High-Rise Construction - Planning, Construction & Logisitcs - Patrick Shaughnessy

High-Rise Construction BSc Construction Management Dissertation Planning, Construction & Logistics Year 4 - 2008/2009

Patrick Shaughnessy BSc4 Construction Management i

Submitted by: Patrick Shaughnessy

BSc 4 (Honours) in Construction Management

2008/2009

DISSERTATION: HIGH-RISE CONSTRUCTION

Planning, Construction & Logistics

Submission date: 3rd April 2009

Submitted by: Patrick Shaughnessy

Submitted to: GMIT (Galway-Mayo Institute of Technology)

Number of words: 16,309


Patrick Shaughnessy BSc4 Construction Management ii

“High-Rise Buildings are gigantic projects demanding incredible logistics, management and strong nerves among all

concerned in their planning and construction”

“No peacetime activity bears greater resemblance to a military strategy than the construction of a High-Rise Building”

(A. Starrett)


Patrick Shaughnessy BSc4 Construction Management iii

TABLE OF CONTENTS

Title Page…………………………………………………………………………. i

List of Figures and Tables…………………………………………………….… viii

Glossary of Terms and Abbreviations…………………………………………. x

Acknowledgments………………………………………………………………... xii

Declaration…………………………………………………………..……………. xiii

Abstract……………………………………………………………………………. xiv

Chapter 1

Introduction

1.1 Introduction to research project…………………………………….. 1

1.2 Hypotheses…………………………………………………………… 2

1.3 Aims…………………………………………………………………… 2

1.4 Objectives…………………………………………………………..… 3

1.5 Parameters of study……………………………………………….… 3

1.6 Research methods………………………………………………...… 4

1.7 Primary & Secondary Research…………………………………… 5

1.8 Limitations……………………………………………………………. 5

Chapter 2

Planning for High-Rise Construction

2.1 Introduction…………………………………………………………… 7

2.2 Planning for Design and Construction…………………………….. 8

2.3 Zoning and Town Planning for High-Rise in Ireland…………...… 9

2.3.1 The Definition of High-Rise………………………………. 9

2.3.2 History of High-Rise Planning in Ireland………………... 10

2.3.3 The Building Boom………………………………………… 12

2.3.4 Issues For and Against the Planning of High-Rise…….. 13

2.3.5 Effects on Infrastructure…………………………………... 15

2.3.6 Locations for Tall Buildings in Dublin………………….... 16


Patrick Shaughnessy BSc4 Construction Management iv

2.3.7 Recent Developments…………………………………….. 18

2.4 A Typical High-Rise Planning Application………………………… 22

2.4.1 Floor plans…………………………………………………. 22

2.4.2 Elevations…………………………………………………... 22

2.4.3 Composite Drawings……………………………………… 22

2.4.4 Daylight & Sunshine Analysis……………………………. 22

2.4.5 Environmental Impact Statement………………………... 22

2.4.6 M&E Design Report………………………………………. 23

2.4.7 Waste Management Strategy………………………….… 23

2.4.8 Visual Assessment & Shadow Analysis………………… 23

2.4.9 Transport Assessment……………………………………. 23

2.4.10 Structural Engineers Report…………………………….. 24

2.4.11 Newspaper Notice……………………………………….. 24

2.4.12 Compliance with Planning Report…………………….... 24

2.5 Conclusion……………………………………………………………. 25

Chapter 3

Logistics Management on High-Rise Projects

3.1 Introduction…………………………………………………………... 27

3.2 Definition of Construction Logistics……………………………….. 28

3.2.1 Supply Logistics…………………………………………… 29

3.2.2 Site Logistics………………………………………………. 29

3.3 Main Objectives of Construction Logistics………………………… 30

3.4 Logistics Management…………………………………………….… 30

3.4.1 Supply Logistics Management…………………………… 30

3.4.2 Site Logistics Management………………….…………… 31

3.5 Logistics Information Flow Management…………………………. 32

3.6 Improvement of Logistics Management in Construction………… 33

3.6.1 Strategic Level……………………………………………... 33


Patrick Shaughnessy BSc4 Construction Management v

3.6.2 Structural Level………………………………………….… 33

3.6.3 Operational Level………………………………………..… 34

3.7 Conclusion……………………………………………………………. 35

Chapter 4

Cranes for High-Rise Construction

4.1 Introduction…………………………………………………………… 37

4.2 History of Cranes…………………………………………………..… 38

4.3 Types of Cranes……………………………………………………... 40

4.3.1 Mobile Cranes……………………………………………... 40

4.3.2 Fixed Cranes………………………………………………. 42

4.4 Crane Safety…………………………………………………………. 47

4.4.1 Crane Hazards…………………………………………..… 47

4.4.2 Safety Precautions………………………………………… 47

4.4.3 Inspection & Testing…………………………………….… 49

4.4.4 Assessment before Operation…………………………… 50

4.4.5 Dismantling………………………………………………… 50

4.5 Developers Options……………………………………………….… 51

4.5.1 Purchasing a Tower Crane……………………………..… 51

4.5.2 Renting a Tower Crane…………………………………… 52

4.6 Conclusion……………………………………………………………. 53

Chapter 5

Specialist Building Techniques for High-Rise Construction

5.1 Introduction…………………………………………………………… 55

5.2 Foundations………………………………………………………..… 56

5.2.1 Pile Foundations…………………………………………… 56

5.2.2 Functions of Piles………………………………………… 57

5.2.3 Types of Piles……………………………………………… 58

5.2.3.1 Driven or Displacement Piles………………..… 58


Patrick Shaughnessy BSc4 Construction Management vi

5.2.3.2 Bored or Replacement Piles………………….... 60

5.2.4 Advantages/Disadvantages Different Pile Techniques... 62

5.2.4.1 Driven or Displacement Piles………………….. 62

5.2.4.2 Bored or Replacement Piles…………………… 62

5.2.5 Conclusion…………………………………………………. 63

5.3 Supporting Structure………………………………………………… 64

5.3.1 Concrete Frame Construction……………………………. 65

5.3.1.1 Precast Concrete Frame…………………..…… 65

5.3.1.2 In-Situ Concrete Frame………………………… 67

5.3.2 Steel Frame Construction………………………………… 69

5.3.3 Concrete Frame Vs Steel Frame………………………… 71

5.3.3.1 Safety…………………………………………….. 71

5.3.3.2 Cost…………………………………………..…… 71

5.3.3.3 Construction Scheduling……………………..… 72

5.3.3.4 Design Possibilities……………………………… 72

5.4 Exterior Façade Construction………………………………….…… 73

5.4.1 Curtain Walling…………………………………………..… 73

5.4.2 Design…………………………………………………….… 73

5.4.3 Technical Properties………………………………….…… 73

5.4.4 Production & Assembly………………………………...…. 74

5.5 Roof Construction………………………………………………….… 76

5.6 Interior Finishing……………………………………………….…….. 77

5.7 Conclusion……………………………………………………………. 78

Chapter 6

Case Study – St George Wharf Tower

6.1 Project Description……………………………………………….…. 80

6.1.1 Facilities on Site…………………………………………… 81

6.1.2 Location……………………………………………………. 82


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6.2 The St George Wharf Development…………………….……….… 84

6.2.1 Site Layout…………………………………………………. 85

6.3 The St George Wharf Tower…………………………………….…. 86

6.3.1 Design Features…………………………………………… 87

6.3.2 Building Design, Layout & Floor Plans………………..… 88

6.3.3 Specification of Elite Apartments & Penthouses…..…… 91

6.4 Project Construction & Execution……………………………..…… 94

6.4.1 Foundations…………………………………………….….. 94

6.4.2 Supporting Structure…………………………………….… 94

6.4.3 Exterior Façade……………………………………………. 95

6.4.4 Roof Construction…………………………………….…… 95

6.4.5 Interior Finishing…………………………………………… 96

6.5 Logistics Management on the St George Wharf Tower ………… 97

6.6 Crane Selection on the St George Wharf Tower…………….…… 99

Chapter 7

Conclusions & Appendices

7.1 Conclusion………………………………………………………….... 104

7.2 References…………………………………………………………… 105

7.3 Appendixes………………………………………………………..…. 108

Appendix 1

7.3.1 Character Areas in Dublin City…………………………… 109

Appendix 2

7.3.2 High-Rise, Zones for Change in Dublin City………….… 110

Appendix 3

7.3.3 Logistics on St George Wharf Tower………………….… 111

Appendix 4

7.3.4 Elevations and Floor Plans of the Tower……………..… 118


Patrick Shaughnessy BSc4 Construction Management viii

LIST OF FIGURES & TABLES

Figure 1 Building height categories and classification………………..… 9

Figure 2 Appropriate locations for Tall Buildings in Dublin………..…… 16

Figure 3 The Proposed Point Tower at the North Docklands…….……. 18

Figure 4 The Proposed U2 Tower at the South Docklands……….…… 19

Figure 5 The Proposed Heuston Gateway Development ……………… 19

Figure 6 John Roberson’s Quay at South Docklands………………...… 20

Figure 7 Proposed North Wall Quay in the Docklands……………….… 21

Figure 8 Typical Construction Logistics Diagram……………………..… 29

Figure 9 Juran’s triple role and construction logistics process……....… 29

Figure 10 QAY160 All Terrain Crane Payload 160 Ton……………….… 40

Figure 11 KOBELCO CKE600 crawler crane…………………………….. 41

Figure 12 Base construction of the Favelle Favco M760D …………...… 44

Figure 13 Lifting Equipment of the Favelle Favco M760D ……………… 44

Figure 14 Liebherr 167E Stationary Crane……………………………….. 45

Figure 15 Liebherr 112k Travelling Crane on Rails………………………. 46

Figure 16a Replacement Piles being Drilled by a Typical Crane Mounted Continuous Flight Auger Rig……………………………………. 56

Figure 16b Precast Concrete Piles being Driven by a Nissha Hydraulic Hammer operated by a Liebherr Pile Driving Rig…………….. 56

