How Core Design Impacts Rentable Space in High-Rise Offices

EFFECTS OF CORE DESIGN AND FORM ON RENTABLE SPACES OF A HIGH RISE OFFICE BUILDING
KESHAV ANAND / 2008BARC051 TENTH SEMESTER GUIDE: Ar. SANDEEP ARORA
DEPARTMENT OF ARCHITECTURE SCHOOL OF PLANNING AND ARCHITECTURE BHOPAL MAY 2013
DECLARATION
This is to certify that the Seminar entitled "The relationship between Structural System, Core and rentable spaces of a high rise office building." submitted by me is a record of my own work carried out under the supervision of Ar. Sandeep Arora. The matter embodied in this seminar work, other than that acknowledged as reference, has not been submitted for the award of any degree or diploma in this or any other institute.
School of Planning and Architecture Bhopal. May - 2013
(Keshav Anand)
CERTIFICATE
It is certified that the declaration given above by Keshav Anand regarding his Seminar work is true to the best of our knowledge.
Ar. Sandeep Arora Seminar Guide, Department of Architecture, School of Planning and Architecture, Bhopal Keshav Anand 2008BARC051
Dr. Savita Raje Head of the Department, Department of Architecture, School of Planning and Architecture, Bhopal
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ACKNOWLEDGEMENTS
I am grateful to my mentor Ar. Sandeep Arora sir and my friends for the support with which they reviewed the original manuscript; and for conversations that clarified my thinking on this and other matters. Their friendship and professional collaboration meant a great deal to me. They provided me with material and spiritual support at critical and opportune times. A number of students graciously allowed me to use some of their material as illustrations and examples. In this regard, I am indebted to them. My mentor encouraged me to revise and improve the manuscript. I anticipate that they all are satisfied with the outcome. I am grateful to my seminar coordiantors Ar. Aarti Grover maam, Dr. Rachna Khare maam and Dr. Anand Wadwekar for letting me choose this topic. Finally I thank my family for their constant and unconditional love.
School of Planning and Architecture Bhopal. May 2013
Keshav Anand
Keshav Anand 2008BARC051
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Table of Contents
DECLARATION ............................................................................................................................ 1 CERTIFICATE ............................................................................................................................... 1 ACKNOWLEDGEMENTS ............................................................................................................ 2 Table OF Figures ............................................................................................................................ 5 ABSTRACT.................................................................................................................................... 6 1. 2. INTRODUCTION ................................................................................................................... 7 DESIGN CONSIDERATIONS FOR HIGH-RISE OFFICE BUILDINGS ............................ 8 2.1. 2.2. 2.3. 2.4. 2.5. 3. 3.1. FLOOR SLAB SHAPE AND SIZE ................................................................................. 8 LEASING DEPTH ......................................................................................................... 10 FLOOR TO FLOOR AND FLOOR TO CEILING HEIGHTS ..................................... 10 CORE CONFIGURATION ........................................................................................... 11 STRUCTURAL SYSTEM ............................................................................................. 12 CORE LOCATION ........................................................................................................ 14 Central Core ............................................................................................................ 14 Off- Set Core ........................................................................................................... 16 Split Core ................................................................................................................ 16 Exterior Core ........................................................................................................... 18 The Perimeter Office............................................................................................... 20 The Executive Core................................................................................................. 21
BUILDING CORE DESIGN AND ITS EFFECTS ON RENTABLE SPACES .................. 13 3.1.1. 3.1.2. 3.1.3. 3.1.4. 3.2. 3.2.1. 3.2.2.
Lease Space Planning ..................................................................................................... 20
4. STRUCTURAL SYSTEMS OF TEN TALLEST OFFICE BUILDINGS IN THE WORLD (CTBUH, 2008): LITERATURE CASE STUDIES ..................................................................... 21 4.1. 4.2. 4.3. 4.4. 4.5. 4.6. 4.7. 4.8. 4.9. 4.10. Taipei 101 tower, Taipei ................................................................................................ 22 Shanghai world financial center, shanghai ..................................................................... 23 Petronas Towers 1&2, Kuala Lumpur............................................................................ 23 Sears/Willis Tower, Chicago.......................................................................................... 24 Jin Mao Tower, Shanghai............................................................................................... 25 Two International Finance Centre, Hong Kong ............................................................. 26 CITIC Plaza, Guanhgzhou ............................................................................................. 27 Shun Hing Square, Shenzen ........................................................................................... 27 Central Plaza, Hong Kong.............................................................................................. 28 Bank of China Tower, Hong Kong ............................................................................. 28 Page 3
