Supertall
Buildings:
new Heights, new Challenges
Allianz Risk Consulting/
Clive Trencher
Munich / November 17th , 2015
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Welcome and Introduction
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3
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How Tall is Tall?- New Heights
Brief History of Tall Buildings
Why Build Supertall?
New Challenges & New Risks
The Future?
© Allianz SE 2015
Table of
contents
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Welcome
Introduction
- Chartered (Professional registered) Engineer
- Member of The Institution of Civil Engineers (ICE)
- ICE founded in London in 1818
- 40 years experience of Global design and construction
buildings and infrastructure
- Current role- Senior Risk Consultant ARC
- Current responsibility – Leading the insurance Risk
Management programme on the “Kingdom Tower” (1006m
high) Saudi Arabia.
- Previously- a similar role on “The Shard” London (306m high)
© Allianz SE 2015
- Based in London – but I operate Globally
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How tall is tall? – New Heights
Supertall Buildings
Considerable discussion and controversy about the subject
§ The Council on Tall Buildings and Urban Habitat (CTBUH)
§ CTBUH has the uses the following criteria
- “Supertall” is over 300m (984’) tall
- “Megatall” is over 600m (1968’) tall
The Petronas Tower (452m) – Kuala Lumpur
Source https://sites.google.com/site/wanttolearnmoreaboutseasia/home/south-east-asian-touristattractions/petronas-twin-towers
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- As of June 2015 there were 91 Supertall and 2 Megatall
buildings completed in the World
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Brief History of Tall Buildings
Some famous, and not so famous structures and their heights
- 3000 BC: Egypt- Great Pyramid of Giza – 140m
- 700AD – Mexico Mayan Temple of Kukulcan 30m
- 1100AD Cambodia - Khmer Angkor Wat -213m
- 1887 Paris- Eiffel Tower - 324m
- 1902 New York -Flat Iron Building-87m
- 1931 New York – Empire State Building-381m
- 1974 Chicago – Sears Tower – 442m
- 1998- Kuala Lumpur – Petronas Towers- 452m
- 2004- Taipei 101 – 509m
Burj Khalifa
- 2010 Dubai – Burj Khalifa – 828m
- 2019 Jeddah Saudi Arabia– Kingdom Tower – 1006m
Taipei 101
Source http://www.skyscraperhalloffame.com/
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Source: http://tedytravel.com
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© Allianz SE 2015
Graphics from AGCS Risk report on Supertall Buildings
http://www.agcs.allianz.com/insights/white-papers-and-casestudies/supertall-buildings
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What has changed?
World’s Tallest Buildings
Over the last 20 years the rate of increase has increased
and their locations have changed
- 1901- 1998height increased by 275m ALL in the USA
- 1998 to now (just 17 years!) height increased by 386m ALL
OUTSIDE the USA – ALL in Middle and Far East
The Shard London
Source: Clive Trencher
© Allianz SE 2015
- The Shard in London UK – 306m high, tallest building in
Western Europe but only 77th in the World!
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World’s tallest building distribution
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Graphics from AGCS Risk Report on Supertall Buildings
http://www.agcs.allianz.com/insights/white-papers-and-case-studies/supertallbuildings
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Why build Supertall?
There are many factors and theories why we need them
Source : http://www.susps.org/index.html
Urbanisation Growth
Source : www.skyscrapercity.com
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Population Growth
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Why build Supertall?- cont.
Other reasons
§ New Cities
Source : Jeddah Economic Company (JEC)
§ Urban Regeneration
- The World Trade Center Lower Manhattan district when it opened in 1973
- One Canada Square – in former London Docklands (1991)
One Canada Square – Canary Wharf
London
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- Kingdom Tower will be the focal point of a new city
Source http://skyscrapercenter.com/building/one-canada-square/1040
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Why build Supertall?- cont.
§ National Pride?
Shanghai Skyline on the Huangpu River
Dubai Skyline
Source: http://www.city-data.com/forum/asia/1561633-dubai-vs-atlanta-actually-hasbigger.html
Source: Clive Trencher
© Allianz SE 2015
- very visual demonstration of economic and political power
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New Challenges
To deliver these structures let us consider;
•Technical
•Commercial
•Operational
&
•New Risks!
