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Tall buildings: design, construction and operation | 2009 Issue II
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Architecture
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Figure 3a. Tower Components Figure 3b. Slots through Nakheel Tower allow wind to
16 | Nakheel Harbour & Tower CTBUH Journal | 2009 Issue II CTBUH Journal | 2009 Issue II Nakheel Harbour & Tower | 17
Publications
Jan Klerks 53 Diary
10 Global News
What's coming up?
26 Condenser Typology: open envelope vertical
farming, the extremes of tower urbanism
Highlights from the CTBUH "In a hybrid vertical farm, harvests would
inevitably cause ‘delirium’, as crops, people,
Inaugural meeting report academics have argued that ‘high-technology’ coastal environment. As one of Dubai’s
extremes of sustainability focusing on environmental
Case Study
sociology, utopianism, and social ecology.
will conquer nature to save us from impending use of hyper-elite and advanced mechanical contemporary modes of urbanism, the temperature variations, and the structure’s
technologies to germinate plants in closed- Humidity Harvesting Precedence thermal mass to trap and condense
doom. These anthropomorphically centered ecologic tower could enhance the city’s green
desires have led us away from working with loop environments. Their manifestos depict credentials (Yeang 2008). The rationale for this Humidity harvesting can be traced into the atmospheric vapors (see Figure 2). Although
natural resources and into unfamiliar worlds towers as space ships that produce food for project is that the tower’s inherent nature is to depths of antiquity. Literature cites a wide, he anticipated his air well to collect 90L (23.7
(McHarg, 1992). The common side effects are the entire city. Paradoxically, their proposals ‘condense’ development. As it does so, it gains geographical gamut of these experiments, Gal) of water per meter of its surface per night,
feelings of alienation from the natural imply that humankind should seek subsistence more access to greater amounts of sunlight taking place in various regions of the world the well’s 3.7m (12ft) height and 2.7m (9 ft)
environment, and detachment from the city in detached environments to deter an and fresh air than any other building type. By throughout time. This lineage ranges from the thick walls produced an average of 22L (5.8
and the places we live. Our contemporaneous apocalyptic future. Preemptively, these vertical reorganizing the tower, and exposing its inner collection of dew in ancient Greece, taking the Gal) of water by each sunrise.
urban conditions are inspired in part by these farm designers cite NASA-like, closed- core to Dubai’s environment, we could collect form of constructed dew ponds. It includes fog
51 Report: SEI/ASCE Structures visions, from the hinterlands, to the flat share
(Pinder 2005). At the urban regional scale these
ecological systems as the answer before
considering contemporaneous bespoke
or condense humidity to germinate plants for
sustenance and climate control (see Figure 1).
water collection from coastal mountain ridges
in Hawaii and Chile,
16 Nakheel Harbour & Tower - ideologies are realized short of their social
aspirations, leading to the erasure of local
solutions. Herein lies an opportunity to
‘re-territorialize’, or open, the tower typology to
dialectics with the city and its resources
In this light, the Condenser situates itself as an
alternative to many vertical farm proposals. On
and extends to
explorations on how to
collect advection fog
Congress 2009
cultures, climatic ways of living, and the another front, the Condenser itself is a
uniqueness of everyday life. Our modernized (Guattari, 1987). We could use our common postmodern utopian project. It is situated to to settle nomadic
hopes and desires for changing space in weave environmental, social cultural, and tribes in Namibia
“
urban fabric (Abalos, 2003) (Wood, 2008). In
”
technological concepts of this ‘open source’ spaces changes depending on seasonal significant to both time
the seismic design of tall After the Wall Street crash, it took 20 years to recover. alternative, the Condenser tower typology. I
will overview its precedence, technical
natural resources, demand for crops,
communal space, and finance. These variations
and region. This
antiquated idea
Dennis O'Brien Peter Rees, the London city’s planning officer, admitting that the gloom among developers and investors application, and internal organization. create different social groupings within the entered the modern
is so great it could be a generation before another tall building planning application is received by his Following these sketches is a discussion on the tower. Together these space, seasonality, and era with the
department. From ‘Decades till City’s next tall building’, Building Design, March 6, 2009 incentives, limitations, and implications of this construction of an
buildings
communal living aspects introduce a rekindled
and other methods of vertical farming. Figure 2. Knapen's Air well
26 | Condenser Typology CTBUH Journal | 2009 Issue II CTBUH Journal | 2009 Issue II Condenser Typology | 27
the extremes of tower 54 Profile: Israel David China which were super-tall and beyond the
limits of the Chinese code, beginning with the
gravity and lateral loads. Typical floor-to-floor
heights are 6m to 7m in the podium zone,
4.2m in the office zone and 3.8m in the hotel
zone. Mechanical floors are generally
CTBUH Country Representative, Jin Mao Tower in Shanghai in the mid-1990's. double-height spaces at 8.4m tall.