5. COMPARISON OF STRUCTURE, FORM AND SPACE EFFICIENCY OF WORLDS TALLEST OFFICE BUILDINGS ................................................................................................ 29 5.1. 5.2. 5.3. 5.4. 5.5. 5.6. 5.7. Taipei 101 tower, Taipei ................................................................................................ 29 Shanghai world financial center, Shanghai .................................................................... 29 Petronas Towers 1&2, Kuala Lumpur............................................................................ 30 Sears/Willis Tower, Chicago.......................................................................................... 30 Jin Mao Tower, Shanghai............................................................................................... 31 Two International Finance Centre, Hong Kong ............................................................. 31 Bank Of China Tower, Hong Kong ............................................................................... 32
6. CONCLUSION AND PREFERABLE DESIGN CONSIDERATIONS FOR HIGH RISE OFFICE BUILDINGS. ................................................................................................................. 33 Bibliography ................................................................................................................................. 36
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Table OF Figures
Figure 1: Square Floor slab (SEV & Aydan 2009) ........................................................................ 9 Figure 2: Hexagonal floor slab (SEV & Aydan 2009) ................................................................... 9 Figure 3: Irregular floor slab (SEV & Aydan 2009) ..................................................................... 10 Figure 4: Rectangular floor Slab with high aspect ratio (SEV & Aydan 2009) ........................... 10 Figure 5: Central Core configuration (SEV & Aydan 2009) ........................................................ 12 Figure 6: Split Core configuration (SEV & Aydan 2009) ............................................................ 12 Figure 7: Exterior core configuration (SEV & Aydan 2009) ....................................................... 12 Figure 8: A typical floor Plate and its elements ............................................................................ 14 Figure 9: Central core ................................................................................................................... 15 Figure 10: Offset Core location and unequal leasing spaces ........................................................ 16 Figure 11: Split core with access corridor in center ..................................................................... 17 Figure 12: Split core divided into four with access corridor in center.......................................... 18 Figure 13: Single exterior core ..................................................................................................... 19 Figure 14: Cores on either side of floor plate ............................................................................... 19 Figure 15: The Perimeter office arrangement ............................................................................... 20 Figure 16: The executive office arrangement ............................................................................... 21 Figure 17: Mega columns and outrigger trusses in Taipei 101 ..................................................... 22 Figure 18: Typical floor plan of Taipei 101 (SEV & Aydan 2009).............................................. 22 Figure 19: Skeleton of WFC Shanghai ......................................................................................... 23 Figure 20: Typical floor plan Shanghai WFC (SEV & Aydan 2009)........................................... 23 Figure 21: Typical floor plan Petronas towers (SEV & Aydan 2009) .......................................... 24 Figure 22: Floor Configuration of Sears Tower ........................................................................... 24 Figure 23: Typical Floor plan of Sears tower ................................Error! Bookmark not defined. Figure 24: Typical floor Plan of Sears Tower ...............................Error! Bookmark not defined. Figure 25: Typical Floor plan Jin Mao Tower (SEV & Aydan 2009) .......................................... 25 Figure 26: Typical Floor Plan of Two International Finance Centre (SEV & Aydan 2009)........ 26 Figure 27: Typical Floor Plan of CITIC plaza (SEV & Aydan 2009) .......................................... 27 Figure 28: Typical Floor Plan Shun Hing Square......................................................................... 27 Figure 29: Typical Floor plan Central Plaza ................................................................................. 28
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ABSTRACT