Figure 17 Shows a piling rig driving precast concrete piles…………...… 59

Figure 18 Shows a mobile truck mounted piling rig setup……………….. 60

Figure 19a A Computer generated 3D image of Concrete Piles and Pile Caps, with steel reinforcement ………………………………………… 61

Figure 19b A Computer generated 3D images of Concrete Piles and Pile Caps, with steel reinforcement ………………………………………… 61

Figure 20a Shows Concrete Piles protruding from the ground surface…. 61

Figure 20b Shows workers installing steel in concrete pile caps………… 61

Figure 21 Precast Concrete Columns, Beams and Floor Slabs………… 66


Patrick Shaughnessy BSc4 Construction Management ix

Figure 22 DOKA Wall and Floor Formwork Systems…………………….. 68

Figure 23a DOKA – Dokaflex 1-2-4 Versatile Floor Formwork ………….. 68

Figure 23b DOKA – Doka RS Column Formwork …………. ……………... 68

Figure 24a Steel Columns, Beams and Roofing Sections………………… 70

Figure 24b Intersection of Steel Beams and Columns…………………….. 70

Figure 25a Steel Columns, Beams and Roofing Sections………………… 70

Figure 25b Steel Frame Construction with Beams and Columns………… 70

Figure 26a Computer generated 3D image of a section through a Curtain Walling System…………………………………………………… 75

Figure 26b Computer generated 3D image of a section through a Curtain Walling System ……………………………………………..…… 75

Figure 27a Exterior Curtain Walling finish to Leper Business Centre, Belgium …………………………………………………. 75

Figure 27b Internal Curtain Walling sections to Leper Business Centre, Belgium …………………………………………………. 75

Figure 28 Computer animated image of the entire St George Wharf Development ………………………………………...…… 80

Figure 29 Location of St George Wharf within London City…………...… 83

Figure 30 St George Wharf buildings with their signature gulf winged roofs ……………………….…………………………….. 84

Figure 31 Site layout view of the complete St George Wharf Development, including the new St George Wharf Tower……………………. 85

Figure 32 Computer animated image of the St George Wharf Tower within the St George Development………………………………………… 86

Figure 33 Exterior Elevation of St George Wharf Tower………………… 88

Figure 34 Typical Interior Layout of Floor Levels 2 to 47 of the St George Wharf Tower …………………………………………………...… 89

Figure 35 Interior Layout of Floor Level 48 of St George Wharf Tower Main 6 Bedroom Penthouse ………………………………………….…. 90

Figure 36 Diagram of Crane selection process followed by many general contractors on high-rise building projects …………………..… 99

Figure 37 Shows the Crane selected for the St George Wharf Tower Project, the Favelle Favco M760D “Kangaroo Crane”……………….… 102


Patrick Shaughnessy BSc4 Construction Management x

LIST OF TERMS & ABBREVIATIONS

3D 3 Dimensional

AC Air Conditioning

BC Before Christ

BMA Broadway Malyan Architects

CCTV Close Circuit Television

CFA Continuous Flight Auger

CO² Carbon Dioxide

DCC Dublin City Corporation

DCC Dublin City Council

EG For Example

EIS Environmental Impact Statement

ESB Electricity Supply Board

ETC Et Cetera

FT Foot

GMIT Galway-Mayo Institute of Technology

H Hour

Ib Pounds

IE Such as

IT Information Technology

KG Kilo Gram

M & E Mechanical and Electrical

M Metre

MDF Medium Density Fibreboard

Min Minute

MPH Miles per Hour

NHBC National Housing Building Council

PCC Pre Cast Concrete


Patrick Shaughnessy BSc4 Construction Management xi

PLC Private Limited Company

RC Reinforced Concrete

SFC Steel Frame Construction

ST Saint

T Ton

TV Television

UK United Kingdom

WWW World Wide Web


Patrick Shaughnessy BSc4 Construction Management xii

ACKNOWLEDGEMENTS

I the author would like to take this opportunity to express my sincere gratitude for

all the assistance and support given to me throughout the dissertation period.

I would like to especially thank the following:

• My supervisor, Mrs Mary Rogers, for her assistance, endless help and

guidance throughout the dissertation period

• The building and engineering lecturers and staff at GMIT for their help and

assistance throughout the dissertation period and college years

• Diana Ross of RPS Group for her time, help and information which I

gained about planning, as part of my primary research

• Mike Cullinane, Project Manager at St George Wharf for his help,

information and assistance during my site visit to the St George

development to collect information for the dissertation case study

• My parents and siblings for their constant support, both emotionally and

financially, and for their encouragement throughout my time at GMIT and

especially during the dissertation period

• The library staff at GMIT for their assistance in locating necessary

information, literature and documentation

• My many friends, who kept me going throughout the years and for making

college life enjoyable, exciting and memorable

• My sister Laura for her help and encouragement throughout the

dissertation period

• Finally I would like to thank all the readers and examiners who spent their

time reading this report patiently. Hopefully this report will provide them

with particular knowledge with regard to High-Rise Construction


Patrick Shaughnessy BSc4 Construction Management xiii

DECLARATION

This dissertation is submitted in partial fulfilment of the requirements and

guidelines of the Bachelor of Science in Construction Management Honours

Degree Course at Galway-Mayo Institute of Technology (GMIT).

I declare that the work contained in this dissertation is the authors own original

work and that no part has been plagiarised from any source whatsoever.

I certify that the ideas, designs, results, analysis and conclusions set out in this

dissertation are entirely my own effort, except where otherwise indicated and

acknowledged.

I further certify that this dissertation is entirely original and has not been

submitted for assessment in any other course or institute.

Name: Patrick Shaughnessy

Student ID: G 00191823

Course: Bachelor of Science Construction Management

Date of Submission: 15/08/09

“High-Rise Construction – Planning, Construction & Logistics”

I hereby declare that this dissertation is my own work:

____________________________

Patrick Shaughnessy


Patrick Shaughnessy BSc4 Construction Management xiv

ABSTRACT

High Rise Buildings have been around for a long time and have always been

dominant landmarks in many cities, visible from far and wide.

“High-Rise Buildings have always triggered major debates and aroused emotion.

That is hardly surprising, considering that this type of buildings radiates more

symbolic power than almost any other”

Within the ‘Planning for Design & Construction’ chapter, the aspects required at

the planning stage of high rise were investigated giving a brief description of

zoning and town planning in Ireland, the definition of high rise and the history of

high rise in Ireland. This chapter also outlines the ‘Building Boom’, the issues for

and against the planning of high rise, the effects on infrastructure. The

appropriate locations for high rise buildings in Dublin are identified. Finally this

chapter gives a description of a typical high rise planning application.

The ‘Logistics Management on High Rise Projects’ chapter deals with key

elements of preparing, planning and scheduling of the proposed works and it

explains how vital these elements are in construction operations on site.

The chapter, ‘Cranes for High Rise Construction’ describes the types of cranes

suitable for high rise construction along with their advantages and

disadvantages. This chapter also gives an insight to the history of cranes, crane

safety, crane inspection, testing and assessment before operation. Finally the

‘Developers Options’ are looked at discussing the advantages and

disadvantages to either purchasing a tower crane or renting a tower crane.

Within the chapter, ‘Specialist Building Techniques for High Rise Construction’,

the construction of the project is examined from the ground up beginning with the

‘Foundations’ of the project. The next element examined is the ‘Supporting

Structure or Exoskeleton’, this describes the building frame be it concrete frame

or steel frame fabrication. The ‘Exterior Façade Construction’ is then discussed,

highlighting the design, the technical properties and the production and

assembly. Finally ‘Roof Construction’ and ‘Interior Finishing’ are explained.


Patrick Shaughnessy BSc4 Construction Management xv

The Final chapter is the ‘Case Study’ which is based on the ‘St. George Wharf

Tower’ situated at Vauxhall, London, UK. The case study describes the

development including location, the facilities onsite and close by. The tower is

described in detail, explaining key design features such as the site layout and the

building’s design specification, layout and floor plans. The project’s construction

and execution is described from ground up. Next, the logistics management

procedures carried out on this project are explained. Finally, the crane selection

for the construction of the tower is described.


Patrick Shaughnessy BSc4 Construction Management

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CHAPTER 1

INTRODUCTION TO RESEARCH PROJECT



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1.0 Chapter 1

1.1 Introduction

In this chapter I plan to present a brief summary of my proposed research

dissertation on High-Rise Construction, with emphasis on Planning, Construction

and Logistics. Under the following headings; Hypotheses (1.2), Aims (1.3),

Objectives (1.4), Parameters (1.5), Methodology (1.6), Primary & Secondary

Research (1.7).

1.2 Hypotheses

o How does the Irish Planning procedure effect the design and construction

of modern High-Rise Buildings

o How is Logistics Managed on such complex and difficult building projects

o What are the most common, economical and effective building techniques

for the construction of a High-Rise Building

1.3 Aims

o The main aim of this research dissertation (on High-Rise Construction) is

to produce a comprehensive document which can be used to sell the idea

of High-Rise construction to Irish Construction Developers. Explaining the

advantages & disadvantages of high-rise in terms of cost, speed,

planning, building techniques, construction methods and building

processes.

o This Dissertation aims to, at a strategic level, investigate the planning and

local authority guidelines & statutory rules as regards High-Rise design

and construction in city centre and suburban areas.

o This Dissertation aims to, at a strategic level, investigate through

continuous research (during the dissertation period) – the special building

techniques implemented in modern day building construction of High-Rise

Buildings.

o This Dissertation also aims to at a strategic level examine crane

construction for such High-Rise projects, different methods used in the

past, the cost factor and possible future scenarios.



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1.4 Objectives

o My mission as regards this dissertation is to briefly describe the process of

building a High-Rise building (i.e. – Foundation, Shell & Core,

Exoskeleton, M&E Services, etc… using Case Studies and other various

sources of information), how to management the construction process and

deliver a quality product, I aim to sell this idea to Irish Developers!!

o Another goal is to research different crane solutions which suit High-Rise

developments and aim to find the best possible solution, with the most

advantages as regards city centre developments.

o This dissertation intents to (using buildings as case studies - St. George

Wharf Tower, Vauxhall, London, UK) deliver a good understand of what

qualifies as a High-Rise building, where should High-Rise be located

(suitable areas), what makes a High-Rise building work and Impacts on

the surrounding skyline and community.

o Finally I plan to research and investigate the future of High-Rise

developments, with regard to planning, new proposed projects coming to

Irish cities and architectural gems that will form landmarks and add to our

cities skylines.