Charles M. Besjak
The lateral-load resisting structural system
Matt Wilson Israel behavior and gain approval from seismic review
panels and building authorities."
system is comprised of an interior reinforced
concrete “super-core” shear wall system and
exterior composite columns. Shear wall
thicknesses range from 300mm to 1500mm
Brian J. McElhatten Preetam Biswas
over the height of the building with reinforced
In order to obtain seismic review approval for the Nanjing State-Owned Assets & Greenland concrete link beams joining adjacent sections
Authors
Financial Center’s Main Tower, one of tallest structures in the world to date, enhanced design of shear wall around door openings and
1
Charles M. Besjak, SE. PE. Director, Skidmore, Owings
and Merrill, LLP
measures and performance-based evaluations were utilized. The critical parts of the lateral
2
Brian J. McElhatten, SE, PE. Associate, Skidmore, system were designed for earthquake forces between two and six times that typically required Figure 1. Nanjing Financial Center Main Tower; Left: Architectural Rendering; Right: Construction Photograph
Owings and Merrill, LLP
55 CTBUH Organizational
3
Preetam Biswas, PE. Skidmore, Owings and Merrill, LLP
by Chinese code. In addition a full 3-Dimensional Non-Linear Elasto-Plastic analysis for a
2500-year earthquake was completed to determine the structures response and serviceability.
36 Performance-Based
Skidmore, Owings & Merrill LLP
A multi-stage axial shortening, creep and shrinkage analysis was also performed to evaluate Across the street from the A1 Site is the for the A1 Site were completed by SOM by the
24th Floor, 14 Wall Street,
New York, NY the long-term load sharing between the central core and the perimeter of the Tower via the Nanjing Greenland International Commercial middle part of 2005 and then turned over to
t: +1 212 298 9300 outrigger truss system. Center Project (A2 Site), which is a thirteen- the Local Design Institute (LDI), East China
36 | Nanjing Greenland Financial Center Main Tower CTBUH Journal | 2009 Issue II CTBUH Journal | 2009 Issue II Nanjing Greenland Financial Center Main Tower | 37
Ahmad Rahimian Dennis O'Brien Nakheel Harbour & Tower, Dubai’s new experience centre and observation
capital, will be a beacon of inspiration for facilities along with a special sky
Authors the region and the world, incorporating function space – creating a vertical
1
Mark Mitcheson-Low, Regional Managing Director, elements from Islamic culture. Encom- community of over 15,000 people (see
Woods Bagot, Middle East
2
Ahmad Rahimian, Ph.D., P.E., S.E., President, WSP Cantor
passing more than 270 hectares, this Figure 1).
Seinuk, USA mixed-use development will be located
3
Dennis O'Brien, Regional Director, Norman Disney & The lessons learned from the Nakheel
in the heart of New Dubai, and will
Young, Middle East Harbour Tower hold implications for
include the world’s tallest building, a
1
Woods Bagot future buildings of this magnitude.
harbour, cultural podium and residential
Level 3, Suite 313 Although the technical difficulties
Sheikh Zayed Road districts. Nakheel Tower in itself will be a
Dubai, UAE associated with such a large project are
vertical city, accommodating residents
e: Mark.Mitcheson-Low@woodsbagot.ae many, none are insurmountable. This
in an efficient LEED rated, sustainable
2
WSP Cantor Seinuk 3
Norman Disney & Young provides optimism for the future of tall
building. This is the world’s first true,
228 E 45th Street PO Box 212828 building design and demonstrates the
New York, NY 10016, USA Dubai, UAE very tall mixed use development
e:rahimian@wspcs.com e: d.o'brien@ndy.com possibilities in building towers that
combining offices, a 5 star hotel, luxury
reach higher than any that have come
Mark Mitcheson-Low residential and serviced apartments, an
Mark has an expansive portfolio of major projects in all before.
sectors of design across the world in his 30 years of
experience in Architecture. Projects include mixed use
developments of commercial, retail, hospitality and Figure 1. Nakheel Harbour & Tower
residential sectors and major projects in transportation,
education, and infrastructure developments. Mark has
been a director since 1998 and joined Woods Bagot in
1986. His role has included the development of new
markets and the procurement and design management of
a diverse range of projects across the globe.