A high rise structure primarily consists of two components i.e. The Structural system and the core. Although the rentable spaces or habitable spaces in a high rise building are a result of geometry of floor plates and their vertical stacking which gives the form to the building. Different geometries of floor plates and form of high rise structures requires specifically designed structural system and core design to give the required structural strength and stability to the building. Understanding the relation between these three components is inevitable in order to find a space efficient and structurally sound solution for high rise office buildings. This seminar discusses the various forms, core design and their spatial effects on rentable spaces and space efficiency of the building. The seminar also compares the design and space efficiency of ten tallest office buildings in the world and lists out the design considerations for a space efficient high-rise office building.
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1. INTRODUCTION
In the late nineteenth century, early tall building developments were based on economic equations increasing rentable area by stacking office spaces vertically and maximizing the rents of these offices by introducing as much natural light as possible. High-rise office buildings, which are developed as a response to population growth, rapid urbanization and economic cycles, are Indispensable for a metropolitan city development. Given the high land values in central business sections of our leading cities, the skyscraper is not only the most efficient, but the only economic utilization of certain strategic plots. An exhaustive investigation.., has conclusively demonstrated that the factors making for diminishing returns in the intensive development of such plots are more than offset by the factors making for increasing returns... (Klaber 1930). This statement holds true for today; however, the relationship between cost
and benefit is more complex in todays global marketplace. The current trend for constructing tend to office buildings with one is to build on higher heights. and higher, also and developers a
compete
another
Tenants
appreciate
landmark address and politicians are conscious of the symbolic role of high-rise buildings. Nonetheless high-rise office buildings are more expensive to construct per square meter, they produce less usable office space buildings. and The their operation costs as are more as expensive the shape than and
conventional
space
efficiency,
well
geometry of the high-rise building need to satisfy the value and cost of the development equation. Space efficiency, which is determined by the size of
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the
floor
slab,
dimension
of
the
structural
elements
and
rationalized
core,
goes along with the financial benefit. By the end of 1990s, at more than 30 stories, net to gross floor area ratios of 70-75% were common in office buildings (Davis & Everest 1997). However net-to-gross floor area should not be less than 75%, while 80% to 85% is considered appropriate (Yeang 1995). Wherever the tall building is being constructed, achieving suitable space efficiency is not easy, since it is adversely affected by height as core and structural elements expand to satisfy the requirements of vertical circulation and resistance to lateral loads. Space efficiency can be increased by the lease span, which is defined as the distance between the core and exterior wall.
2.
DESIGN CONSIDERATIONS FOR HIGH-RISE OFFICE BUILDINGS
Architectural and structural requirements are the basic decision making parameters in the design of high-rise office buildings, and the floor slab size and shape, leasing depth, structural frame, floor-to-floor height, vertical transportation and core layout dictates the space efficiency of a high-rise building.
2.1.
FLOOR SLAB SHAPE AND SIZE
An office buildings floor slab size and shape have great impact on the space efficiency and the buildings external character. The first aim is to achieve the maximum space efficiency and in order to accomplish this task, initially the floor slab shape and total floor area of the building need to be designed. The space efficiency of a high-rise office building can be achieved by maximizing the Gross Floor Area (GFA) and Net (usable) Floor Area (NFA) and in order to enable the developer and owner to get maximum returns from the high cost of land, the floors must have sufficient functional space (Kim H 2004). The floor slab efficiency of a typical high-rise office building should generally not he less than 75%, unless the site is too small or too irregular to permit a higher level of space efficiency.
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Floor slab designs using clever devices, such as scissor stairs, pressurized lift shafts, dispersal of toilets etc. can increase efficiency up to 80% - 85 % per typical floor. The floor slab shape also has a vital importance as well, since it influences the interior space planning, layout of office equipment, exterior building envelope, structural system and component sizes, utilizing from natural light and air, access to escape routes, etc. Generally the more simple and regular the floor slab shape is, the easier it is to respond to user requirements in terms of space planning and furnishing. Square, circular, hexagonal, octagonal and similar plan forms are more space efficient than the rectangular plans with high aspect ratios and irregular shapes. Buildings with symmetrical plan shapes are also less susceptible to wind and seismic loads (J 1991). There is an obvious aim that the contemporary office buildings must be designed with minimum or no interior columns to enable maximum flexibility, consequently a columnfree floor slab from the exterior to the core is the optimum solution for the office development.
More Space Efficient
Figure 1: Square Floor slab (SEV & Aydan 2009)
More Space Efficient
Figure 2: Hexagonal floor slab (SEV & Aydan 2009)
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Less Space Efficient
Figure 3: Irregular floor slab (SEV & Aydan 2009)
Figure 4: Rectangular floor Slab with high aspect ratio (SEV & Aydan 2009)
2.2.
LEASING DEPTH
