have minimal impact on the developments
viability.
Facade specication
The aade specication is critical to the success o any
tall building not only rom an aesthetic perspective butalso in terms o budget and viability. The selection o
the system can increase the construction budget by up
to 10% and the total costs o the aade can amount to
20% o the total shell and core cost o the tower. It is
important to note that whilst the aade specication
is oten driven rom the aesthetic aspirations, careul
consideration o the thermal, acoustic and structural
perormance is required to ensure that the correct
system is nally selected.
Vertical transportation strategy
The movement o people is particularly relevant in the
success o any high rise development. The type o
vertical transportation system is oten linked to the
specic use o the building and indeed in many cases
the mixed use o the building will acilitate the
requirement or sky lobbies in high rise towers. Double
decker lits, a relatively new technology, has been used
in some o our high rise developments to provide our
clients with an ecient solution to minimise tower core
area requirements and to meet the commercial oce
tower passenger requirements.
7/27/2019 Tall Buildings Whitepaper
8/11
4. The location and site approvals
Site constraints
A thorough understanding o the localised constraints
is essential, such as;
Ground conditions
Abnormal conditions
Planning legislation Legal issues, such as rights to light, air rights etc
Physical interaces
Stakeholder management.
All o these issues are absolutely critical to project
success. Early establishment o the constraints and
opportunities will rame the success o the development
and mitigate the risk o derailment.
Planning approval
Planning and code approvals (including seismicrequirements) become ever more complex at height,
as do engineering and constructability issues.
It is oten the case that the development o a signicant
landmark high rise development will increase the value
o the associated nearby land, and at times the tower
could prove to be a loss leader in an overall development.
Burj Khalia, as reerenced previously, probably alls
into this category. It is important to highlight specic
opportunities to investors on this when securing nance
and coming up against planning and site constraints.
5. Quality underpins valueProduct quality is o paramount importance or any
development, but most signicantly or a megatall
construction, because quality ensures the development
value is optimised.
One common thread that links tall buildings in every
country, across the world, is that quality underpins
value. In this respect, the most successul tall buildings
share high design and construction quality and space vs.
cost ecient metrics. Prime occupiers demand quality
that resonates with their own corporate brands.
Buildings designed and constructed to class leading
standards are rarely compromised by poor yield and
rental voids. Conversely poorly conceived, designed
and constructed tall buildings make up the majority
o under utilised real estate in cities around the world.
Furthermore, iconic buildings command recognition as
place makers, which oten anchor major developments
through game changing value creation. The outcome
is thereore o both macro and micro economic impact
and signicance.
It is oten the case that the
development o a signifcant
landmark high rise development
will increase the value o the
associated nearby land.
7/27/2019 Tall Buildings Whitepaper
9/11
6. Embrace and enable newtechnologies and innovations
Many o the challenges aced in the development, design
and construction o tall buildings, ocus on nding
innovative responses to mitigate risks associated with the
key cost drivers. This could be in the structural design,
sustainability, eciency o foor plates, or the cost andvalue implications o alternative methodologies. We
continually have to conduct extensive research or our
clients, meet with the top proessionals within the
relevant industry bodies, review up to date best practice
external publications and o course communicate
eectively with our ellow proessionals. This allows us
to better inorm our clients o what new innovations
and technologies are required to overcome the
perceived restrictions.
For example a client looking to develop a supertall
tower in Abu Dhabi, wanted advice on the pros and
cons o building a tower at potentially 400m, 500m
or 600m tall. Within a ew weeks, together with the
internationally renowned design team, ollowing
intensive review and analysis, we advised the client on
which scheme would work most eciently, eectively
and on time, rom either an aesthetic, nancial or indeed
unctional use perspective. In addition to this, we
were able to advise the client o the should cost
o the Tower.
7. Optimise a high perorming team
A team with extensive experience o tall buildings thathas learnt rom the iterative process o setting higher
standards on each project and the challenging boundaries
will provide a robust platorm and will ensure that quality
and value is maximised and delivery risk is kept to
a minimum.
Collaboration across the supply chain is vital and it is
ever more important that the team is integrated and
proactive to deliver. A strong leadership should ensure
that across all areas o design and construction the
supply chain is delivering a high perorming team.
Collaboration across the
supply chain is vital and it
is ever more important that
the team is integrated and
proactive to deliver.
7/27/2019 Tall Buildings Whitepaper
10/11
WHAT SHOULD THE FOCUS
BE ON WHEN BUILDING TALL?
A ocus on viability, eciency and the speed to deliver is vital to
building a successul megatall construction. Within this, technology
and innovation, as well as collaboration and leadership play a key role
across the supply chain, to ensure the delivery o a successul
megatall building.
7/27/2019 Tall Buildings Whitepaper
11/11
FURTHER INFORMATION
For urther inormation on how we can help you to deliver complex tall
buildings, please do not hesitate to contact:
Keith Brooks
Global Head o Property
t +44 (0)20 7812 2230
m +44 (0)7 778 911 013
Terry Tommason
Head o Property, Middle East
t +974 4 476 0001
m +974 5 550 5654
Derek Roy
Partner, Middle East
t +974 4 476 0001
m +974 5 582 6357
Jon Moore
Head o Property, Asia
t +852 2263 7477
m +852 9164 9218
Simon Light
Head o Property, UK
e [email protected] +44 (0)20 7833 6613
m +44 (0)7788 648 782
8572
echarris.com/property
echarris.com/blogs
Follow us
@ECHARRISLLPJoin us
ECHARRIS
http://../8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013/8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013.pdfhttp://../8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013/8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013.pdfhttp://../8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013/8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013.pdfhttp://../8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013/8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013.pdfhttp://../8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013/8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013.pdfhttp://../8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013/8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013.pdfhttp://../8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013/8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013.pdfhttp://../8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013/8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013.pdfhttp://../8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013/8555_Contract%20Solutions%20Construction%20Disputes%20Report%202013.pdf