Ahmad Rahimian
With over 28 years of experience, Ahmad, an internationally
recognized expert in tall buildings, is president of WSP
Cantor Seinuk, a leading structural engineering firm based
in New York and part of WSP Group PLC. He is the recipient
of 2007 AISC Special Achievement Award, 2005 ASCE-CERF
Charles Pankow Award and ENR -Top 25 Newsmakers
Award of 2003. Among many notable projects, he directed
the structural engineering of the Trump World Tower and
Hearst Tower, New York; and Torre Mayor, Mexico City.
Dennis O'Brien
Dennis O’Brien is the Deputy CEO for the International
Group and Regional Director for Middle East. Dennis
established the office in Dubai following NDY,
appointment as Building Services Consultants for the
Nakheel Tall Tower. In addition to roles on the Board of the
Company, he is responsible for areas of Quality Assurance
and Risk Management for the International Group. He is
also active in assisting international offices in concept
design and design reviews for major projects.
ESD initiatives, striving to counteract and wind forces. In contrast, the Nakheel Tower
minimise its carbon footprint by intelligent deals with the issues of wind by allowing the
design solutions and reducing urban sprawl wind to pass through the tower, rather than
(see Figure 2). around it. This is achieved by incorporating
Reaching heights of over one kilometer was two slots through the height of the tower
made possible by implementing a design which effectively creates four separate towers,
concept that divided the Tower into four each with their own core and structurally
separate towers. Typical tall buildings are linked at every 25 levels by "skybridges". Each
usually planned around a single, central core of these skybridges acts as a "podium" for each
and taper towards the top to mitigate the of the tower sections above it. The end result is
large floor plates at high levels as the tower
does not taper as it gets taller (see Figures
3a+b).
Figure 3a. Tower Components Figure 3b. Slots through Nakheel Tower allow wind to
pass through
is a regular geometric shape that symbolises circle of the plan they created crescents, and
“
equal radiation in all directions from a single the intersection of these crescents, in turn, form
In the concept stages point. This is a fitting symbol for the spread of the shape of the columns. As they fan out from
of the design, the architects the teachings and influence of Islam the base of the tower, these larger circles
searched for cultural and throughout history. When the star motif is inform the geometry of the surrounding areas,
replicated and radiated, it creates junctions at reinforcing the importance of the tower’s
regional inspiration. A key the points where they meet. This, in turn, geometry and the way it sits in its context (see
element that came up time and defines further points of a circle, creating a Figure 5).
time again from an engineering series of concentric circles all emanating from There are many buildings that claim to offer
perspective was that a building the centre point, again reinforcing Islamic vertical communities. However, the Nakheel
that was symmetrical would principles (see Figures 4a-c). Tower will far exceed the existing paradigm of
evenly distribute the massive In developing the Nakheel Tower, the circle has vertical living with the inclusion of ‘sky bridges’
been adopted as the essential form of the plan. in the proper sense of the term. The sky bridges
loads. This was keyed into
The locations of the columns supporting the perform multiple roles, offering community
Arabic pattern-making, which tower represent the points of a 16-point star. and public spaces where visitors and residents
is the same notion about Instead of forming the star from straight lines, alike can interact - the Village Squares for the
symmetry, harmony and the circles were used. As these circles crossed the building inhabitants. They will also serve
centre point. From a cultural
point of view and from an
engineering point of view
there is an overlap that
basically tells the same
story.
” Alf Seeling, Principal, Woods Bagot
Figure 6b. Skybridge link Figure 6c. View to Skybridge dome from glass elevator Figure 7. Diagram of the planning and stacking of the 156
tower lifts
functionally as the transfer point between lifts, The express lifts use the highest lift technology
the refuge zones in an emergency, and the available to reach the 560m high sky lobby and
structural link between the four tower legs, transfer floors. From the sky bridges, residents,
acting as a ‘belt truss’ that binds the tower tenants and guests can commute in local lifts
together (see Figure 6a-c). for the 25-level community above. All 156 lifts
Fire and life safety design is paramount in tall can be used for fire evacuation to refuge zones
building design. The design team made a on sky bridges or complete evacuation.
priority of incorporating multiple levels of Delivery to the tower is also via remote loading
in-built redundancy within the Nakheel Tower’s and docking with a logistics handling system
design. The concept of four legs means that not unlike an airport terminal (see Figure 7).