Leasing depth or lease span is the distance of the usable area between the exterior wall and the fixed interior element, such as the core or the multi-tenant corridor. The leasing depth depends on the functional requirements and is closely related with the structural frame of the building. Smaller core-to-exterior window dimensions allow the users to maintain a relationship with the outside, thus benefiting from the natural light. the depth of lease span must be between 10.0 and 14.0 m for office functions, except where very large single tenant groups are to be accommodated (Ali M & Armstrong 1995). Large leasing depths require interior columns which reduces the flexibility of the rentable floor space.
2.3.
FLOOR TO FLOOR AND FLOOR TO CEILING HEIGHTS
The floor-to-floor height of an office building is typically the same for all occupied floors except for the lobby and floors for special functions. In high-rise office buildings, additional floor-tofloor height significantly entails greater cost on structural elements, cladding, mechanical risers, and vertical transportation. Commercial functions require a variety of floor-to-ceiling heights Keshav Anand 2008BARC051
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ranging between 2.7 and 3.7 m and the depth of the structural floor system varies depending on the floor loads, size of structural bay, and type of floor framing system (Ali M & Armstrong 1995).
2.4.
CORE CONFIGURATION
The core of the building comprises all of the vertical circulation elements, such as elevators, firestairs, mechanical shafts, toilets, and elevator lobbies. In early office buildings, these elements tended to be dispersed on the floor rather than concentrated, while todays contemporary buildings include all these elements in a specific zone, which is mainly the core. Many of the key structural elements, such as the shear walls that provide lateral stability, are integrated into the core in order to simplify the architectural design. Layout of the core is critical to the development efficiency and operational effectiveness of a high-rise office building, while also playing a significant role in the way the structure copes with lateral loads (Watts, Kalita L & Maclean M 2007). Building cores can be arranged in several ways. Central cores integrating with the outer structure resist lateral loads more effectively and open up the perimeter for light and view, enabling efficient workplaces. Buildings with side cores have the advantage of homogeneous workplaces, which is usually organized into one space. Multiple cores are common in low-rise buildings, which have very large or narrow floor slabs. The design of the core significantly affects the overall space efficiency of the buildings, vertical circulation, and distribution of mechanical and electrical shafts. The lifting strategy drives the core size and has a major impact in terms of design on all high-rise office buildings. In order to achieve the maximum space efficiency of a high-rise office building, the core must be reduced to an acceptable ratio of the gross floor area, while coping with the fire regulations and achieving an effective vertical transportation with the elevators.
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Most Space Efficient
Figure 5: Central Core configuration (SEV & Aydan 2009)
Figure 6: Split Core configuration (SEV & Aydan 2009)
Least Space Efficient
Figure 7: Exterior core configuration (SEV & Aydan 2009)
2.5.
STRUCTURAL SYSTEM
For contemporary high-rise office buildings, it is important to adopt a structural system to provide an open-plan, in which all office workers perform in a common space. Several structural solutions have been developed and are combined to meet the architectural requirements, such as column-free spaces and maximum leasing depth allowed by the site regulations. In 1969 Fazlur Keshav Anand 2008BARC051
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Khan classified structural systems for high-rise buildings according to their height. Later, he upgraded these diagrams and developed schemes for both steel and concrete. The structural systems for high-rise buildings are divided into two broad
categories, which are interior and exterior structures (Ali M M & Moon KS 2007). This classification is based on the distribution of the components of the primary lateral load-resisting system over the building. A system is categorized as an interior structure, when the major part of the lateral load resisting system is located within the interior of the building. Likewise, if the major part of the lateral load resisting system is located at the building perimeter, this system is categorized as an exterior structure. The two basic types of interior structures are the moment-resisting frames and shear trusses/walls. These systems are usually arranged as planar assemblies in two principal orthogonal directions and may be employed together as a combined system in which they interact. Another important system in this category is the core-supported outrigger structure, which is very widely used for super high-rise buildings. Unlike the interior structures, such as moment-resisting frames or shear walls are concentrated in a zone like the core, it is inevitable to achieve the maximum space efficiency. In the exterior structures category, tubular systems, which can be defined as a three-dimensional structural system utilizing the entire perimeter to resist lateral loads, are the most typical. Widely spaced framed tube, braced tube, tube-in-tube and bundled tube are the sub categories of this structural system (Taranath 1998). Since the tubular wall at the perimeter of the tower resist the entire lateral load, the interior floor slab is kept relatively free of core bracing and large columns, thus increasing the net leasable area of the building. A recent type of the exterior structures is the diagrid system. Diagrid structures, with their structural efficiency, are also effective in providing an aesthetic character to the building. Other types of exterior structures include space trusses, super frames and exoskeletons (Ali M M & Moon KS 2007). These systems are effective in resisting to both lateral and gravity loads, thus enabling the maximum space efficiency.
