and Urban Habitat Buildings: A Blueprint for the Future?

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1 Effective and Sustainable Tall Buildings: A Blueprint for the Future? Steve Watts, Director/Head of Tall Buildings Davis Langdon, an AECOM Company, London; Judit Kimpian, Director of Sustainable Architecture and Research Aedas London Aedas, London

2 The consultants

3 The challenge Grade A London office Sustainable Low-cost Baseline e Configuration ato - < 150/ft 2 High Value Urban Identity The Future Office A Blueprint for the Future?

4 Baseline assumptions and considerations British Council for Offices 60 year life span Shell and core 40 storey office tower Constant F2C therefore F2F changes People All facades share same performance criteria Greater capital value from NIA NOT factored in Notional cost reduction applied to shorter programmes No specified occupant Planet Profit

5 Evaluation matrix 0 worse 1 neutral 2 better Soft metrics Hard metrics

6 Cost: the challenge in context

7 Central London Offices Benchmarking Elemental Shell & Core Construction Costs (arranged by cost) o o No obvious correlations between cost and height / size / client. Key cost drivers >building form >specification >timing

8 The importance of location London Broadgate Tower British Land Architect: SOM London Heron Tower Heron International KPF London The Pinnacle Union Investment RE KPF London 20 Fenchurch St Canary Wharf Group & Land Securities Architect: Rafael Viñoly London The Shard Sellar Property Group Architect: Renzo Piano

9 Component costs Benchmark / ft ² gia Baseline / ft ² gia Substructure 20 9 Superstructure Façades Internal Walls, Finishes, etc Services Lifts / Escalators Prelims / OHP / Contingency Total S + C Cost

10 Shape and facades

11 Shape and wall:floor ratios (ave 0.33) (ave 0.49)

12 Shape and floorplate configurations

13 Height and structural solutions

14 Shape and structural solutions

15 Tall Building Typologies location really affects costs

16 An efficient building Net:gross % Benchmark (landmark high-rise) Square Option Overall Ground & Above Typical Floor / 86 Wall : Floor ratio

17 Square vs rectangular, single vs double deck Single Deck Lifts Double Deck Lifts Square Floorplate Rectangular Floorplate

18 Lifts double decker typically less than 5% of all stops are those where only one deck is serving Qatar 232 m Office Shaikh Saoud bin Mohamed Al Thani Architect: Jean Nouvel Destination Control 44 storeys London Broadgate Tower British Land Architect: SOM Destination Control 33 storeys London 20 Fenchurch St Canary Wharf Group/Land Secur Architect: Rafael Viñoly Destination Control 37 storeys

19 Sustainability Evaluation Lifts Lifts Façade Structure M&E Occupant comfort Double Deck Single Deck Waiting time 1 1 Waiting time during lunchtime peaks 2 1 Effectiveness of destination control 1 1 Travel time from level 5 to level 35 (to understand impact of transfer floors) 1 1 Travel time from level 5 to level 36 (for impact of double deck lifts to even and odd floors) 1 2 Adaptability Ability to handle increased occupancy 0 0 Ability to handle reduced occupancy 1 1 Ability to handle lower density over longer hours 1 1 Multi-tenant flexibility 1 2 Single-tenant 2 1 Energy use with extended office hours 1 1 Resource use in construction Construction waste 1 1 Maintenance Complexity of maintenance 1 1 Life span 1 1 Disturbance to occupancy with 1 lift out of order 0 2 Resource whole life Reusability 1 1 Disassembly 1 1 Direct recyclability Worse 1 Neutral 2 Better Efficiency Capital cost 1 0 Fire / escape space requirements 1 1 Space requirement at ground floor 2 0 Space requirements at top floor 0 2 Space required for internal core circulation 2 0 Total core area required from lifts 2 0

20 Frame Concrete Steel Concrete/Steel Core Wall Core Trusses Rigid Frame Steel Braced structure With outriggers Section Plan Type I

21 Structural systems steel London Barclays Bank Architect: HOK International Rigid frame NY Hearst Building Architect: Foster and Partners Diagrid System Chicago John Hancock Centre Architect: Bruce Graham Tube

22 Frame - Concrete Trump Tower Architect: Skidmore Owings and Merrill Citic Plaza Architect: Dennis Lau & Ng Chun Man Architects Eureka Tower Architect: Fender Katsalidis