1.5 Parameters of Study

o This Dissertation Investigates briefly – High-Rise Construction, as regards

special buildings techniques and construction process’s used, ignoring the

building techniques and processes in huge detail and ignoring the

conventional buildings method while concentrating on methods employed

for High-Rise only.

o This Dissertation demonstrates briefly – crane construction and crane

types used for High-Rise projects. Bringing to light the most common

crane solutions and previously used operations with the aim to highlight

the best possible solution with the most advantages for High-Rise

Construction, Ignoring basic crane ideas which are used for standard

construction projects.



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o This Dissertation plans to distinguish the planning acts, laws and statutory

rules with regard to High-Rise design and construction. Briefly describing

what has to be included in a High-Rise Planning Application and what is

submitted to the local planning authority, in terms of High-Rise Projects.

Ignoring detailed planning laws and acts.

o Finally this Dissertation studies the future of High-Rise in Ireland, where

Ireland is going in terms of large, tall and sophisticated developments,

briefly describing the planning rules that limit design and construction

ideas, but ignoring planning acts and planning laws.

1.6 Research Methods

o During 3rd year of my Construction Management Course I spend 6 months

on placement with St George PLC at St George Wharf Development,

Vauxhall, London. The Development comprises of large residential

buildings with the new 50 storey High-Rise Tower which is currently under

construction, I became fascinated with the project and the new High-Rise

Tower and decided that High-Rise Construction would be my chosen

dissertation topic.

o I then went about finding relevant information about my chosen topic from

the internet and GMIT library books, to ensure that there was enough

information out there available and that the chosen topic/project was

viable. This would help me creating this research Dissertation and further

my study in terms of construction management.

o I then when about researching past and on-going projects to find a part of

the construction process that I was most interested in, and found crane

fabrication & construction for these High-Rise projects to be fascinating.

This is where I discovered “Kangaroo Cranes” their construction and

History, used on the Twin-Towers and the new Burj Dubai project, I

decided this is a route I want to go down and concentrate on this part of

the Construction process.



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1.7 Primary & Secondary Research

Primary Research

o My primary research was obtained through discussion and interviews with

project managers and planning consultants. I obtained primary research in

the form of information and documentation in relation to Planning and My

Case Study – St George Wharf Tower.

For the Planning Chapter, I interviewed a friend through email, Diana

Ross who is a Planning Consultant with RPS Group and is based in

Dublin. I was able to ask her numerous questions about high-rise planning

and obtained all the information and documentation, which I needed in

order to compile my chapter on planning for design and construction.

For the Case Study on St George Wharf Tower, I went on a site visit in

February to the development in Vauxhall, London where I under went my

Construction Management placement period in year 3. I met with the

project manager Mike Cullinane and was able to ask him numerous

questions about the tower, I was also able to photocopy and print all the

information and documentation, which I needed in order to complete my

case study on the St George Wharf Tower.

Secondary Research

o My secondary research involved the examination of all relevant

information from textbooks, magazines, newspapers, journals, articles,

reports, blogs, thesis’s, interviews, DVD & CD-ROMs, electronic

databases and the internet

1.8 Limitations

o The main limitations associated with the completion of this dissertation

were the following:

� Time Limit

� Number of Words

High-Rise Construction BSc Construction Management Dissertation

Planning, Construction & Logistics Year 4 - 2008/2009


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CHAPTER 2

PLANNING FOR DESIGN & CONSTRUCTION




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2.1 Introduction

Ireland has not had a tradition of High Rise buildings, therefore, it is important

for an examination of the factors, (Historical, Present and Future issues), that

are combining to change the attitudes and planning guidelines to favour High

Rise construction. This examination shows how the lack of landmark

buildings, low - density usage of land (partially resulting in urban sprawl), and

the requirement to meet projected future residential, commercial and office

space demands, led Dublin City Corporation to commission a report into the

viability of High Rise buildings in Dublin, from London Architects, DEGW.

Now with the introduction of new documents and publications such as:

� Maximising the City’s Potential

� Creating Urban Form and Character

� Developing the City’s Economy

� Dublin in Perspective – A Future Scenario

� Sustaining Urban Communities

� Urban Height – A strategy for Intensification and Height

These documents have since formed the basis of planning policies for High

Rise buildings in Ireland, and details the projected heights and style of

developments envisioned for future High Rise Construction in Ireland, and

clearly shows, that tall buildings will feature in Ireland’s skyline in the

immediate future.




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2.2 Planning for Design and Construction

Skyscrapers are gigantic projects demanding incredible logistics,

management and strong nerves among all concerned in their planning and

construction.

The complexity of the trades to be co-ordinated has become enormous. Many

different experts are involved solely in the project planning:

- Architects

- Planning engineers for the supporting structures (engineering design and

structural analyses)

- Construction and site management (resident engineer)

- Planning of the technical building services (particularly heating, ventilation,

sanitation, cooling and air-conditioning)

- Interior designers

- Construction physics and construction biology

- Planning and site management for data networks

- Planning of the lighting and materials handling

- Planning of the electrical and electronic systems

- Planning of the facades

- Surveying engineers

- Geotechnology, hydrogeology and environmental protection

- Design of outdoor facilities and landscaping

- Surveying of the actual situation in surrounding buildings

If we were to include all the contractors and specialists involved in the project

as well, the list would be ten times longer. If we then consider that bankers,

construction authorities, legal advisers and even advertising agencies or

brokers must also be coordinated in the course of the entire planning and

construction of a High Rise Building project, it soon becomes clear that highly

professional management is essential for such a project.




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2.3 Zoning & Town Planning for High-Rise in Ireland

2.3.1 The Definition of High Rise

High building is a relative term. The original term refers to high buildings as

those which are higher than their context. The desire to make a statement

using height is a powerful imperative, which has forced the skyline of many

cities ever upwards. In medieval times height was a symbol of power and

security.

Contemporary international examples of high rise buildings in the American

and Asian context can be defined generally within a range of 200 to 300m.

However in Europe high rise buildings fall mostly into the range between 100

to 250m.

Reflecting construction, massing and urban character in the European

context, global experience suggests four height thresholds:

• Low rise: up to 15m (up to 4 storeys, limited lift access)

• Mid rise: 5 to 50m (up to 12 storeys, groundscraper)

• High rise: 50 to 150m

• Super high rise: above 150m (only relevant in major metropolitan areas with significant demand)

Figure 1: Shows a diagram of building height divided up in four height

categories – Source: DEGW – “Managing Intensification and change:

A strategy for Dublin Building Height” Dublin City Corporation




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2.3.2 History of High Rise Planning in Ireland

The development of modern Ireland , and in particular the city of Dublin, in an

architectural sense, can be traced back to the 17th and 18th centuries when

large numbers of the Landed Gentry and English Protestant settlers came to

live in the towns and cities of Ireland.

The existing towns and cities largely consisted of one or two level buildings,

situated in a network of muddy, narrow lanes that were unable to

accommodate the large coaches of the wealthy classes. From this

background, the new residents of Dublin set about transforming the cityscape

to reflect the emerging wealth of the nation, laying the ground work for the

grand streets and squares which remain largely intact today still.

The Wide Street Commission was established under an Act of Parliament in

1757. Its established created the Wide Streets Commission, which was

essentially charged with the creating of wide and grandiose streets and

passages in the centre of Dublin city.

It can be said that “Much of Dublin’s admirable symmetry and scale, dignified

character and widely heralded spaciousness” resulted from the Commissions

“Benevolent direction and enlightened planning”

The 19th century saw a rapid decline in both Ireland’s economic fortunes and

population, some would argue, continued until the latter half of the 20th

century. As a resultant of this economic downturn, many of the upper class

society left Ireland, and abandoned their properties in the towns and cities of

Ireland. This resulted in many large tracts of buildings and properties, being

left idle and abandoned, creating dilapidated areas within towns and cities.

This caused most of the people left in cities, to move away from the town

centres, into the more fashionable suburbs. This took away most of the

impetus from the development of town and city centres, and was one of the




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first early examples of urban sprawl. As there was little development during

this time, there was no impact or change on the building Skyline of Ireland.

The 1960’s saw an economic turn around in Ireland. The country, particularly

in Dublin city, saw a rapid expansion in new buildings being constructed.

Along with the regeneration of existing Dublin city properties, a large number

of new high rise buildings were constructed, such as Liberty Hall (48m, 17

storeys), O’Connell Bridge House (32m, 12 storeys) and Hawkins house

(33m, 12 storeys). This was also combined with the demolition of existing

Georgian buildings, and the construction of modern office buildings. The

demolition of Fitzwilliam Street Lower and the construction of the ESB

Headquarters remains one of the worlds architectural travesties ever

committed on this island. This exemplified the tide of development that was

allowed to happen more or less unimpeded, due to a lack of coherent

planning policies by Dublin Corporation.

That developers were allowed to build once off High Rise Building was due to

the fact, that the only real way to control building height in Ireland was through

the powers bestowed on the planning authorities by the Dublin Corporation

Act 1980. These powers were based on Sir Christopher Wren’s height policies

for London, and were completely outdated and inappropriate for 1960’s Dublin




12

2.3.3 The Building Boom

The Celtic Tiger economy in Ireland has dramatically changed the substance

of life in Ireland within a very short space of time. Whilst the infrastructure has

struggled to keep up, the urban realm has begun the process of rapidly

transforming Dublin from low rise city of urban sprawl, to densely woven

contemporary modern environment. The appetite to build tall is tempered by

an apprehensive planning policy that reflects the cautious mood of the general

public.

The economic boom saw dramatic changes in the built environment. The

need to meet the demands of the commercial office market resulted in

construction of numerous office buildings until 2002.