there are four separate towers that offer four Due to the sheer scale of the Nakheel Tower
distinct means of exiting in an emergency. For and the time projected to build it, a key Figure 8. Facade Panelisation
example, if one of the tower cores were consideration during the design process has
disabled due to an emergency, it is possible to been to maximise the repetition of façade whilst providing shading co-efficiencies and
travel either up or down to the nearest sky elements, to keep construction time and cost U-Values to withstand direct sunlight and high
bridge and safely cross to an unaffected tower down as much as possible. The curtain wall and humidity levels. The Titanium panels proposed
and exit from there. titanium cladding follow a modulation that are 100% recyclable – including all fixing plates
The logistics of servicing a population of over panelises the entire façade – essentially making and connections. The panels are manufactured
15,000 people vertically requires innovative the panels used on every level exactly the same in a process similar to that utilised by the
design solutions. The tower is serviced by 156 (see Figure 8). aerospace industry.
lifts using the latest technology of double-deck The façade incorporates the very latest in glass In a region such as the Middle East with its
and express lifts - the equivalent of a vertical technology, including advanced nanotech- harsh climate, sustainability is of the upmost
mass transit system. nology, to allow maximum light transmission importance. The design teams are working
“
and incorporated in parallel to contemporary
standards to ensure that it is ‘future proofed’. The primary difference between a super-tall tower and two
When holistically considered, all these efforts towers half its size is not the cost per square meter – it is the time it
will offer ‘green’ capability above and beyond takes to build the tall one versus two shorter ones, and the loss of
the existing advisory standards. The current
revenue through lost rent. This makes most super-tall buildings
”
sustainability model for super tall buildings is
being challenged at every level on a financially unfeasible.
continuous basis, the physical example
becoming the Nakheel Tower . Many forms of Adrian Smith, Principal, Adrian Smith + Gordon Gill Architecture on why most super-tall buildings
environmental strategies have been applied to are financially unfeasible for developers. From ‘The Sky’s the Limit’ Cityscape. February/March 2009
the building design. These include everything
from the use of high-performance facades to
low energy-use servicing. traditionally that broad footprint would taper systems of all kinds – structural, mechanical,
and narrow at higher elevations. Generally, electrical, fire egress, life safety, etc…
this approach has the beneficial effect of And of course, this design maximizes the most
Structure reducing the lateral wind and seismic loads on valuable real estate at the top of the building.
the building. Unfortunately, the tapering
WSP Group has been appointed as structural
reduces the most valuable real estate that the
consultant for the Tall tower. Structural Structural Form
building possesses – the area towards the top.
engineering of the Tall Tower were managed
by WSP Cantor Seinuk as lead structural To gain an adequate footprint for stability, the Beyond practically a constant form from top to
engineer in collaboration with LERA and VDM tower extends to nearly 100m in diameter, bottom, the tower is also characterized by its
Group. resulting in an approximately 10:1 aspect ratio. symmetry. This provides two very important
Still, despite being quite a slender tower, the benefits for the structure. Firstly, there are no
central area of such a floor plate cannot be transfers of vertical elements through the main
Building Form body of the tower. Secondly, it allows for a
reasonably utilized as lettable area, as it is too
The building form steps forward beyond the far from the natural light of the façade. uniform distribution of gravity forces through
traditional approach to high-rise construction, the structure. These characteristics allow for a
This fact led to creating a central void space in more efficient structure. Further, they address
and does so in a holistic way that harmonizes
the tower, which pushed all of the usable area an important design consideration for
the structure and architecture. For any
to the perimeter. This in turn afforded the super-tall buildings – axial shortening.
high-rise building, a broad footprint gives the
opportunity to create vertical slots in the
structure the stability that it needs; and Maintaining a uniform distribution of load
tower, allowing wind to pass directly through
the center of the throughout the structure was one of the
building. In effect, driving forces in developing the structural
the tower essentially systems, given that the building would likely
tapers from the shorten more than 400mm at its observation
inside out to dramat- level. However, the structural characteristics
ically reduce the that address this issue are one in the same as
overturning wind those that address the core issues of efficiency,
forces on the redundancy, and economy.
structure. There is no separation between the gravity
system and the lateral system, as can often be
the case in high-rises. The vertical structure is
The 4 quadrant organized in such a way that the elements are
approach also all sized based on strength considerations,
provided the while at the same time providing sufficient
opportunity for lateral stiffness. Every element of the structure
independent and is interconnected as will be described below.
