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FUTURE DIRECTIONS FOR THE DEVELOPMENT OF TALL BUILDINGS

PETER AYRES
Ove Arup & Partners HK Ltd.

1. Introduction reinforced concrete, outrigger as well as transfer

structures, some modularization and the introduction of
My objective in this address is to try to encourage all
curtain walling.
parts of our industry to work together to drive change
In the nineties, typified by Central Plaza,
through the whole of the design and construction
International Finance Centre and Les Saisons, Aldrich
process. Given that tall buildings provide some of the
Bay, we see the use of much higher strength concretes,
greatest challenges so to can they also provide the best
composite construction, more sophisticated curtain
opportunities.
walling and a fuller understanding of structural
I will look at the way greater advantage can be
dynamics, movement and control.
taken of existing technologies and skills, and areas
At the beginning of this millennium we are
where more development effort is needed. I will
continuing these developments in creating ever taller
conclude by looking at the role that each party in the
buildings of which International Commerce Centre and
process will have to play if we are to be successful. And
the Waterfront, both at Union Square, Kowloon, are
by way of an introduction I will use my own personal
good examples.
experience over 27 years in Hong Kong to highlight
typical developments that have taken place in tall
3. Way Ahead
building design over that period.
Whilst I might have been less sure ten years ago it is
2. Personal Experience now clear that we will continue to build tall buildings
and they will get ever taller. The reasons include city
Before coming to Hong Kong in 1978 my experience
densities, operational efficiencies and “ego” and the
had been limited to low-rise institutional, retail and
demand will be particularly strong in the many rapidly
office structures in UK, Africa and Iran. The tallest of
developing cities in Asia. As designers and builders we
these was the Shahyad Ariamehr Monument in Tehran
need to understand the challenges and therefore the
at 45 metres. We were also in the early days of practical
opportunities that this scenario presents us.
computing and the use of slide-rules was still
If we look at the developments that have taken
commonplace. Approximate design methods were often
place over the past century our record is not that
employed and personal judgement played a very
impressive. In 1913 the world’s tallest was the
important part in the final solution. In reviewing my
Woolworth Building already achieving a height of
experience in Hong Kong I will concentrate on
240metres and in 193 1 the Empire State Building was
structural developments because that is what 1 know
opened, 38lmetres high and completed in 14 months.
best.
The materials and construction methods employed were
Building design in the seventies could be typified
not that different to those in use today. This is in stark
by Hopewell Centre and Luk Yeung Sun Chuen in
contrast to the achievements in the automotive and
Tsuen Wan. These were constructed of traditional
aeronautical industries over the same period.
reinforced concrete, slipformed in the case of Hopewell
We therefore need to develop an appropriate
Centre. Vertical elements were designed as fully
response to the challenges which taller and taller
coupled creating effective tubes rather than
buildings will offer us and which is appropriate to the
beamicolumn arrangements and transfer plates were
2 1’‘ century. This will inevitably involve significant
introduced where necessary.
changes on the part of all participants and also a
In the eighties, typified by Exchange Square, HSBC
significant increase in the investment we make in R&D.
Headquarters and Queen’s GardedDynasty Court we
It is interesting to note that US design and construction
see the introduction of structural steel alongside
invests 0.5% of total revenues in R&D which is 1/7 of

average investment amongst mature US industries and
probably typical of industry worldwide.
4. Areas for Development
We all need to make changes in the way that we
approach these projects in the future. There follow some
examples of opportunities we have and things that we
should do better.
Understanding - we now have sophisticated readily
available modeling and analysis software to help us
understand static, dynamic, social and
environmental issues. This better understanding has
to be translated into more refined approaches
including regulatory ones.
Form - we no longer have to be constrained by
simple forms, although I do not advocate
complexity for it’s own sake. The form of our
buildings can now respond to their function.
Habitat - super-tall buildings will need to house
communities, places to live, work and play. We
must recognise that a single building could
represent a “township” of 50000 people.
Materials - we must be seriously exploring the use
of new materials and construction systems for our
industry as well as continuing to develop our
existing ones. We must have a more open mind to
new ideas.
Energy - we must identify the real needs of users
as opposed to their desires and use the most energy
efficient methods to deliver. Green and sustainable
have to underpin our future projects.
People Movement - we will have to integrate better
the various uses within our tall townships using
current technology and developing new. We must
consider the social needs of the users.
Security - we must adopt a performance based
approach to robustness and means of escape. Proper
management plans, training and communications
systems must be in place. We must properly
understand risks and offer practical solutions.
Adaptability - we need to take current multi-use
concepts forward to allow for future change in both
use and technology throughout the building’s life.
We must recognize that these projects will have a
huge impact on society over a very long period.
Integration - these very complex projects will
require that we all work together constructively,
understanding and sharing the challenges as one
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team. Our approach must be interdisciplinary at all
levels.
If we can truly face up to these challenges then we
can believe in a sustainable future for our developing
cities.
5. Actions
In order to maximize the benefits that can come from
the huge challenge of the construction of taller and taller
city towers and to ensure that the legacy we leave
succeeding generations is responsible and sustainable
we all need to take action:
Governments - need to formulate planning
approaches which recognize that whole new
communities are being created. These should
encourage multi-use and social integration.
Owners - must understand that these buildings are
very long term investments for society and they
need to be able to respond to the inevitable changes
in use, technology and expectation.
Regulators - must develop methods which
encourage innovation and new techniques. In many
cases this will involve a significant change in
mindset which will need to be explained to society.
Educators - must understand the big picture for
which they are preparing their students, the role
these students will aspire to play and the need for
much better interdisciplinary and social
understanding.
Construction industry, builders and designers -
must respond to the opportunity by becoming
braver and making a very significant increase in its
commitment to R&D, the costs of which must be
accepted by society at large.
A new millennium is a grand opportunity to take
stock. We have two choices:
Carry on as we are making small incremental
improvements and developments - we can see
where we will be in 50 years and it won’t be very
impressive I’m sure.
Rise to this challenge now and together, and it has
to be together, start to make a real difference to this
vital industry of ours.
I hope we can take the second of these. It will of
course benefit the whole industry but such change is
always best led by the greatest challenges in my view. If
we succeed even in small part society will be the richer
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and we will be much better placed to regain the

enthusiasm of the young for our very exciting business.