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MANAGEMENT APPROACH
TO MAXIMIZE THE BENEFIT
OF ‘VERTICAL CITIES’
Tall buildings are bigger, better, faster and more prevalent than ever. Driven by rapid growth
in Asia and the Middle East, the race among the world’s cities to build the tallest, ultimate
record-busting skyscraper on the planet is fast and furious. But these skyscrapers leave a legacy
city beneath, whether that is in the form of an open landscape for development around the
Kingdom Tower in Saudi Arabia, or a city prime for redevelopment in the shadow of the Petronas
Towers in Kuala Lumpur, a programmatic approach to design and development can ensure this
legacy is overwhelmingly positive.
Well-executed skyscrapers can By looking at the development But it is not always the case that
be a real economic-development as a whole program of works, these vertical cities are simply
driver. The Petronas Twin identifying the deliverables responding to urbanization.
Towers in Kuala Lumpur, built in required to achieve desired Buildings like the Burj Khalifa
1998, was the world’s tallest business outcomes, managing and the Shanghai Tower are
until it was eclipsed by Taipei the interfaces with the often called vertical cities, but
101 just six years later. Whilst surrounding infrastructure and they are not the direct result of
it may no longer be the tallest establishing robust planning the demands imposed by highly
building in the world, the towers and scheduling, the bigger urbanized space. They are born
successfully changed the pictures becomes clearer, as from a city’s burning ambition
perception of Kuala Lumpur does the route to benefits to make their mark. An iconic
worldwide (Bremner, 2007). realization. Supertall buildings tall building enhances the
These world class vertical and surrounding developments global image of the city. It is
buildings raise the bar for other are unique projects facing likely to put the city on the
buildings in the city, be it malls, unique risks; risk management world map, thereby signaling
office blocks or hotels. is at the core of this programmatic and promoting its significant
approach. Focusing on trends, economic progress and
There is no doubt that forecasting and actively advancement (Ali, 2012). These
“Supertall” and “Megatall” managing and mitigating the big, innovative, and distinctively
represent a new vision of risk from the outset will have designed skyscrapers are
vertical urbanization, but as tangible, measurable and potential game-changers. If
the race for grandeur surges, beneficial impacts on the they get it right, these new
so does the risk and disruption outcomes for the development developments can attract
caused by our increasingly and the wider city environment. phenomenal levels of tourism,
unstable and rapidly changing by combining high-end mall
planet. The unthinkable is no These outcomes however, are space, offices, hotels and even
longer unthinkable, some not solely economic. As our ski slopes and aquariums.
of these threats remain population continues to grow
unforeseeable and outside of and our resources become However, as these cities get
our control. The most effective scarce, another challenge we bigger and more complex, layer
way to ensure successful and face in this volatile climate is of enterprise and delivery risks
safe delivery in this unpredictable building cities sustainably to are added. The future of the
climate is by taking a commercially meet the growing demand. By building is coming at us with
led programmatic approach. 2050, the world population increasing speed and intensity,
will have grown to nine billion, the difference between the thrill
from about seven billion today of victory and the agony of
(Risen, 2013). Building vertical defeat is very small. Supertall
cities can save energy, support and megatall developments are
our growing population and no exception. Minimal deviations
preserve our horizontal spaces from plan are compounded and
for food production, nature and can have major implications on
recreation. the overall performance of the
program.
Location
The location of a vertical city can be a challenge and a key
opportunity. When looking at the global landscape of vertical
cities, over the past 50-60 years we have seen an eastward shift in
the geographical makeup of the world’s tallest buildings (see figure
1), corresponding to the economic emergence of these nations. Figure 1, The Shift East – How
the location of the world’s tallest
It is evident from the high rise trends in the Middle and Far East
building is changing
that these countries use architecture to demonstrate the development Tilburn, J (2014) Supertall B
and achievement of their nations. These dynamic structures also uildings 2014, Allianz Global
identify opportunities in the development, or indeed the redevelopment, Corporate and Specialty
of the cities surrounding these vertical metropolises.