23 Sustainability evaluation structure Lifts Façade Structure M&E 0 Worse 1 Neutral 2 Better Occupant Comfort Long Span Steel Long Span Concrete Short Span Steel Short Span Concrete Noise propogation through structure Potential for increased floor to ceiling (exposed soffit) Adaptability Future Office Fit out flexibility Adaptability / future flexibility Efficiency Net : gross (core area) Net : gross(column area) Floor to floor Resource use in construction Crane use - energy Weight Offsite fabrication potential Water use Waste: structure Maintenance Complexity (structure) Fire proofing / protective coatings life to first maintenance Resource whole life Reusability (structure) Recycleability (structure) Weight

24 Core concrete, steel, composite West India Quay, Marriott Hotel Architect: HOK International Ltd Slip form concrete core Swiss Re Architect: Foster and Partners Steel core Freedom Tower Architect: Daniel Liebeskind Composite core

25 Façade curtain wall 100 Bishopsgate, London Architect: Allies & Morrison Lever House, NY Architect: Skidmore Owings & Merrill Burj Khalifa, Dubai Architect: Skidmore Owings & Merrill LLP

26 Façade precast Centre Point, London Hearst ttower, Charlotte Architect: R. Seifert & Partners Architect: Smallwoods, Reynolds, Stewart, Stewart

27 External shading systems

28 Sustainability Evaluation facades Lifts Façade Structure M&E 0 Worse 1 Neutral Fabric Performance Occupant Control Adaptability/Future office Efficiency Resource use in construction Maintenance 2 Better Resource use whole life

29 Ventilation systems VAV London Barclays Architect: HOK International Guangzou IFC Architect: Wilkinson Eyre

30 Ventilation system fan coil Heron Tower, London Heron International KPF Swiss Re Tower, London Swiss Re Architect: Foster and Partners 20 Fenchurch St, London Canary Wharf Group/Land Securit Architect: Rafael Viñoly

31 Ventilation system chilled beam Diagonal Tower, Seoul Architect: SOM 1 Bligh Street, Sydney Architect: Ingenhoven Overdiek und Partners

32 Ventilation system mixed mode Space: Potential limitations in floor plate configurations Energy: Can reduce energy consumption by 10 15%, but additional façade costs ventilated façade Comfort: Occupants tend to accept more out of range environments with education. Connection to the outside but requires ventilated façade London The Shard Architect: Renzo Piano

33 MEP centralised vs decentralised Subtracted from GIA

34 MEP Elizabeth House decentralised air handling

35 Future Office Sustainability Matrix Lifts Façade Structure M&E 0 Worse 1 Neutral 2 Better

36 A baseline building Assessed structure / cladding / MEP / lift options Cost-effective ( ft 2 S+C) Efficient (71 73% overall net:gross) Sustainable?

37 Variations in façade, structure, MEP evaluated Curtain Wall Long Span Steel Long Span Concrete Short Span Steel VAV Fan Coil Centralised Concrete Pre-cast Localised Short Span Concrete Chilled Beam

38 Future Office Sustainability Matrix

39 Weighting depends on investment model & location

40 Other considerations

41 Future is networked space Shell and Core drivers: Adaptability of floorplate and circulation Comfort Flexibility of M&E Simple controls

42 Long term adaptability Grade B space?

43 Capital and whole life cost vs workplace productivity Productivity Exchange Value 100% Life Cycle Value 40% 60% A breakdown of business costs Salaries of Occupants 85% Building - construction cost 6.5% M&E services - running and maintenance 4% Furnishings and furniture - capital cost 1.25% Building - maintenance 1% Cleaning, security etc 1% M&E services - depreciation 0.75% Furnishings and furniture - maintenance and depreciation 0.5% Operational Value 5% 95%

44 The gap between design & actual energy performance

45 Design Integration through intelligent models Shape options Structural options

46 Design Integration using BIM It is not just the looks but how it all comes together

47 Building Ecosystems Construction & Materials Fabric Equipment Infrastructure Services MEP & ICT Energy, Heating, cooling, lighting, communications, CO2 & pollution sequestration, security, water & sanitation, storage, adaptability, biodiversity

48 Value incentives more evidence needed

49 Transport considerations Tall buildings generate density transport infrastructure is critical to sustain this Parking requirements change the topology of urban development Location of buildings is crucial in the energy equation Mixed use buildings to reduce the need for transportation and improve the urban infrastructure If I knew what I know today I would have placed the Shard halfway between Elephant and Castle and London Bridge. Peter Rees, Chief Planner, City of London

50 Questions s g in How can such evaluations change tall building design and construction? What are the challenges for this type of evaluation? d l i u t B a l t l i a b T a n H o n l i a c b r n u U o C and Sustainability through architecture rather than technical fixes? What role should legislation play? How will buildings that have been through this type of evaluation look? How can such considerations contribute to a city s competitiveness?