The existing residential stock was unable to address the needs of a

predominantly young population. Furthermore unemployment was at an all

time low and foreign workers from all over Europe began to arrive in Ireland in

large numbers. Such increased demands on the residential supply resulted in

the need for a major shift from low rise housing to multi-floor apartment living.

Dublin, being the capital city, singly consumed most of the commercial and

residential demands. Land prices soared with the value of development sites

often surpassing those in London and New York. Suddenly, building higher

was financially a very viable option. Ireland is predominantly a low rise

country. Towns tend to exist at 4 storeys whilst a modest part of central Dublin

has 6-8 storeys height. Unlike its European counterparts, Dublin does not

have a history of apartment living. Simply not having a garden would be

challenging too many who had grown up in houses. The popular

consciousness is only learning about the concept.

With the current predictions indicating that Dublin’s population (approximately

1.5 million) will double in the next 20 years, building taller is relevant for

sustainability.




13

2.3.4 Issues For and Against the Planning of High Rise

The debate concerning high buildings in most cities has focused on protecting

historic urban character or the desire to present a modern image and compete

globally. High buildings have an impact both on the groundscape in the form

of activity patterns and block configuration and on the wider city character in

terms of skyscrapers

Some of the Reasons for the Planning of High Rise are as follows:

• Sustainability: By concentrating on intensifying functions at public

infrastructure nodes, maximising the city’s resources.

• Image: An icon of power, beauty and modernity.

• Desire: A commercial or personal demand to signify a presence.

• Global Positioning: A statement to compete with other world cities.

• Intensity of Land Use: High buildings reflecting higher densities and

premium land values, especially for residential development.

• Attraction to Tenants: Towers become signature buildings with a

recognised address (landmark) and the added advantage of often

spectacular views.

Some of the Reasons against the Planning of High Rise are as follows:

• Impact on existing character: Size, Bulk and height of buildings can

change the urban grain of areas and potentially have a negative

omnipresent impact city-wide.

• Effect on Microclimate: Without careful consideration of block and

street profiles in relation to the location of towers, over shadowing and

down drafts can create adverse climate effects both locally and in a

wider context.




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• Impact on city vitality: A 20 storey higher building could accommodate

the population of a small village, effectively absorbing vitality and

activity away from the street below.

• Urban Condition: The construction demands and length of building

programme for a major high rise cluster has a more disruptive effect on

the local neighbourhood. It often requires large number of deliveries

and a high intensity of activity in a small area of the city.

• Inflexibility for mix of uses: Aside from a few expensive exceptions with

varying vertical structures, it is inherently difficult to vary floor to floor

heights and floorplate sixes efficiently accommodate the demands of

different functions (Housing, office, storage, etc…)

• Floor Area Utilisation: Gross net, and net to lettable area is

considerably reduced when compared to low and mid rise

developments.

• Inflexibility of Floor Space: High Rise buildings have traditionally been

limited in form and floorplate configuration. The vertical separation

reduces the opportunity for adaptation and organisational interaction.

• Phasing: Unlike a low rise building which can be constructed in phases,

he high rise structure has to be built in one attempt.

• Change of Use: Limited by the constraints on typical floor plates to

expand upwards and outwards.

• Construction Costs: Can be 75% more expensive than a low rise

development.




15

2.3.5 Effects on Infrastructure

Within the last 10 years it has often been said that Ireland is a first world

economy with a third world transport system. Within Dublin, there are a few

train networks and no underground/metro. The aged road network in the city

centre together with the arterial bus routes, frequently get clogged and

movement is slow.

The absence of sufficient infrastructure results in too many people having to

commute to work by car. Growth has happened so quickly that the long term

nature of infrastructural development lags far behind.

The explosion of 2 storey housing and low rise developments over the last 30

years has seen Dublin’s urban and suburban land sprawl for miles. The Dublin

commuter belt has increased from 25km to 100km in recent years.

Not only is commuting a lifestyle obstacle but it is a major undesirable in the

light of current sustainability issues. Co² emissions and the carbon footprint of

Dubliners are impacted directly by the proximity of locations and their

associated densities.

In 2004 the first route of the new LUAS network opened, signalling the

beginning of the city’s infrastructural modernisation.




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2.3.6 Identification of appropriate locations in Dublin for Tall Buildings

The study identified zones within Dublin as potential location for tall buildings

Figure 2: Shows Zoning in Dublin for potential Tall Buildings

Source: DEGW – “Managing Intensification and change: A strategy for

Dublin Building Height” Dublin City Corporation

1. Set piece conservation - ‘fantasy pieces’ within Conservation areas as

protected settings (e.g. The Georgian Mile, Trinity College).

2. Conservation areas - areas potentially for designation as Conservation

areas in Dublin. These are areas of dominant character - whilst there may be

inconsistencies in the scale, height, grain etc. within this area there is a

distinguishable predominant character (e.g. Grafton Street area).




17

3. Areas of existing dominant character and fine grain –

These areas have the potential for gradual/ considerable character change.

Over a medium to long term, these areas due to change in use and demand,

relatively low density, natural decay and lack of a strong visual identity or

intrusive character have the potential to evolve. (e.g. Smithfield and Temple

Bar)

• The above areas are effectively restricted in potential for change in the

interests of preserving character and historic values.

4. Areas of diverse character areas open to considerable change - Potential

for the development of new character area within contextual constraints.

These areas have possibilities for extensive redevelopment due to change in

use, grain, scale, ownership etc. (e.g. area southeast of Heuston, James Gate

etc).

• In this area Buildings of 40-50m can be considered in context if

carefully designed and constructed.

5. Large Brownfield sites — potential new character areas which present the

possibility for developing new morphologies in the medium to long term due to

change in use, accessibility, introduction of new service infrastructure, building

typologies etc. (e.g. Docklands, Poolbeg peninsula).

• These are the areas with the most potential for tall buildings and

associated new typologies. Predominantly located in the Docklands

and to the further east of the city.




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2.3.7 Recent Developments

Until recently the tallest building in Dublin / Ireland was Liberty Hall, standing

at 17 storeys, 58m high, this 1960’s constructed building is Dublin’s only claim

to a “Tall Building”

Few tall building proposals have been completed beyond Dublin and many

have been rejected within the city itself (e.g. Sean Dunne’s, Berkley Court)

However Developers are very keen to invest in building tall but are generally

on the receiving end of adverse reaction from the narrow-minded public, often

unaccustomed to buildings no higher than 8 storeys.

However the market demand for tall buildings does exist. With Dublin’s

cosmopolitan culture, the shift from low rise to high is more likely to be

achieved in the nation’s capital. Efforts to introduce tall buildings have been

focused on several key city centre sites:

The Point Tower

Figure 3: The Point Tower at the eastern end of North Docklands

Source: Google Images

This 32 storey high mixed use tower, with apartments, offices and roof top

bar, designed by Scott Tallon Walker Architects, will provide a pinnacle at the

mouth of Dublin’s River Liffey.




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U2 Tower

Figure 4: Proposed U2 Tower in Dublin’s South Docklands


This building is associated with U2 due to their private investment in the

development, which will house their studios.

A design competition for the project yielded a very notable twisting tower

design at 130m by Burdon Craig Dunne Henry Architects

The positive association with U2’s worldwide success, as Ireland’s greatest

export, will hopefully draw a positive public response towards this tall building.

Heuston Gateway

Figure 5: Heuston Gateway on Dublin’s Western Edge at 134m Tall





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To the west of the city at Heuston, Dublin’s key infrastructural route to the

west of Ireland, a 134m office building will be constructed. The highly legible

design by Paul Keogh Architects is conceived as a Gateway to Dublin from

the West. Like the Point Tower, Heuston Gateway exists at the fringe of the

city.

Sir John Roberson’s Quay

Figure 6: Proposed mixed use Development at South Docklands


Directly adjacent to the site of the proposed U2 Tower, the mixed use scheme

consists of four new urban blocks, three of which are residential courtyards of

5 to 7 storeys with 230 apartments, and the fourth incorporates offices in a

100 meter tower.




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North Wall Quay

Figure 7: North Wall Quay, proposed 30 storey tower at 120m tall


Traynor O’Toole Architects in collaboration with Wilkinson Eyre Architects

completed a design proposal for a 400,000 sqft office tower on a very tight site

in the heart of the Docklands, close to the city centre.




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2.4 A Typical High-Rise Planning Application

Unlike typical planning permission for residential and commercials

applications documents to be included in a High-Rise planning application are

as follows:

2.4.1 Floor plans

A floor plan in architecture and building engineering is a diagram usually to

scale, of the relationships between rooms, spaces and other physical features

at one level of a structure.

Dimensions are usually drawn between the walls to specify room sizes and

wall lengths. Floor plans may include notes to specify finishes, construction

methods, or symbols for electrical items.

2.4.2 Elevations

An elevation is an orthographic projection of a 3-dimensional object from the

position of a horizontal plane beside an object. In other words, an elevation is

a side-view as viewed from the front, back, left or right.

An elevation is a common method of depicting the external configuration and

detailing of a 3-dimensional object in two dimensions. Building façades are

shown as elevations in architectural drawings and technical drawings.

2.4.3 Composite Drawings

Composite drawings are all other drawings of the buildings design from the

landscape drawings to drawings of particular fixtures and fixings that the

architect has selected for the proposed development.

2.4.4 Daylight & sunshine analysis

This is a detailed report which assesses daylight and sunlight levels for the

proposed development, using computer based programmes the levels of both

daylight and sunlight can be calculated in particular rooms of the proposed

building.

2.4.5 Environmental Impact Statement (EIS)

An environmental impact statement (EIS) is an assessment of the possible

impact - positive or negative - that a proposed project may have on the

environment; considering natural, social and economic aspects.

The purpose of the assessment is to ensure that decision makers consider the

ensuing environmental impacts to decide whether to proceed with the project.