30 14 14 14
20
20
19
20
OFFICE - SALES RATES (AED / FT²) RESIDENTIAL - SALES RATES (AED / RETAIL - RENTAL RATES (AED / FT²)
FT²)
DEVELOPMENT LOW HIGH LOW HIGH LOW HIGH
Premium Area
(Burj Khalifa)
Downtown Dubai 1,750 2,350 1,800 4,800 180 325
Other
Difference Difference Difference Difference Difference Difference
Dubai Areas
Dubai Marina 1,575 10.0% 1,900 19.1% 1,300 27.8% 2,775 42.4% 130 27.8% 250 23.1%
Dubai 1,700 2.9% 2,000 14.9% 1,650 8.3% 2,150 55.2% 165 8.3% 210 35.4%
International
Financial Centre
Jumeirah 1,175 32.9% 1,450 38.3% 1,150 36.1% 1,650 65.6% 120 33.3% 180 44.6%
Lakes Towers
OUTCOMES Defining performance outcomes and PROCESS Tall buildings demand specific focus
success factors from a commercial, on the deployment of granular
political and social perspective. control processes at all levels of
the project that integrate with one
another. It is important to establish
a controls regime that balances
reporting and forecasting techniques.
PRODUCT Understanding and defining the DELIVERY Applying a forensic approach to the
performance requirements of the mapping of granular tasks, interfaces
product to ensure it is translated and dependencies throughout the
into the delivery strategy. design/procure/construct/operate
cycle. Creating the time for creativity
and innovation to overcome delivery
challenges.
Health and Safety Figure 3: The Kingdom Tower approach to HSE
Assurance
Building tall represents many Jeddah Arcadis & Dar Saudi Contractors
risks and as a result health Economic Mace (JV) Al-Handasah Binladin
Council Consultants Group
and safety should always be
(the Client) (Contractors)
foremost in any construction
project. Building a vertical city
has to consider the risks as
does any other construction
STRATEGIC
project, but there should also
be a focus on key areas, such
TACTICAL
as working at height, complex
lifting operations, access and
egress arrangements, perimeter OPERATIONAL
working and fire and emergen-
cy preparedness. Mitigation
measures for these key hazards • Implement a strategic/proactive approach to HSE Management
must constantly be reviewed, • Provide leadership at all levels
updated and tailored to ensure • Ensure Accountability/Ownership
that the risks of working on a • HSE performance monitoring
high-rise development are being • Provide education at all levels
adequately managed. Figure • Set best practice expectations
1 describes the approach to
Health, Safety and Environment
(HSE) that was adopted on the
Kingdom Tower.
As an example the following Of specific importance in the
eight key fatality risks have been Middle East is the need for
identified on the Kingdom Behavioural Leadership. The
Tower in relation to the Behavioural Management of
construction methodology: Safety (or BMOS) integrates
behavioural strategies and
• Lifting operations processes into health and
• Work at height safety management systems.
Working at all levels of a
• Shaft and riser works
project or program, BMOS
• Building perimeter works analysis promotes safer behaviour
• Edge protection and environmental conditions to
• Fire deliver continuous improvement
in health, safety and business
• Electric shock and
performance. A BMOS program
• Falling materials. creates a systematic approach
that defines a set of behaviours
For each of these fatality risk to reduce the risk of work-
areas prescriptive risk control related injuries. This is achieved
standards are then developed this by collecting data on the
which are incorporated into frequency of safety critical
the safe systems of work. The behaviours, providing feedback
application of the standards and reinforcement to encourage
can be audited to assure positive behaviour. The data is
compliance. also used to identify root causes,
facilitate problem solving, and
develop recommendations for
continuous improvement
with particular emphasis on
improving communication
and awareness at all levels.
Focus on Building Information Modeling design, details and construction
(BIM) and other virtual methods can save a lot of time
Design Innovation construction services are a and money if managed
critical part of executing effectively and efficiently at the
The viability of any development skyscrapers. Using these front-end. However, innovations
is dependent on costs vs revenue. techniques means more need to be balanced with
These factors get ever more efficiencies and accuracy in reliability, fully exploring these
complex when building tall. pre-construction planning innovative solutions from the
Typically, as the height of a and strategies, and equally start is fundamental to actively
building increases so does the important, during construction. assessing, managing and
cost of construction. Many of In addition to innovative mitigating the risks.
the challenges faced in the methods for coordination of
development, design and structural and mechanical On the Kingdom Tower,
construction of tall buildings engineering, information can innovative piling techniques
focus on finding innovative be extracted from the model were implemented by using a
responses to mitigate risks to facilitate estimating, 110m Kelly Bar, manufactured
associated with the key cost procurement, clash detection for drilling rigs, this removed the
drivers, these must be identified and field management. need for extension pieces to
early. The 3-D model can be used be inserted during drilling
to identify and avoid safety operations. This cut cycle times
Buildings like Kingdom Tower hazards. The use of this for depths down to 100m, a
could remain the exception technology can enhance our reduction of 50%, and saved
rather than the rule as cost is overall productivity, provide approximately 70 working days.