Federation Tower (360m) Moscow
Source: http://kassanisthomas.com/portfolio/federation-tower
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How can these be successfully managed to achieve success?
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New Challenges
Technical
Foundation and sub-structure
The Kingdom Tower and Burj Khalifa will be used as an examples
but these challenges are common to all Supertall Buildings
- Weight of the Burj Khalifa is approximately 500,000 tonnes!
- Foundations- must be strong enough to support the vertical and
overturning
- Weight of The Kingdom Tower will be ??? tonnes
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- To support this we have provided= **** Nos. Bored Circular
Concrete pile to a depth , greater than, 150m and up to 1.8m
diameter
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Visually150m is;
A Ferrari 458 Spider is approximately 4.5m long
150m = 33.3 Ferraris parked bumper to bumper (fender to fender) = cost per pile approx. 7.6m EUR!
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Source: http://auto.ferrari.com/en_EN/sports-cars-models/pastmodels/458-spider/
20 Fenchurch Street London (aka The
Walkie Talkie) is 150m high
Source: Clive Trencher
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Technical
Materials
Supertall construction uses both existing and innovative types
§ Steel- High grade and high quality required although tends not to be
the primary material used
§ Concrete- most used material and the biggest challenge
- Very High Strength required (typically c80-100 n/mm2) which is
about double “normal” structural concrete strength
- Capable of being pumped vertically 300>400>500m
- Over 5 x the height of the Statue of Liberty!
The Schwing SP8800 Concrete Pump as used on the
Burj Khalifa and The Shard
Source : http://www.schwing.de
Statue of Liberty
Source:
https://upload.wikimedia.org/wikipedia/commons/a/a1/Statue_
of_Liberty_7.jpg
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- Without the materials separating or mix degradation
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Technical
Cladding and Façade
Primary environmental, architectural and waterproofing envelope to
building
§ Significant innovations in glass and manufacturing processes
- solar heat control to prevent occupants overheating!
Strasbourg railway station France
Source http://seele.com
Source: http://michaelhockham.com
- Complex Shapes
- Offsite manufacturing and out-of-country/ Region/Continent procurement
now the “norm
European Central Bank- Frankfurt Germany
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- Size of glazing panels
Source AP / Michael Probst
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Operational
What are some of the possible operational issues
§ Moving people within the Building
- Possibly up to 50,000 people in Building at peak occupancy with a very
mixed population
- Blend of office, retail, hotel, leisure residents, visitors, all ages, many
languages, all physical abilities
- Vertical Transportation –elevators (lifts) moving people quickly, safely and
effectively
- Double stacker, multiple lift cars in single shaft, new materials/ faster
speeds.
- Burj Khalifa – has 57 elevators
- Taipei 101 – currently the world’s fastest at 16m/sec approx. 60kmph
- (Usain Bolt reaches 12.2m/sec during a 100 meter race)
- Even at these speeds in Supertall takes between 1-2 minutes to reach the
top
External Double Stacker Lift
Source
https://upload.wikimedia.org/wikipedia/commons/2/2c/Double_elevator_at_Midl
and_Square_Nagoya.JPG
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- KONE lifts in the Kingdom Tower’s will be faster!
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Operational –cont.
What are the main safety risks
§ Evacuation is a massive concern- untried on such a scale- new methodsprotected zones
- Fire!!
- Highly complex Mechanical and Electrical systems
- Building Management Services highly complex and often web based
- “The Internet of Everything (IoE)”- can it be protected from Cyber Crime?
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Olympus Tower (145m) Grozny Chechnya
Source: http://www.huffingtonpost.ca/2013/04/04/olympus-tower-fire-chechnya_n_3013735.html
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Commercial € £ $ ¥ CHF ‫﷼‬
What are the economics of a Supertall construction?
§ Some factors
- “Average” construction cost Supertall are circa 4,000,000- 7,500,000EUR
per floor
- Developer has predict/adjust during design and construction for best
occupancy blends
- Planning Issues and Visual Intrusion - buildings will be have 100year+
design life but how long the operational life?
§ Why Invest?
- Other Sovereign Wealth Funds looking to enhance national infrastructure
onto the Global Stage
- Globally poor returns from traditional investments have provided enhanced
financial capacity for Supertall construction.