redundant building This creates an extremely efficient structure
Figure 9. Typical Wall Layout
Figure 13. High Frequency Force Balance Test Figure 14. Large Scale High Re Test
“
problem has traditionally been encountered t Use of revolving doors at pedestrian
in cold climates in North America, during They’re showing the
entries.
winter, where temperature differences rest of the city that existing
approaching 40°C are common. Many of the t Providing multiple stages to entries. buildings, no matter how tall
world’s early tall towers were constructed t Isolating loading docks from goods lifts. they are, no matter how old
there.
tProviding an anti-room with sequenced they are, can take steps to
A warm building in a cold climate behaves operation of doors and pressure control significantly reduce their
”
like a chimney, with warm air rising to the top for goods access.
of the building. This results in the internal
energy consumption.
A similar use of anti-rooms is proposed for
pressure at high level becoming well above
maintenance access at the top of the Mayor Michael R. Bloomberg, New York City,
atmospheric and at low level becoming well
building. who has made sustainability a theme of his
below atmospheric. Somewhere near the
In general, stair shafts serve from skybridge to administration, quoted on the
middle of the building there will be a neutral environmental retrofit plans for the Empire
point, where the internal and external skybridge only, opening onto safe havens at
State Building. From ‘Empire State Building
pressures are equal. each skybridge. Likewise, lifts serving limited Plans Environmental Retrofit’ The New York
parts of the tower do not present major Times, April 6, 2009
In the past decade, the world’s new breed of
problems.
high rise towers has been built in the hotter
climates of Asia and the Middle East. High rise lift shafts will be temperature the tower. The concern with this arrangement
Problems occur during hot weather, with the controlled to align pressure differentials to is the very high pressures in the system.
pressure gradient operating in reverse. The those existing elsewhere in the building.
Shafts will be required to be warmer in Option 1 is favoured, with the most signif-
result is high pressures at ground level and
summer than the general space temperature, icant concern being the potential for a leak in
low pressures at high level. The tallest towers
to provide the same pressure gradient. the heat exchangers between stages. This
in Asia have been approximately
would result in a doubling of pressure in the
500m high. Temperature differences tend to
lower parts of the stages and subsequent
be no more than 15°C (say 36°C ambient and
Pressure Staging failure of all heat exchangers below these
21°C internal). The Nakheel Harbour Tower is
stages. Resultant damage would be
over 1,000m high and the temperature Tall buildings create the need to pump water
enormous, and the potential for injury
difference in summer is 25°C (46°C ambient in stages up the building, to limit the pressure
significant.
less 21°C internal). This results in a pressure in any part of the pipework to the pressure
difference between the top and bottom of an rating of the available pipework, valves and This is likely to be overcome by the use of an
open shaft of 780 Pa. This is expected to result equipment. oversized venting system. Whilst this seems
in a positive pressure on the order of 390Pa at likely to prevent a rapid pressure build up,
In the case of chilled water, this issue
the ground and a negative pressure of 390 Pa computer modeling is to be undertaken to
becomes more complicated. The number of
at the high level. To put this into perspective, ensure the design can cope with any
stages is limited by the practicalities of
most fire codes limit the pressure difference transient pressures due to a sudden failure.
permissible temperature rise in the chilled
across a fire escape door, due to stair water to the top of the tower.
pressurisation, to 50 Pa. This is due to the Environmental Initiatives
Two broad options presented themselves.
force needed to open the door.
Option 1 had a pressure stage at each The project brief requires high standards of
The pressure created by stack effect causes air skybridge. This kept the pressure ratings low environmental performance. Most initiatives,
infiltration into the building at the high level, but resulted in unacceptably high chilled which are widely considered best practice in
resulting in energy loss and loss of capacity of water temperatures at the top of the tower. modern buildings, are being incorporated as
HVAC systems. At the bottom of the tower, Air-cooled chillers would be required at high a matter of course and are not covered in this
the high pressure will cause high loss of levels in the tower. paper.
conditioned air to the outside.
Option 2 had a pressure stage at every The project has a high component of
The pressures will result in high air velocities second skybridge. This limited the stages to 5 residential and hotel space and therefore a
across doors connecting to the outside. This (including a stage at the basement chiller high need for hot water on a continual basis.
will cause lift doors to jam and subsequent level) and eliminated the need for chillers in The Dubai climate creates the need for
loss of lift service. It will make doors either cooling, even during the winter months.