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Seven key areas are required:

1. Description of the project

2. Alternatives that have been considered

3. Description of the environment

4. Description of the significant effects on the environment

5. Mitigation

6. Non-technical summary

7. Lack of know-how/technical difficulties

2.4.6 M&E Design report

The M&E Design report will described the Mechanical and Electrical fit-out of

the building from the ground up, Including detailed descriptions of all plant and

equipment to be used – Lifts, Riser information and Plant room details.

2.4.7 Waste Management Strategy

The waste management strategy will describe how waste created during

construction and thereafter by its occupants, is dealt with from collection to

disposal and removal from the development.

2.4.8 Visual assessment & shadow analysis

This report contains detailed computer generated 3D images of the proposed

development before and after construction from all angles and also illustrates

the shadow patterns of the proposed building at various times of the year

typically: March 21st, June 21st and December 21st at 8am, 1pm and 4pm.

This gives the planners an exact graphic illustration of the shadows that the

new structure will cast.

2.4.9 Transport assessment

The transport assessment is a detailed report of the transport amenities

around the proposed development, the report discusses:

1. The transport policy 2. Access by foot 3. Access by bicycle

4. Public transport 5. Parking and servicing 6. Highway Impact

7. Traffic Management Plan




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2.4.10 Structural engineers report

This is a detailed report of the structural engineer’s findings and designs for

the proposed development, the report may contain:

• Foundation design details

• Superstructure design

• Load bearing walls and structural elements in the building

• Stairway design

• Roof and enclosure design details

2.4.11 Newspaper notice

A Notice should be paced in a local newspaper recommended by the local

planning authority, the notice should contain:

• The name of the planning authority

• The name of the applicant

• Location – postal address of the proposed project/development

• Type of planning permission sought

• The nature and extent of the development

2.4.12 Compliance with planning report

This document is a report containing information, which shows how the

development complies with all planning and development regulations.

The report describes how the proposed development complies with all the

recent planning policies:

• National development plan

• National spatial strategy

• Sustainable development

• And all other guidelines

While the above items are the regular items to be included by a developer for

a High-Rise planning application, the Local Authority can virtually demand

anything they deem necessary in order for them to make an adequate

decision.




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2.5 Conclusion

It has become know that cities like Dublin, London, New York and Tokyo are

becoming more and more crowded.

These cities are in fact bursting at the seams, it is expected that by the year

2050 most of these cities will double in population, how will these cites

accommodate so many people?

The pressure will become enormous and people wont be able to move, there

growing and growing massively, the cities themselves cannot expand much

further there is simply no room left for that kind of urban sprawl, there is only

one solution build taller buildings to accommodate more people.

Designers, architects and engineers believe that building taller represents the

best solution for the ever looming population explosion.

It is critical that the designers, developers and planners in Dublin, Ireland and

the rest of the world take on the challenges of tall building environments

directly, in the interest of sustainability, economic development and future

proofing the cities and countries of the world, regardless of the pro and cons

which may exist.

Such a process appears to be most achievable by positive interaction,

enabling these parties to collectively explore the possibilities with creative

energy and exchanging ideas.

Such cooperative interaction must be coupled with fundamental thought, to

achieve solutions to urban complexities that are now shared worldwide.

Within Dublin, Ireland and other major cities lies the potential to establish

modern, contemporary and fashionable cityscapes permeated by

sustainability, expression and community.




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CHAPTER 3

LOGISTICS MANAGEMENT ON HIGH-RISE

PROJECTS




27

3.1 Introduction

Logistics management is extremely important for the construction of a high-

rise building, logistics on high-rise rise buildings can become a nightmare as

the construction sites can often become overcrowded, cramped and

congested. Logistics management concepts and tools have a great value for

construction firms searching for speed, productivity and competitiveness

improvement, providing costs reduction and better customer satisfaction.

Logistics management supports the purpose of trying to promote a better

integration between internal and external actors who support logistic activities.

By carefully preparing, planning and scheduling the proposed works the

outcome become more realistic and achieve by all members of the

construction team. If the tasks and schedules are carefully monitored the

actions in order to improve logistics efficiency and effectiveness in the building

production process become clear and obvious.

In this chapter the logistics management actions like:

- Just in time philosophy

- Materials management,

- Quality management and movement.

The above actions are carefully examined and investigated to find there pros

and cons on-site and there contribution to logistics management and control.




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3.2 Definition of Construction Logistics

Logistics is defined as the management of the flow of goods, information and

other resources including people, energy and materials, between the point of

origin and the point of consumption in order to meet the needs and

requirements of consumers.

Logistics involves the integration of information, transportation, inventory,

warehousing, materials-handling, packaging and security.

The council of logistics management defines logistics as – “the process of

planning, implementing, and controlling the efficient, effective flow and storage

of goods, services and related information from point of origin to point of

consumption for the purpose of conforming to customer requirements.

In construction terms, logistics can be understood as a range of process’s

combined to guarantee at the right time, cost and quality:

• Material supply, storage, processing and handling

• Manpower supply

• Schedule control

• Site infrastructure and equipment location

• Site physical flow management

• Management of information related to all physical and services flow

These processes are achieved through planning, organisation, directing and

controlling activities before and during the construction works.

Logistics functions in a construction firm can be divided into the following

a) Supply Logistics

b) Site Logistics




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Figure 8: Shows typical construction logistics tasks

Source: “Project Managers Satisfaction in Construction Logistics”

3.2.1 Supply Logistics

Supply logistics are related to activities that are recurring in the production

process. These activities are basically: supply resources (materials,

equipment and manpower) specification, supply planning, acquisition of

resources, transport to site and delivery and storage control.

3.2.2 Site Logistics

Site Logistics are related to physical flow planning, organising, directing and

controlling on-site. This effectively means management of materials, handling

systems, safety equipment and site layout management.

Figure 9: Shows Juran’s triple role and construction logistics process

Source: “Project Managers Satisfaction in Construction Logistics”




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3.3 Main Objective of Construction Logistics

The main objective of a high-quality logistics system in a construction firm is to

maximise the customer service level and to minimise total cost in its activities.

In other words, the objectives are to generate value to the customer and to

reduce cost in the production process.

3.4 Logistics Management

3.4.1 Supply Logistics Management

Supply function is currently pointed as being responsible for production

process delays and stops, because the lack of material can delay the

completion of an activity, causing productivity loss.

“Quality Movement” and “Just in Time” principles have been influencing

positively the supply logistics process.

Quality Movement consists basically on the diffusion and implementation of

Quality Management Systems in a construction firms.

These systems can help supply logistics improvement using the following

procedures:

a) Specifications and purchase orders

b) Suppliers section and qualifications

c) Material quality assurance

d) Material and component delivery inspections

Just in Time philosophy is based on the principal that no activity should start

in a system until it is necessary. In the same way, no material should arrive on

site without being necessary. Some management practices that are

associated with the Just in Time philosophy are:

a) Defects elimination

b) Self quality control and immediate feedback

c) Waiting time between activities reduced

d) Material handling volumes reduced

e) Adjustment of suppliers to same idea




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From an operational point of view, another important aspect of supply logistics

management efficiency is production planning, which includes supply plans.

Production plans can be effectively divided into three levels.

The first level should contain a global plan establishing a budget, schedule,

activities sequencing and resources forecasting.

The second level should contain a more detailed three to four week plan

adjusting the schedule resources forecasting.

The third level should have a commitment plan showing how much resource

will be consumed each day.

3.4.2 Site Logistics Management

There are tools available that can be used to aid site logistics management

they are associated with site preparation phasing, site layout planning,

handling systems and checklists.

- Site Preparation Phasing

Site preparation phasing can be defined as a stage of the production process

dedicated to preview in advance, before site activities start, usually a diagram

showing the potential problems that can crop up during the project execution.

In order to determine the problem that may be encountered the construction

company must review site conditions and design descriptions, study the

technical solutions and develop detailed production plans.

When this stage is complete there will be a collection of drawings, diagrams,

plans and documents which will be used throughout the project timeline which

will aid with the logistics on-site.

During the site preparation phase the main contractors, suppliers, planning

engineers, designers, and foremen should participate.

- Site Layout Planning

Site layout planning is defined as a service which is a part of construction

process responsible for the decision of the size, shape and location of working

areas which can be fixed or temporary, circulation routes on site are also




32

decided which are necessary for the development of execution operations and

for identifying the construction areas, transport areas, vehicle and pedestrian

routes. Factors that influence site layout planning are: general production

schedule, execution period, construction methods, equipment in operation,

space demand and availability.

- Handling Systems

A handling systems study usually takes place on construction projects of a

massive size. The handling system study considers usual materials, supplies

and resources that will be use on the project. Taking in account their

characteristics for example: their size, weight, geometry, technical properties

etc… the construction team will select construction handling equipment and

machinery which will be used to lift, move and place the objects into position.

The construction team will then produce detailed studies: process flow charts,

labour productivity studies and cycle time studies of the handling systems.

Process flow charts will be very useful tool to identify all the stages a material

passes, from site delivery to its application. Labour productivity and cycle time

studies are useful for selecting the correct equipment with the proper capacity.

- Checklists for Site Control

A checklist is a very important and interesting management tool for site

logistics diagnosis and control, checklists also help with the decision making

process in site layout planning. Therefore checklists have a double function: to

control site logistic performance and to aid site layout planning.

3.5 Logistics Information Flow Management

An information system and information management involves sending,

receiving and recording information in an organisation. The information

system regularly promotes internal relations within the construction firm and

also promotes external data and information exchange. It can be classified as

a system for operations support or a system for decision making support.




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An efficient information system is one that is able to appropriately use data

resources transmission, receiving and recording within a construction firm.

On the other hand, an effective information system is one that is able to

supply the internal systems with the correct information at the correct time.

Some general principles for an effective information system are:

a) Analysis of information needed

b) Integration of information needs

c) Elaboration of an appropriate information system

d) Selection of equipment and software

e) Gradual implementation with constant evaluation

3.6 Improvement of Logistics Management in Construction

Facing all the challenges described above to develop logistics management,

some general guidelines are proposed as follows. The guidelines are

organised into three different levels: strategic, structural and operational

3.6.1 Strategic Level

Some strategic guidelines for logistics improvement are:

• Decision of customer service level desired, desired stock levels and

acquisition request attendance time

• Decision of logistics goals to be reached in short, middle and long time

and performance indicators for them

• Decision of relationship politics with suppliers

These strategic guidelines are general logistics management policies and

procedures for decision making. The construction firm must understand what

logistics is and must establish clear objectives to control performance.