3.
BUILDING CORE DESIGN AND ITS EFFECTS ON RENTABLE SPACES
The typical floor plate of the standard commercial office structure contains the following: Keshav Anand 2008BARC051
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Vertical Circulation Core Open Lease Space Optional public corridor.
Figure 8: A typical floor Plate and its elements
3.1.
CORE LOCATION
The Building Core can take any of basic locations relative to the floor plate. 3.1.1. Central Core Off- set Core Exterior Core Split Core Central Core
When the core is present in the geometrical center of the floor plate it is called as the central core. In the central core the lease depth is relatively equal around the core of the building. The Tenant can lease the entire floor plate or the tenant can lease a portion of the floor plate.
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Figure 9: Central core Advantages and limitations of Central core: Provides equidistant circulation for users and services Offers equal modules of rentable spaces. Offers natural light from all four sides. Offers column free and flexible spaces on entire floor plate.
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3.1.2.
Off- Set Core
The off Set-Core places the core off center creating differing lease depths. This provides more but unequal leasing options.
Figure 10: Offset Core location and unequal leasing spaces Advantages and limitations of offset core: Do not provide equidistant circulation for users and services Offers unequal modules of rentable spaces. Offers natural light from all four sides. Offers greater number of leasing options. Depending upon the leasing depth and structural system, the part with greater leasing depth need not provide column free spaces. 3.1.3. Split Core
The Split core divides the core with a central space; all components of the core are accessed from this central space. This eliminates the need for any peripheral access corridor and lease space can extend right up to the walls of the core elements. The Split Core can be divided in any number of Keshav Anand 2008BARC051 Page 16
ways. It should be noted that this increases the depth of the core and therefore the size of the floor plate. The lease area can here too be divided but access must still be maintained to two means of egress in case of fire.
Figure 11: Split core with access corridor in center Advantages and limitations of offset core: Provides equidistant circulation for users and services Offers equal modules of rentable spaces. Offers natural light from all four sides. Depending upon the leasing depth and structural system may provide column free spaces. Due to two or more cores the requirement of services increases. Two cores require two numbers of fire escape staircases. Keshav Anand 2008BARC051 Page 17
Figure 12: Split core divided into four with access corridor in center
3.1.4.
Exterior Core
In the Exterior Core configuration the core is pulled either to one side or edge. If the core is pushed to one side creating a dead wall this can be used to advantage where poor views or party walls present a problem. The Core can also be isolated as a separate mass element independent from the lease floor plate.
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Figure 13: Single exterior core
Figure 14: Cores on either side of floor plate
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3.2.
Lease Space Planning
Lease space can be arranged in basically two general configurations: 3.2.1. Perimeter Office Executive Core The Perimeter Office
In the perimeter office, private managerial offices line the outside wall of the building. Their views make them prime locations. The corners of the building are then the most sought after. These are often reserved for the highest staff level. The buildings corners can be properly utilized to create more corner offices.
Figure 15: The Perimeter office arrangement
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3.2.2.
The Executive Core
Increasingly we see the introduction of the executive core which moves the executive offices to the center of the floor plate. This allows greater light penetration and maximizes the number of people who get a view.
Figure 16: The executive office arrangement
4.
STRUCTURAL SYSTEMS OF TEN TALLEST OFFICE BUILDINGS IN THE WORLD (CTBUH, 2008): LITERATURE CASE STUDIES
The space efficiency of a building is a result or outcome of the structural system and form of the building. The structural system and form are directly related to each other as different forms can be achieved with different structural systems. A comparison of structure system and form of the ten tallest office buildings in the world will help in understanding the space efficiency of the buildings.
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4.1.
Taipei 101 tower, Taipei
The building is supported by a mega-frame, which comprises eight mega-columns of size 2.4 m x 3.0 m. These columns are boxes of 80 mm thick steel slabs filled with high-strength silica fume concrete up to the 62nd floor. A multicellular core of braced steel, becoming massive reinforced concrete shear walls below the 7th floor, is coupled to the fin columns with mega truss outriggers at every eight floor. Within these box-like cells, secondary frames support office decks of lightweight concrete on metal decking (Wells M 2005).
Figure 17: Mega columns and outrigger trusses in Taipei 101