Source http://www.fundexpert.co.uk/research/news,gold-bounce_599.htm
© Allianz SE 2015
- Oil/Gas rich economy's of the Middle East and Far East
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New Risks
What are the economics of a Supertall construction?
§ Commercial
- Letting Time – Big Buildings take time can up to 10 years after completion
full occupancy
- Are they a wise investment?
§ Technical
- Do we fully understand all the “scaling–up” effects for Supertall
construction?
-
can they be built safely?
§ Operational
-
Can we make the Buildings workable/ habitable and safe?
- Can we fully protect against Cyber Attack on the IoE?
One World Trade Center (541m)- New York
Source http://onewtc.com/gallery-images/2069/june-2014-siteupdate-looking-north-west
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- Humans are unpredictable will they react in an emergency the way we
plan?
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§ .
A sneak preview!
British saying “Great oaks from little acorns grow”!
.
Acorns
Oak tree
Source http://candeefick.com
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Source https://henshalls.com
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Update on the Kingdom Tower
Source http://wikimapia.org/27048548/ru/Kingdom-Tower
http://www.worldofarchi.com/2012/12/kingdom-tower-finally-going-under.html
Source http://www.thorntontomasetti.com/projects/kingdom_tower
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Source http://pixgood.com/kingdom-tower-progress-2014.html
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Is the Future very very very tall buildings?
What is the future for Supertall and Megatall construction?
Is there any limit??
- 1 mile (1500m) by 2030?
- 2 mile (3000m) by 2050?
Source: http://www.torrebionica.com
Source http://www.dailymail.co.uk/news/article-1375790/Saudi-Royal-family-plansmile-high-building.html
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.
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The Future
Are we approaching the vertical City ?
A time when people will;
- Be born in a Supertall Building
- Live and grow up in it
- Be educated on special learning levels
- Go to work in dedicated work areas within a tower
- Spend their leisure time there
- Seek medical help and assistance without the Building
- And finally die!
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Without ever leaving that Building?
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The Future
Fantasy?
Star Wars – the city of Coruscant
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Or a look to the future of a very different World from the one we know
now?
Source http://starwars.wikia.com/wiki/Coruscant
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Any Questions?
Thank you for your kind attention
Very happy to discuss anything
Try and answer any specific questions you may have
Other AGCS Risk Report References
http://www.agcs.allianz.com/insights
Supertall Buildings
http://www.agcs.allianz.com/insights/white-papers-and-casestudies/supertall-buildings/
http://www.agcs.allianz.com/insights/white-papers-and-casestudies/cyber-risk-guide/
Allianz Risk Barometer
http://www.agcs.allianz.com/insights/white-papers-and-casestudies/risk-barometer-2015/
© Allianz SE 2015
A Guide to Cyber Risk: Managing The Impact of Increasing
Interconnectivity
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Disclaimer
As of 02/01/2014
for presentations in English
These assessments are, as always, subject to the disclaimer provided below.
Forward-looking statements
The statements contained herein may include prospects, statements of
extent of credit defaults, (vii) interest rate levels, (viii) currency exchange
future expectations and other forward-looking statements that are based
rates including the Euro/U.S. Dollar exchange rate, (ix) changes in laws and
on management's current views and assumptions and involve known and
regulations, including tax regulations, (x) the impact of acquisitions, including
unknown risks and uncertainties. Actual results, performance or events
related integration issues, and reorganization measures, and (xi) general
may differ materially from those expressed or implied in such forward-
competitive factors, in each case on a local, regional, national and/or global
looking statements.
basis. Many of these factors may be more likely to occur, or more
Such deviations may arise due to, without limitation, (i) changes of the
pronounced, as a result of terrorist activities and their consequences.
general economic conditions and competitive situation, particularly in the
markets (particularly market volatility, liquidity and credit events) (iii) frequen-
No duty to update
cy and severity of insured loss events, including from natural catastrophes,
The company assumes no obligation to update any information or forward-
and the development of loss expenses, (iv) mortality and morbidity levels and
looking statement contained herein, save for any information required
trends, (v) persistency levels, (vi) particularly in the banking business, the
to be disclosed by law.
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Allianz Group's core business and core markets, (ii) performance of financial
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