the major obstacle preventing instant clarification and offer
developers going much beyond important cost savings in State of the art computerized
the one-mile mark. It isn’t the high-rise construction. drilling rigs were used (see
engineering, it’s the economics Figure 4), which bettered
(Baker, 2008) that is holding Prefabrication is not a new tolerance targets by 50%.
back the development of more concept, but architects and On site fabrication of all
tall buildings. The reason that engineers are tuning their reinforcement cages ensured
many skyscraper schemes never hats to the concept of quality of fabrication and
come to fruition is usually the prefabricated skyscrapers to consistency of supply in order
business plan. Every time you promote innovation and ‘Lean to maintain schedule.
increase the height, the volume Construction’. Due to the Environmental factors were also
increases by several times repetitive nature of supertall considers and by recovering the
more. The Burj Khalifa is a good construction, even small drilling fluids, which were then
example of how to mitigate improvements can have big stored in site tanks and recycled
having too much space to sell effects if integrated early using dedicated temporary
by keeping the building as enough. Simplifications of storage pond.
slim as possible. This can be
measured and monitored
throughout the design process
by using a programmatic
approach and analyzing the
building’s useable space to
keep the design in line with
the desired outcomes.
Figure 4: The
Kingdom Tower
computerized
drilling rigs.
©Jeddah
Economic
Company / Sales
& Marketing
Dept.
A key consideration in the the Burj Khalifa, however
design of a vertical transportation Kingdom Tower will contain 57
system in tall buildings is to elevators and 10 escalators and
reach the optimum balance the highest elevator will rise
between the quality and 660m, with the world’s fastest
quantity of lift service provided, double deck Elevators which
the capital cost of the lifts ascend at 10.5 m/s from the
themselves and the loss of lobby to the observatory level.
revenue-earning, tenantable This is made possible by using
space taken up by the provision carbon fiber rope technology
of lift cores and plant rooms. (Kone Ultrarope) as illustrated
This becomes even more critical in figure 5.
as buildings become taller than
50–60 storeys.
In addition to traditional
schedule and cost reporting,
performance data on the
Kingdom Tower is captured on
a weekly basis and outcomes
are presented in weekly and
monthly dashboards (Figure 6).
Performance issues are further
analyzed and appropriate
actions identified to reverse
negative trends. This micro-
management identifies root Figure 6: Kingdom Tower 3D
causes at a more fundamental Logistics Concept
level and provides key insight ©Jeddah Economic Company /
into performance. Sales & Marketing Dept.
Construction Logistics and Operational
Readiness
Logistics planning is critical for construction speed. There is a
bottleneck at the base of every building built where manpower and
materials enter and leave the building. This issue is magnified in the
construction of tall buildings where peak flows of resource need
access to the vertical site. Adequate hoists must be installed, and
their use must be meticulously managed. Experience in operational
readiness has proven that it is essential to integrate the “opening
and operation strategy” into the design and construction schedule.
Early stakeholder engagement with the end users and appropriate
authorities is required to meet and manage expectations and avoid
delays.
Systems Analysis
Not all systems are equal when
it comes to onsite installation
and coordination with other
trades. Analysis on tall buildings
brings a clear focus on hoisting,
stocking and area requirements,
all of which have an economic
effect to the installed system.
Emphasis must be placed on
buildability, the management
of onsite work area requirements
and the simplification of
systems. Efficient and effective
planning of servicing, repair and
replacement must be considered
along with appropriate ‘Stack
effect’ planning.
References
1. Bremner, B. (2007) The Race for the Tallest Skyscraper. May 01 2007. Bloomberg Business Week.
2. Risen, C. (2013) The Rise Of The Supertalls. March 2013. The New York Times.
3. Ijeh, I (2015) Can tall buildings ever be sustainable? 25 February 2015. Building Design Online.
4. Langton, J (2013) Kingdom Tower, Burj Khalifa and the era of the megatall buildings. March 18 2013. The National UAE.
5. Tilburn, J (2014) Supertall Buildings, 2014. Allianz Global Corporate and Specialty.
6. Ali, MM & Al-Kodmany, K (2012) Tall Buildings and Urban Habitat of the 21st Century: A Global Perspective. 28
September 2012. MDPI Buildings.
Contact
Julio Maggi
Global Director of Program Management
T +974 5039 2026
E julio.maggi@arcadis.com
Derek Roy
Commercial Director
T +966 558 886 520
E derek.w.roy@arcadis.com
Bryony Day
Program Manager
T +44 (0)7741 290 919
E bryony.day@arcadis.com
9507JAN16