Source: Emporis Buildings, Taipei 101, [online image] available from: http://www.emporis.com/building/taipei101-taipeitaiwan, accessed on 30/03/2013
Figure 18: Typical floor plan of Taipei 101 (SEV & Aydan 2009)
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4.2.
Shanghai world financial center, shanghai

The building is supported by three parallel and interacting structures: (1) A Vierendeel moment resisting space frame,
consisting of fin columns, diagonals and the belt truss; (2) Concrete core walls; (3) Outrigger trusses interacting between the core walls and the mega columns of the space frame.
Figure 19: Skeleton of WFC Shanghai

Source: The Shanghai World Financial Center, [online image] available from: http://www.structuremag.org/article.aspx?articleID=393, accessed on 30/03/2012
Figure 20: Typical floor plan Shanghai WFC (SEV & Aydan 2009)
4.3.
Petronas Towers 1&2, Kuala Lumpur
The structural system comprises a mega-frame of high-strength concrete columns and beams interacting with a high-strength concrete shear core. The perimeter columns of 2.4 m diameter and core walls are connected with composite girders and two-story high steel outrigger trusses at Keshav Anand 2008BARC051
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four levels. Typical floors consist of wide flange beams spanning from the core to the ring beams with a composite metal deck and concrete topping (Pelli & Crosbie 2001).
Figure 21: Typical floor plan Petronas towers (SEV & Aydan 2009)
4.4.
Sears/Willis Tower, Chicago
The building is supported by a bundled-tube system comprising of nine individual tubes of 22.9 m x 22.9 m. As the tower climbs upward, the tubes drop off at the 50th, 66th and 90th floors. The columns of each tube are spaced at 4.6 m. The structure also has diagonal bracing only on the mechanical levels before each setback. The structural floor system comprises composite wide flange beams with a 7.6 cm composite metal deck with 6.3 cm light-weight concrete topping floor slab (Taranath 1998).
Figure 22: Floor Configuration of Sears Tower Source: Council on Tall Buildings and Urban Habitat,1995, [Diagram]. In: Structural Systems for Tall Buildings, McGraw Hill Book Co. - Singapore
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Figure 23: Typical Floor Plan of Sears Tower
4.5.
Jin Mao Tower, Shanghai
A central reinforced concrete core linked to exterior composite megacolumns (up to 5x16ft) by outrigger trusses are the primary components of the structural system. A central shear-wall core houses the primary building functions. The outrigger trusses are located between three different levels. The truss between the levels 85 and 87 is capped with a three-dimensional steel space. Maximum Wind Speed is 125 mph at the top. The tower is built around a central octagonal concrete surrounded by 8 exterior composite super columns and eight other steel, including outdoors. Three sets of 8 half-high, two levels, connecting the columns at the center, in six of the floors, to provide additional support. Each of its 88 floors are divided into 16 segments, each one eighth shorter than the level achieved in the base 16. The advanced structural system that has been used in its construction allows it to withstand winds up to 200 km / h and earthquakes up to 7 on the Richter scale. The needle of the top supports a range of 75 cm and its vertical deviation is only 2 cm.
Figure 24: Typical Floor plan Jin Mao Tower (SEV & Aydan 2009)
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The shafts are steel joints that act as bumpers to cushion the lateral forces imposed by winds and earthquakes, and pool on the floor 57 acts as a passive damper. Steel bars provide structural support for the glass dome of the entries. 1062 The foundations rest on piles of high strength steel being 83.5 meters deep to compensate for poor conditions of the upper layers of soil. At that time these were the longest steel piles used in the construction of a building. The wall surrounding the basement is 1 m thick, 36 m high and 568 m long, consisting of 20.500 m of reinforced concrete complex external aluminum The exterior curtain wall is made of glass, stainless steel, aluminum, and granite, and is crossed by a complex latticework cladding made of aluminum alloy tubes.
4.6.
Two International Finance Centre, Hong Kong
The building is supported by a large high-strength reinforced concrete core and eight perimeter composite mega-columns, which are encased in high-strength concrete and linked to the core by story-height steel outrigger trusses at four levels.
Figure 25: Typical Floor Plan of Two International Finance Centre (SEV & Aydan 2009)
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4.7.
CITIC Plaza, Guanhgzhou
The structural system is a tube-in-tube structure comprising twenty high-strength reinforced concrete perimeter columns, spandrel beams and a reinforced concrete central core. The inner and outer tube is linked with the floor beams and slabs.
Figure 26: Typical Floor Plan of CITIC plaza (SEV & Aydan 2009)
4.8.
Shun Hing Square, Shenzen
The building is supported by a peripheral rigid steel frame and reinforced concrete central core, which is linked to the outer frame by rigid steel outriggers at four levels. Structural floor system comprises closely spaced steel beams and one-way spanning slabs.
Figure 27: Typical Floor Plan Shun Hing Square
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4.9.
Central Plaza, Hong Kong
The building is supported by a high-strength concrete tube-in-tube system comprising perimeter columns at 4.6 m on centers and spandrel beams 1.1 m deep. The triangular-shaped core concentrates the reinforced concrete shear walls carrying approximately 10 % of the total wind shear. The structural floors are conventional with primary and secondary beams carrying metal decking with 16 cm thick reinforced concrete slab.
Figure 28: Typical Floor plan Central Plaza
4.10. Bank of China Tower, Hong Kong

The structural system is a cross-braced space truss comprising four concrete encased steel megacolumns at building corners with a size of 4.3 m x 7.93 m, and single column at the center above 25th floor. This structural scheme supports lateral loads as well as the entire weight of the building. The structural floor comprises steel beams spanning between composite core walls and exterior frame carrying the steel slabs and 12 cm concrete topping (Taranath 1998).
Figure 29: Typical plan of Bank of China
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5.
COMPARISON OF STRUCTURE, FORM AND SPACE EFFICIENCY OF WORLDS TALLEST OFFICE BUILDINGS
The above discussed buildings can be compared in terms of their design considerations to analyze the space efficiency of the buildings.
5.1.
Taipei 101 tower, Taipei

Central Core gives maximum space efficiency. Exterior columns provide column free rentable spaces. Corner recessions provide good performance against winds. 8 mega columns reduce the flexibility of interior spaces. Tapering of building gives varying leasing depths at different floors ranging from 13.99.8 mts.
Figure 30: Typical Floor plan Taiepei 101 (SEV & Aydan 2009)
5.2.
Shanghai world financial center, Shanghai

Central Core gives maximum space efficiency. Exterior columns provide column free rentable spaces. Equal and flexible rentable spaces.
Figure 31: Typical floor plan Shanghai WFC (SEV & Aydan 2009)
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5.3.
Petronas Towers 1&2, Kuala Lumpur

Central Core provides equidistant circulation. Exterior columns provide column free rentable spaces and invite natural light from all sides. Irregular geometry of the floor plate creates limitations in divisibility of rentable spaces. The geometry of floor plate in combination with square central core gives poor space efficiency. The space efficiency of the floor plate is least among tallest office buildings.
Figure 32: Typical floor plan Petronas towers (SEV & Aydan 2009)
5.4.
Sears/Willis Tower, Chicago