3.6.2 Structural Level

Structural level guidelines are related to structural organisation of construction

firms through a systemic view.

• Determination of logistic managers or agents responsible for the

logistic process. There are two way to structure logistics within a




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company’s organisation. Construction firms can opt to develop new

administrative functions that will in turn coordinate activities or can

create a “logistics pole” which consists of a collective forum involving

multiple agents for logistics coordination.

• Definition of an information system and a mechanism for information

exchange among employees within the logistic process. Construction

firms must seek a tool in the future, which will permit information

exchange in real time.

• Definition of a general procedure for purchasing

3.6.3 Operational Level

In an operational level it is necessary to develop the following guidelines:

• Definition of critical materials for physical flow

• Elaboration of supply plans considering the three levels of planning it

should be developed in a general initial plan, an intermediate plan for

shorter periods and a commitment plan for daily activities

• Planning of transport machinery and equipment used in a daily

schedule




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3.7 Conclusion

Logistics and logistics management on a high-rise building can be a daunting

and overwhelming task. However if the logistics are managed efficiently and

effectively on-site this can lead to improvements in productivity and output,

with a slight reduction in costs and better customer satisfaction, and over all

achieving more profit for the construction firm.

When construction firms implement logistics management actions like –

- Just in time philosophy

- Materials management,

- Quality management and movement.

The logistics management procedure on construction sites becomes a lot

easier and more straightforward to manage and supervise.

The main task of an integrated logistic system for a high-rise project is to

provide just-in-time deliveries, eliminating most of the material handling and

storage on site, to shorten the time of project completion by eliminating

reasons of work stoppage and to minimise disturbances to local traffic.

Shifting most or all of the logistics management and processes onto logistic

managers and logistic professionals allows construction companies to reduce

their fixed costs and to concentrate on the main development.




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CHAPTER 4

CRANES FOR HIGH-RISE CONSTRUCTION




37

4.1 Introduction

Material Handling is a very important part of the delivery process of a

construction project and cranes are the most important resources used in

achieving this, especially on a construction site.

The construction crane as we know it today has been around for about 50

years and has seen vast improvements in the machinery and controls

incorporated in the crane. Construction cranes come in various shapes and

sizes for the designated construction site. The cranes are capable of lifting

and moving objects of different size and weight. The tower crane which is the

most common of the cranes is a familiar piece of equipment on major

construction sites. They are rather difficult to miss as they often rise hundreds

of feet into the air and have an extensive horizontal reach also.

Selection of the crane type, number and location to be used in a high-rise

building is a major issue in planning and organising the construction

operations. Selecting the type of crane to be used for the project depends

greatly on skilled judgement. There is certain information available to assist

the decision in the form of: work study data, previous projects and

manufactures specifications.

However this information is incomplete and generally requires the planner,

manager or management team to make bold decisions as regards crane

selection, selecting a crane requires prediction as regards the materials and

the conditions the crane will face while on site.

The crane is a very important piece of machinery which has aided in the

construction of buildings including High-Rise buildings for many years, in this

chapter different cranes types and solutions are investigated in order to find

the best possible solution for High-Rise building construction.




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4.2 History of Cranes

The problem of “How to lift a Load” has been around for years and from the

earliest times people have faced this problem. Dragging and carrying items

was the usual solution to the problem until the wheel was invented, then carts

which could be driven or pulled were used, people worked together to move

and lift heavy objects.

The Egyptians lifted and moved enormous heavy stone blocks in construction

of huge pyramids and vast tombs. It is believed horses and other animals

were harnessed and used to provide the power to deliver motive force for

lifting and moving heavy objects.

The crane for lifting and slewing heavy loads was invented by the ancient

Greeks in the late 6th century BC. The introduction of the winch and pulley

hoist lead to the replacement of ramps as the main mean of vertical motion.

The glory days of the crane in ancient times came during the Roman Empire,

when construction activity soared and buildings reached massive dimensions.

The Romans adopted the Greek crane and developed it further.

The simplest Roman crane consisted of a single jib, a winch, a rope, and a

block containing three pulleys. Therefore having a mechanical advantage of

3:1, bigger and heavier cranes featured five pulleys. The five pulley crane was

usually operated by 4 men and was capable of lifting 3000kg.

In some cases the winch was replaced by a treadwheel which had a larger

diameter and meant that the maximum load doubled and 6000kg could be

lifted with ease.




39

During the middle ages the treadwheel crane was reintroduced on a large

scale after it had been abandoned in Western Europe with the demise of the

Roman Empire. Generally it was thought that vertical transport could be done

more safely and inexpensively using treadwheel cranes. Typical areas of

application were harbours, mines and building sites in particular towering

gothic cathedrals and churches. However it is suggested that newly

introduced machines like the treadwheel and wheelbarrow did not completely

replace the more labour-intensive methods like ladders, hods and

handbarrows.

In contrast to modern cranes, medieval cranes and hoists were primarily

capable of a vertical lift but were not used to move loads for a considerable

distance horizontally. In building construction it is assumed that building

blocks and other materials were lifted directly into place, in a straight up

manner, workers were able to manipulate the movement laterally by a small

rope attached to the load. It’s thought that medieval cranes rarely featured

ratchets or brakes to stop the load from running backward

The modern crane of today was first introduced in 1957 in the United States

and has since been of huge benefit to the building and heavy construction

industries. The tower crane of today has become an integral part of the

changing skylines in many cities throughout the country and indeed the world.




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4.3 Types of Crane

Cranes used for Construction

4.3.1 Mobile Cranes

- All Terrain Crane

A mobile crane has the necessary equipment to travel at speed on the public

highway, and on rough terrain at the construction site using all-wheel steering.

All terrain cranes combine the roadability of truck-mounted cranes and the

manoeuvrability of rough terrain cranes.

All Terrain Cranes usually have 2-9 axles and are designed for lifting loads of

up to 1200 metric tons, but are limited by the height they can reach, usually a

maximum of 35 - 40 metres.

Figure 10: Shows the QAY160 All Terrain Crane Payload 160 Ton





41

- Crawler Crane

A crawler crane is a crane mounted on an undercarriage with a set of tracks

that provide stability and mobility. Crawler cranes range in lifting capacity from

40 to 3500 metric tons.

Crawler cranes have both advantaged and disadvantages depending on their

use. Their main advantage is that they can move around on site and perform

each lift with little set-up, since the crane is stable on its tracks with no

outriggers. In addition, a crawler crane is capable of travelling with a load. The

main disadvantage is that they are very heavy, and cannot easily be moved

from one job site to another without significant expense. Typically a large

crawler must be disassembled and moved by trucks to its next location.

Figure 11: shows the KOBELCO CKE600 crawler crane





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4.3.2 Fixed Cranes

Exchanging mobility for ability to carry greater loads and reach greater heights

due to increased stability, these types of cranes are characterised that they do

move during the period of use. However, many can still be assembled and

disassembled.

- Tower Crane

Tower cranes are common pieces of equipment on any major construction

site. They are rather difficult to miss as they often rise hundreds of feet into

the air and have an extensive horizontal reach also.

Tower Cranes are used for lifting all types of materials including steel girders,

concrete, glass and floor slabs.

The tower crane is a modern form of balance crane. The tower crane can be

erected on the ground, where it is usually fixed to a pile cap or within the

building, for example, within the lift shaft or other floor opening. Tower cranes

often give the best combination of height and lifting capacity and are used in

construction of tall buildings.

The tower crane may be freestanding, or guywires which are attached to the

building as it is built, may be used to provide additional stability as the crane

becomes taller. Tower cranes that are erected inside buildings maybe wedged

or bolted at various floor levels for extra support.

A turntable, which permits slewing of the jib, is mounted near the top of the

tower. The operators cab may also be on the turntable, but can be mounted

on the jib, or partway down the tower. The crane operator either sits in a cabin

at the top of the tower or controls the crane by radio remote control from the

ground. In the first case the operator’s cabin is most usually located at the top

of the tower attached to the turntable for maximum visibility.




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The jib and counter-jib are mounted to the turntable, where the slewing

bearing and slewing machinery are located. The counter-jib carries a

counterweight, usually of concrete blocks, while the jib suspends the load

from the trolley. The Hoist motor and transmissions are located on the

mechanical deck on the counter-jib, while the trolley motor is located on the

jib. Swinging, hoisting, trolleying and travelling motions are powered by

electrical hydraulic or diesel machinery placed at a conventional location on

the crane. The lifting hook is usually operated by using electric motors to

manipulate wire rope cables through a system of sheaves.

A tower crane is usually assembled by a telescopic jib (mobile) crane of

greater reach and in the case of tower cranes that have risen while

constructing very tall skyscrapers, a smaller crane will often be lifted to the

roof of the completed building to dismantle the tower crane afterwards.

In order to hook and unhook the loads, the operator usually works in

conjunction with a signaller.

They are most often in radio contact, and always use hand signals. The

signaller directs the schedule of lifts for the crane, and is responsible for the

safety of the rigging and loads.

There are three general types of tower crane:

• Climbing

• Stationary

• Travelling

Climbing

Climbing cranes use several ingenious arrangements to increase the height of

the tower and to elevate the jib. The climbing crane usually rises within the

building as it is erected. Most climbing cranes use hydraulic jacks at the base

to raise the entire tower and tower sections are added underneath. There is

also a type that has a similar jack attached which engages the frame under

the turntable. This allows the turntable and jib to be raised so that sections

may be added under the turntable. When climbing within the building, using its




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climbing frames and hydraulic lifting mechanism, the crane’s lifting limitation is

limited only by the height of the building.

