The Economics of Sustainability and Mixed Use
Steve WattsPartner, Davis Langdon LLPLondon, UK,
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Zen and the art of economics
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Zen and the art of economics (cont’d)
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How did it all start?
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Form follows finance
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Form follows finance
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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
ht
Signposting
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It Got Political
“Simultaneously, architecture and urbanism have become a crucial political battleground.”
Alejandro Zaero–PoloForeign Office Architects
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It Got Busy
Title
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Globalisation
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Globalisation"Brent" Crude Oil
100110120130140
Oil
2030405060708090
100
US
$ pe
r bar
rel
CopperSteel Prices260
01020
2000 2001 2002 2003 2004 2005 2006 2007 2008Source: IMF monthly average
Cpp
4000
5000
6000
7000
8000
9000
US
$/m
t140
160
180
200
220
240
260
x (1
994
= 10
0)
CRUspi Europe Steel Index Steel Copper
0
1000
2000
3000
4000
2000 2001 2002 2003 2004 2005 2006 2007 2008
60
80
100
120
140
Apr-00 Apr-01 Apr-02 Apr-03 Apr-04 Apr-05 Apr-06 Apr-07 Apr-08
Source: CRUspi
Inde
x
Source: IMFSource: CRUspi © CTBUH Copyright
Globalisation
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Globalisation"Brent" Crude Oil
100110120130140
Oil
2030405060708090
100
US
$ pe
r bar
rel
01020
2000 2001 2002 2003 2004 2005 2006 2007 2008Source: IMF monthly average
CCopper
5000
6000
7000
8000
9000
/mt
Steel Prices
180
200
220
240
260
94 =
100
)
CRUspi Europe Steel Index
Steel Copper
0
1000
2000
3000
4000
5000U
S$/
60
80
100
120
140
160
A 00 A 01 A 02 A 03 A 04 A 05 A 06 A 07 A 08
Inde
x (1
99
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
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The Shard: an icon in the making
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The Shard
South of the Thames
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The Shard: a transport hub
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The Shard
Part of LBQ
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The Shard
A new urban fabric
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The Shard
Mixed use
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The Shard
Apartments
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The Shard
Restaurants
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The Shard
A view!
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The Shard
A valuable view…
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The Shard vs The Leadenhall Building
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The Shard vs The Leadenhall Building
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The Shard vs The Leadenhall Building
The Leadenhall Building The Shard
g
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
ht
The Shard vs The Leadenhall Building
Superstructure
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The Shard vs The Leadenhall Building
S t tSuperstructure
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The Shard vs The Leadenhall Building
Superstructure The Shard Leadenhall Building
Material Steel + concrete Steel tube(conc core)
Steel weight 120kg/m2 209kg/m2
Cost (index) 100 120( )
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The Shard vs The Leadenhall Building
Facades
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The Shard vs The Leadenhall Building
Facades
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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
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So what is success?
Timing!
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So what is success?Hitting the cycles
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Sustainability: it’s confusing!
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Sustainability: a set of paradoxes
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Sustainable tall buildings: remove the PR!
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Sustainable tall buildings: the need for a sustainable platformplatform
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The Development Life Cycle
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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’
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The importance of location
Whole life CO2 emissions annualized for 30 years
Annual KgCO2 per m2 GIA
SW1 W4 UB11 EC2
3329
31
34
91
37
19
4025
61
7574
Commute Operational Embodied© CTBUH Copyright
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%
15%
20%71%
17%
71%
17%
62%
23%
52%
28%
Commute Operational Embodied© CTBUH Copyright
Industrial Ecology and Resources
Structure
Services
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Industrial Ecology: The Model
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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
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Back to basics: a developing typology?
Single Use
(yesterday)
Multiple Use
(today)
Complex mixed use
(tomorrow?)
MONOCENTRIC POLICENTRIC NETWORK© CTBUH Copyright
Refurbishment is a real option
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We can still reach for the sky!
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The future?
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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)
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