Central Core provides equidistant circulation. Interior columns limit the flexibility of rentable spaces but provide greater stability. Due to introduction of interior columns greater leasing depth has been achieved and is the most space efficient building in the list.
Figure 33: Typical floor Plan of Sears Tower
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5.5.
Jin Mao Tower, Shanghai

Varying leasing depths due to chamfered profile of floor plate. Chamfered profile of core corresponding the chamfered profile of floor plate gives more space efficiency.
Figure 34: Typical Floor plan Jin Mao Tower (SEV & Aydan 2009)
5.6.
Two International Finance Centre, Hong Kong

Central Core gives maximum space efficiency. Exterior columns provide column free rentable spaces. Corner recessions provide good performance against winds. 8 mega columns reduce the flexibility of interior spaces. Different profiles of floor plate and core makes it less space efficient.
Figure 35: Typical Floor Plan of Two International Finance Centre
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5.7.
Bank Of China Tower, Hong Kong

Two split cores require additional service requirements. Spaces between two cores do not receive natural light. Less space efficient due to inflexible rentable space.
Figure 36: Bank of China Tower, Hong KOng
Table 1: Comparison of areas and space efficiency of world's ten tallest office buildings S.No Name of Building 1 2 3 4 5 6 Taipei 101 Tower Shanghai WFC Petronas Tower 1-2 Sears Tower Jin Mao Tower Hei ght 509 492 452 442 421 415 GFA (m2) 2650 2500 2150 4900 2800 2800 NFA (m2) 1920 1750 1290 3780 1940 1904 Interior Column s No No No Yes No Yes Location of Core Center Center Center Center Center Center Leasing Depth 13.9-9.8 12.5 13.0-8.3 22.9 14.811.8 14.5 Core Integrity No Yes No No No Yes Space Efficiency (%) 72 70 60 77 69 68
Two International Finance Center 7 CITIC Plaza 8 Shun Hing Square 9 Central Plaza 10 Bank of China Average
391 384 374 367
2230 2160 2210 2704
1500 1450 1460 1865
No No Yes No
Center Center Center Center
11.3 12.512.0 13.5-9.4 17.6 12.1
No No Yes No
67 67 66 69 69.5
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6.
CONCLUSION AND PREFERABLE DESIGN CONSIDERATIONS FOR HIGH RISE OFFICE BUILDINGS.
The following are the major conclusions of the research: Structural system and core configuration are the most important factors affecting the space efficiency of high-rise office buildings, as they are closely related with the shape of the floor slab, leasing depth, floor height and vertical transportation. Cores in high-rise office buildings are much more complex than in conventional buildings, and their design is fundamental to the development and the operational effectiveness of a tower. Key elements of the core are the structural elements and elevators while the lifting design is the major determinant of the core size and the space efficiency, and it determines the occupant travel and maximum waiting times. By the input of a specialist, dividing a building into a number of zones, each served by an appropriate sized group of lifts to decrease the core size, will increase the space efficiency. The use of sophisticated controls for elevators is also an effective way of minimizing the number of elevators and waiting periods. Depending on requirements of the clients or the tenants, areas of the core elements can vary significantly, affecting the space efficiency. The ratio of core to gross floor area is inversely proportional to the space efficiency. The vertical transportation elements, such as elevators and fire stairs require more analysis for more economic and efficient solutions of the floor plans in conjunction with the construction of high-rise office buildings. Central core approach is commonly used for high-rise office buildings. The cores are interconnected with the main structural frame, thus resisting a substantial amount of the lateral loads in all examples, without exception. This interconnection between the core and the structural frame is provided by the structural floor system and steel outrigger trusses. Utilization of steel outrigger trusses is necessary for super tall high-rise office developments to improve the efficiency of structural system and achieve greater heights. The two common structural systems for the tallest office buildings of the world are composite mega-columns and central core with outriggers, and reinforced concrete tube-intube without outriggers system. Either steel or concrete structures are used; however, highstrength concrete is more common due to its lower cost, compared with steel.
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6.1.
Preferred geometry for the building
As we concluded that buildings with regular geometric shapes like square, rectangle, circle triangle gives maximum space efficiency. The shape of the floor slab is derived from a basic equilateral triangle.
The corners of the triangle have been chamfered keeping the wind considerations in mind as chamfered corners behave better against wind loads than the sharp edges.
6.2.
Core configuration
Central core is used in the design for the number of benefits mentioned earlier. The shape of the core is adjusted to get equal and right angles for better planning of the core.
The central core is then split into three following the three sides of the triangular shape. The split central core does not require any circulation corridor around the core and provides equidistant circulation of users as well as services. Keshav Anand 2008BARC051 Page 34
6.3.
Structural system
Shear wall core with peripheral columns provide column free flexible rentable spaces. The leasing depth is kept between 12- 14 meters to avoid the need of interior columns.
6.4.
Space efficiency of the floor.
Gross floor area = 2183 sq.m. Net floor area Leasing depth = 1704 sq.m. = 11.6- 15.8 m.
Space efficiency = 78% The achieved space efficiency is even more than the compared list of ten tallest office buildings. The use of exterior columns and central-split core is main deciding factor for the design.
Page 35
Bibliography
Ali M M & Moon KS 2007, 'Structural Developments in Tall Buildings:Current Trends and Future Prospects,', Architectural Science Review, pp. 205-23. Ali M & Armstrong 1995, Architecture of Tall Buildings, McGraw-Hill, Inc, New York. Davis , L & Everest 1997, High-Rise Office Towers - Cost Model, viewed 15 april 2013, <http://www.building.co.uk/story.asp?storyCode=1025316>. J, K 1991, Steel-Concrete Structures for Multi-storey Buildings, Elsevier, Amsterdam. Kim H, EM 2004, 'Space Efficiency in Multi-Use Tall', in Tall Buildings in Historical Cities Culture and Technology for Sustainable Cities, Seoul. Klaber, EH 1930, 'The Skyscraper: boon or bane?', Journal of land and Public Utility Economics, pp. 354-358. Pelli, C & Crosbie, M 2001, Petronas Twin Towers: The Architecture of High Construction, John Wiley and Sons Ltd., New York. SEV, A & Aydan, O 2009, 'SPACE EFFICIENCY IN HIGH-RISE OFFICE BUILDINGS', Faculty of Architecture, METU, Turkey. Taranath, B 1998, Steel, Concrete and Composite Design of Tall Buildings, McGraw-Hill, Inc., New York. Watts, Kalita L & Maclean M 2007, 'The Structural Design of Tall and Special Buildings', in The Economics of Super-Tall towers. Wells M 2005, Skyscrapers, Structure and Design, Yale University Press, New Haven. Yeang, K 1995, The Skyscraper, Bioclimatically Considered, Academy, London.
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How Core Design Impacts Rentable Space in High-Rise Offices