Figure 12: Shows the base construction of the Favelle Favco M760D


Figure 13: Shows the Lifting Equipment of the Favelle Favco M760D





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Stationary

A stationary (static or fixed) crane can be erected on a suitable concrete base

or other substantial mount. The crane can either be freestanding or

supported/tied to the building using guywires and props, depending on the

height and manufactures design. The crane consists of a stationary vertical

tower mounted on a fixed foundation. The tower is of a fixed height and

increases in height are not possible for this type of crane. The upper section

of the tower supports the jib which is designed to permit horizontal rotation

through 360° degrees. The trolley and lifting mechanism is fixed to the longer

arm know as the main jib. The second shorter arm known as the

counterweight jib extends out horizontally opposite the main jib.

Figure 14: Shows a Liebherr 167E Stationary Crane





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Travelling

The addition of a rail-mounted undercarriage to the crane allows free travelling

under load on straight or even curved tracks. The tower and jib are similar to

the construction of the fixed tower crane above.

This type of crane is especially useful when the application requires a larger

area than the working radius of the tower crane permits. Increases in height

are also not possible for this type of crane.

Figure 15: Shows the Liebherr 112k Tower Crane fixed on rails





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4.4 Crane Safety

4.4.1 Crane Hazards

Major causes of crane accidents include

• Contact with energised power lines (45% of accidents)

• Overturning of cranes

• Dropped Loads

• Boom Collapse

• Crushing by the counter weight falling

• Improper outrigger setup

• Rigger failure

• Collision with other crane or building

4.4.2 Safety Precautions

Every crane should have a descriptive booklet which gives a comprehensive

and easy understanding of the design characteristics, installation preparation

requirements, erection procedures, operation techniques, repair and

maintenance recommendations and general safety precautions. The booklet

should be accessible on every construction site.

General

1. All parts of the crane and supports should be designed and constructed to

with-stand the maximum stresses for the intended use

2. A second safety secure attachment of the counterweights i.e. – safety

ropes, rods and chains to hold the counterweights in addition to the basic

system

3. Guards should protect all moving parts including pulley block

The Cab

1. Cab should be constructed of fire retardant material and be large enough

to allow ample ventilation and space for the operator the perform all is/her

duties

2. A proper type and size fire extinguisher should be fitted in the cab




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Brakes

1. All cranes should be equipped with brakes capable of stopping a full rated

load of the jib in any position. There should be an adequate safety factor.

2. The crane should be fitted with a device to control acceleration and

deceleration rates, to prevent damage to the mast section from torsion

effects

Controls

1. The cranes controls should be designed and located so the operator can

manage the crane efficiently

2. The operating instructions and safety procedures should be posted in the

operator’s cab

3. All controls must be clearly labelled indicating their purpose and modes of

operation

Safety Devices

1. The crane should be fitted with height limit switches, moment limit

switches, and variable and maximum load limiters equipped with a

signal that will actuate until corrective action is taken. These devices

should be sealed and tamper proof

2. An audible warning device, which may be activated from any operating

position

3. Safe access ladders both in the tower and on the jibs, which have

landing platforms, toe boards and handrails fitted should be included

where required. All masts should have a standard interior fixed ladder

which is used for climbing the tower.




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4.4.3 Inspection & Testing

Inspection and testing should only be done by competent and experienced

personnel. All inspection and test results should be recorded in log books on

site. Records should include the inspection dates, findings and actions taken.

The crane should be completely inspected and tested before being put into

operation. Cranes and their accessories should be inspected and testes each

time they are put into service and after remaining idle for an extended period.

A full test of all function should be made after erection and before the tower

crane is approved for operation

A daily inspection should be made on:

• The condition of the brakes under no-load conditions

• The condition, adjustment and functioning of various safety devices

and limiting devices.

• The electrical power installations

• The overload controls

A weekly inspection should be made on:

• Wire ropes on hoist and trolley

• Guys

• Electric power cables

• Jib and counterweight jib guy

• Hoist rope anchorage on winding

• Foundation fixture

• Bolts and pins

All maintenance work and repairs should only be performed by qualified

personnel in compliance with the manufactures recommendations




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4.4.4 Assessment before Operation

Both the crane operator and safety personnel should demand the following

information before any crane operations commence:

• What is the object/s which need lifting?

• What is the weight of the object/s?

• How far it is from where the crane must sit to where the object must be

placed?

• And obstructions - building, trees etc…?

• Does the object/s have lifting points, if so how many?

• Access to the site?

• Stability of ground? (Mud, gravel etc…)

• Area to set up crane?

• Any utilities in that area? (Power lines, underground utilities etc…)

• Rigging needed?

The safety Manager or safety personnel on site will ask for:

• The annual crane inspection certificate

• The operators certificate and credentials

• Daily inspection results and findings

4.4.5 Dismantling

A check should be made of all telescopic devices prior to dismantling

operations. Qualified supervisory personnel and proper positioning of workers

and employees are important aspects of these operations. Dismantling

procedures should follow the manufactures specifications.




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4.5 Developers Options

(A) - Purchasing a Tower Crane

(B) - Renting a Tower Crane

4.5.1 Purchasing a Tower Crane

When the construction company requires a tower crane for their latest job, the

developer must keep in mind that although the new crane guarantees the

highest quality and latest features, but will cost hundreds of thousands or

even millions to buy the new crane needed to complete the job, the developer

should keep in mind how much profit they stands to make.

When looking to buy a crane to add to the developer’s heavy construction

equipment fleet or replace and older crane the developer should be aware

that they don’t have to buy the latest crane to hit the market. Why buy a new

crane when older models are just as good at a fraction of the cost. For

example a good condition 5 year old aerial tower crane could be purchase for

€150,000. If in good condition, the savings should make a colossal difference

to the developer’s company finances in the long run.

Buying a used crane makes sense as the developer is left with more cash flow

on the given construction job, they then have the ability to buy more

construction equipment, afford more repairs and afford more employees.

Of course the developer/construction company should perform a number of

feasibility studies to discover how much the company can comfortably spend

on the new or used crane and its accessories.




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4.5.2 Renting a Tower Crane

Most construction companies however chose to rent their tower cranes from a

crane hire company. The crane hire company usually ships the crane to the

site, assembles it and charges a monthly fee while the crane is on site.

The typical fee for installation and disassembly is around €45,000.

This price includes shipping the crane to the construction site, renting the

mobile crane used to erect the crane, the cost of the crew that carry out the

crane assembly etc.

A typical monthly fee for a standard tower crane is approximately €10,000,

with an additional charge to rent the climbing frame and extra sections.




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4.6 Conclusion

The crane dates back to the 6th century BC where it was invented by the

Ancient Greeks. From starting with just a winch and a pulley, it has been

developed to a highly upgraded piece of machinery which is more complex

and which can carry out many manoeuvres and tasks.

Today many different types of mobile and fixed cranes exist. The crane finally

chosen for a development is usually one which can carry out the required

tasks most effectively and efficiently.

Climbing cranes have become the most suitable and effective crane solutions

for the construction of High-Rise buildings and have been chosen in the past

and present for the construction of well know projects i.e. – The Twin Towers,

NYC, Sears Tower, Chicago and the famous Burj Dubai, Dubai.

Crane safety is a very important factor as the hazards associated with cranes

are very dangerous and so strict precautions have been implemented and

certain requirements have been made in relation to the inspection and testing

of cranes. Certain implications also apply to the assessment before operation

and the dismantling of cranes.

For developers, the decision for whether to buy or rent a crane depends on

how economically effective it will be on the profitability of the development.




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CHAPTER 5

SPECIALIST BUILDING TECHNIQUES FOR

HIGH- RISE CONSTRUCTION




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5.1 Introduction

In this chapter the specialist building techniques using in the construction of

High-Rise buildings are investigated, from the ground up to the roof level

every aspect of the construction process is examined, and the pros and cons

of each process is stated in order to find the most suitable and appropriate

methods employed in the construction of High-Rise buildings.

In this chapter we look at foundation construction for High-Rise buildings and

the different types and modes used in modern day High-Rise construction, the

advantages and disadvantages of each method is examined in order to find

the most suitable method.

Also in this chapter we study the superstructure or exoskeleton construction of

High-Rise buildings and the different methods used in High-Rise construction.

The building methods are compared directly to one another and the

advantages and disadvantages of each method is stated in order to find the

best possible solution.

Also in this chapter we look at the exterior Façade Construction of High-Rise

buildings, the design characteristics, technical properties, production and

assembly methods are analysed and reviewed in order to give us a deeper

understanding of how the Façade is designed, produced and secured to High-

Rise buildings.

Also in this chapter we investigate the roof construction of High-Rise

buildings, we look at the main design and functions of the roof and see how

roofs are commonly constructed in modern day High-Rise buildings.

Finally in this chapter we examine the Interior Finishing in High-Rise

Buildings, the different types and the most appropriate solutions commonly

used in High-Rise buildings today.




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5.2 Foundations

While foundations are out of view once the building is completed, they are of

enormous importance for ensuring that the dead weight and live loads of the

building are safely transmitted to the subsoil. These loads are not minute.

The dead weight of a high-rise building can amount to several hundred

thousand tonnes. This value may be exceeded several times over by the live

loads which are taken as the basis for designing the building and include the

loads from equipment and furnishings, people or moving objects, as well as

wind or earthquake loads. More importantly these loads often exert different

pressures on the subsoil resulting in uneven settlement of the building. In

order to avoid such developments where possible, these buildings must be

erected on subsoil of high load-bearing capacity, such as solid rock.

However even if a strong subsoil is found near the surface, shallow

foundations will frequently be disregarded in favour of a system that transfers

the load to deeper layers on account of the high bending moments to be

absorbed from horizontal forces.

5.2.1 Pile Foundations

Pile foundations are probably the most common method for high rise building

foundations and have been used for many years. The main components of

this type of foundation are the pile caps and the piles. Piles are long slender

members which transfer the load to the deeper subsoil of higher bearing

capacity. The main types of materials used for piles are steel and concrete.