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EFFECTS OF CORE DESIGN AND FORM ON RENTABLE SPACES OF A HIGH RISE OFFICE BUILDING

KESHAV ANAND / 2008BARC051 TENTH SEMESTER GUIDE: Ar. SANDEEP ARORA

DEPARTMENT OF ARCHITECTURE SCHOOL OF PLANNING AND ARCHITECTURE BHOPAL MAY 2013

School of Planning and Architecture Bhopal. May - 2013

School of Planning and Architecture Bhopal. May 2013

Keshav Anand 2008BARC051

Lease Space Planning ..................................................................................................... 20

Keshav Anand 2008BARC051

Keshav Anand 2008BARC051

Keshav Anand 2008BARC051

Keshav Anand 2008BARC051

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DESIGN CONSIDERATIONS FOR HIGH-RISE OFFICE BUILDINGS

FLOOR SLAB SHAPE AND SIZE

Keshav Anand 2008BARC051

More Space Efficient

Figure 1: Square Floor slab (SEV & Aydan 2009)

More Space Efficient

Figure 2: Hexagonal floor slab (SEV & Aydan 2009)

Keshav Anand 2008BARC051

Less Space Efficient

Figure 3: Irregular floor slab (SEV & Aydan 2009)

Less Space Efficient

FLOOR TO FLOOR AND FLOOR TO CEILING HEIGHTS

Keshav Anand 2008BARC051

Most Space Efficient

Figure 5: Central Core configuration (SEV & Aydan 2009)

Less Space Efficient

Figure 6: Split Core configuration (SEV & Aydan 2009)

Least Space Efficient

Figure 7: Exterior core configuration (SEV & Aydan 2009)

BUILDING CORE DESIGN AND ITS EFFECTS ON RENTABLE SPACES

Vertical Circulation Core Open Lease Space Optional public corridor.

Figure 8: A typical floor Plate and its elements

Keshav Anand 2008BARC051

Keshav Anand 2008BARC051

Off- Set Core

Keshav Anand 2008BARC051

Figure 13: Single exterior core

Figure 14: Cores on either side of floor plate

Keshav Anand 2008BARC051

Lease Space Planning

Figure 15: The Perimeter office arrangement

Keshav Anand 2008BARC051

The Executive Core

Figure 16: The executive office arrangement

Keshav Anand 2008BARC051

Taipei 101 tower, Taipei

Figure 17: Mega columns and outrigger trusses in Taipei 101

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Shanghai world financial center, shanghai

Figure 19: Skeleton of WFC Shanghai

Petronas Towers 1&2, Kuala Lumpur

Sears/Willis Tower, Chicago

Keshav Anand 2008BARC051

Figure 23: Typical Floor Plan of Sears Tower

Jin Mao Tower, Shanghai

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Two International Finance Centre, Hong Kong

Keshav Anand 2008BARC051

CITIC Plaza, Guanhgzhou

Shun Hing Square, Shenzen

Figure 27: Typical Floor Plan Shun Hing Square