Piles made from these materials can be driven, drilled and jacked into the

ground using mechanical equipment. The piles are often grouped together

and connected to large pile caps at ground level to distribute loads which are

larger than one pile can bear. (Pile caps are large concrete blocks into which

the heads of the piles are embedded)




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Figure 16: (a) Shows Replacement Piles being Drilled by a Typical Crane

Mounted Continuous Flight Auger Rig

(b) Shows Precast Concrete Piles being driven by a Nissha Hydraulic

Hammer operated by a Liebherr Pile Driving Rig


5.2.2 Function of Piles

Like other types of foundations, the main purpose of pile foundations is:

a) To transmit a foundation load to solid ground

b) To resist vertical, lateral and uplift load

Buildings and structures are usually built on piles when the soil immediately

beneath there base does not have the required bearing capacity needed for

the building. The bearing capacity of the soil will be established from the site

investigation report the structural engineer will also used these findings and

results when designing the foundation for the proposed building or structure.




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In the cases of heavy construction such as high rise buildings it is very likely

that the bearing capacity of the soil will not be satisfactory, and the building or

structure should be built on pile foundations.

Examples of where pile foundations may provide a solution:

• Where a soil of adequate bearing capacity lies to deep for the

economic use of standard foundations

• Where the soil immediately beneath the structure is soft and of poor

bearing capacity

• For structures transmitting significant horizontal or inclined loads

• On construction sites where the ground surface is steeply inclined

• For structure transmitting very high concentrated loads

5.2.3 Types of Piles

Generally there a two types of pile systems –

a) Driven or Displacement Piles

b) Bored or Replacement Piles

The piles can be prefabricated and then driven into the ground or they can be

produced on site in the form of drilled piles. The latter is more common in city

centre and high density areas, in order to keep noise, vibration and disruption

to a minimum.

5.2.3.1 Driven or Displacement Piles

a) Prefabricated piles are driven into the ground using a pile driver. Driven

piles are usually constructed of reinforced concrete or steel. Concrete piles

are typically available in square, octagonal and circular cross sections.

Steel piles are either pipe piles or of a beam type section. Driving piles, as

opposed to drilling piles is advantageous because the soil displaced by

driving the piles compresses the surrounding soil causing greater friction

against the sides of the piles and therefore increasing their load-bearing

capacity.




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Figure 17: Shows a piling rig driving precast concrete piles and also

shows a section through a “West’s Shell Pile”

Source: Advanced Construction Technology 4th Edition




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5.2.3.2 Bored or Replacement Piles

b) Bored piles (Replacement piles) are considered to be non-displacement

piles, a void is formed by boring or excavating before the piles are

produced. The Piles are produced by casting concrete and steel

reinforcement into the void. Some soils such as stiff clays are particularly

amenable to the formation of piles in this way as the bore hole walls do not

require temporary support. In unstable ground, such as gravel the ground

requires temporary support using casing or bentonite slurry, the slurry is

displaced once the steel and concrete is placed into the void.

Figure 18: Shows a mobile truck mounted piling rig setup with a

telescopic Kelly bar operating a continuous flight auger and also shows

a section through a typical rotary bored pile

Source: Advanced Construction Technology 4th Edition




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Figure 19: Both figures (a) & (b) above show computer generated 3D

images of Concrete Piles and Pile Caps, with steel reinforcement

incorporated


Figure 20: (a) Shows Concrete Piles protruding from the ground surface

(b) Shows workers placing and installing steel reinforcement for

concrete pile caps





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5.2.4 Advantages & Disadvantages of Different Pile Techniques

5.2.4.1 Driven or Displacement Piles

Advantages

o Do not corrode or rot

o May be inspected for quality and soundness before driving

o Construction is not affected by ground water

o Can withstand high bending and tensile stresses

o Can be driven in long lengths

o Can be re-driven if affected by ground heave

Disadvantages

o Relatively difficult to cut

o May break during driving

o Displacement of soil may affect adjacent structures

o Can be damaged during driving

o Noise and vibration during driving

o Piles with very large diameters cannot be driven

5.2.4.2 Bored or Replacement Piles

Advantages

o Can be inspected before casting and can easily be cut or extended to

the desired length

o Length can easily be adjusted

o Noise and vibration reduced by internal drop hammer

o An enlarged base can be formed which can increase the bearing

capacity of the subsoil

o Very long lengths are possible

o Piles are designed to working stress




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Disadvantages

o Special techniques required for concreting in water bearing ground

o Can be easily extended above ground

o Boring or drilling may cause instability and settlement to adjacent

structures

o Enlarged bases cannot be formed

o Cannot be driven where headroom is limited

o Concrete cannot be inspected after installation

5.2.5 Conclusion

Which method is chosen will ultimately depend on both the structural concept

and the soil conditions prevailing on site. Drilling piles in a whole variety of

forms can be used when working with large pile diameters and very long piles.

Modern equipment can easily drive piles measuring up to 2m in diameter to

depths of well over 50 m.

The piles are then combined into appropriate pile groups in accordance with

the loads to be transmitted by the building.

Although the load-bearing capacity can be roughly calculated on the basis of

soil characteristics, the maximum permissible pile load is determined by

applying test loads to the finished piles with the aid of hydraulic presses and

comparing the resultant settlement with the permissible settlement.




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5.3 Supporting Structure

The supporting structure or superstructure is basically a building frame

constructed of reinforced concrete, precast concrete or structural steel.

The purpose of any framed building is to transfer the loads of the structure

plus any imposed loads down through the frame to a suitable foundation as

before described. Framed buildings are particularly suitable for medium to

high-rise structures and low-rise industrial buildings.

The choice of material selected for the proposed framed structure can be a

result of a series of factors such as site conditions, economics, availability of

labour and materials, time factor, statutory regulations, capital costs,

maintenance costs and personal preference.

Framed buildings are of simple construction, they consist of numerous

columns and beams which carry floor or roof slabs. The main elements in a

framed building are as follows:

• Main Beams: Span between columns and transfer the live and imposed

loads exerted upon them to the columns

• Secondary Beams: Span between and transfer their loadings to the

main beams. Their primary function is to reduce the span of the floor or

roof they are supporting

• Tie Beams: internal beams spanning between columns at right angles

to the direction of the main beams.

• Columns: Vertical members that carry the loads transferred by the

beams down to the foundations

• Floors: May or may not be an integral part of the frame, they provide

the platform on which equipment can be placed and people can

circulate. Besides transmitting these live loads to the supporting beams

they may also be required to provide a specific fire resistance, together

with a degree of sound and thermal insulation

• Roof: Similar to floors but the roofs main function is to provide a

weather-resistant covering for the proposed structure




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Generally there are two types of building frame which form the supporting

structure or superstructure of a high-rise building:

a) Concrete Frame Construction

b) Steel Frame Construction

5.3.1 Concrete Frame Construction

Concrete or reinforced concrete is one of the most widely used modern

building materials. A typical building frame can be constructed of precast

concrete or in-situ concrete.

5.3.1.1 Precast Concrete Frame

Where precast concrete is used the wall panels, beams and columns are

prepared offsite, once they are delivered they are then craned or lifted into

place and fixed by appropriate means.

• Foundation connections can be made by placing the columns into pockets

left in the foundation. The columns are then positioned in the correct place,

plumbed and wedged to give added rigidity. The column is then grouted into

the base. Alternatively the columns can have base plates attached to them

and using fixing bolts, the columns can be secured to the foundation.

• Column connections can be achieved in a variety of methods. In simple

connections a direct bearing and grouted joint can be used. Where

connection of reinforcement is required, the reinforcement from both upper

and lower columns is left exposed, lapped together and finished with in-situ

concrete.

• Beam connections are similar to that of column connections, a projecting

concrete bearing haunch is cast onto the column and the end of the beam is

placed onto this haunch.




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Advantages

• Mixing, placing and curing of the concrete is carried out under factory-

controlled conditions, which results in uniform and accurate products

• Repetitive standard units reduce costs

• In general the frames can be assembled by semi-skilled labour

• Frames can be assembled on site in cold and wet weather, unlike in-

situ concrete frames which need fine weather for construction.

Disadvantages

• Mechanical lifting plant is required to position the precast units

• Structural connections between the precast concrete units can

present both design and contractual problems

• System building is less flexible in its design than purpose made

structures.

Figure 21: Shows the installation of Precast Concrete Columns, Beams

and Floor Slabs within a Building





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5.3.1.2 In-Situ Concrete Frame

All work associated with the in-situ concrete frame takes place on-site.

Once the foundation is complete and the ground floor slab is in place work

can begin. Formwork for the columns and beams is erected and once the

steel has be put into position the concrete can be poured into the formwork,

then the floor construction begins the level formwork is put into position and

once the fabric steel mesh is in placed the concrete for the floor can be

poured, when the concrete is cured the formwork is removed and the process

is repeated for the floors above.

Advantages

• Insitu concrete frame can be designed to take any shape, according to

their formwork, thus is more flexible to design.

• The concrete frame provides inherent fire protection for a few hours

• Concrete frames offer reduced building operating costs (eg - Heating

and Cooling) due to its high thermal mass.

Disadvantages

• Insitu concrete frames require curing time

• Insitu concrete frame is manufactured on site and therefore quality

control is more difficult




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Figure 22: Shows the installation of DOKA Wall and Floor Formwork

Systems for In-Situ Concrete Construction


Figure 23: (a) Shows DOKA – Dokaflex 1-2-4 Versatile Floor Formwork

for In-Situ Concrete Floor Construction

(b) Shows DOKA – Doka RS Column Formwork for In-Situ Concrete

Column Construction





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5.3.2 Steel Frame Construction

Steel frame construction refers to the building technique generally know as

“skeleton frame” which comprises of steel columns and horizontal I- Beams,

constructed in a square or rectangular grid to support floors, walls and the roof

of the building which are attached to the frame. The steel frame needs to be

protected from fire as steel softens and often melts at high temperatures and

can cause the building to collapse. In the case of columns, fire protection is

usually done by encasing the columns with fire resistant materials such as

masonry, concrete or plasterboard. The beams may also be cased in

concrete, plasterboard or sprayed with a protective coating to insulate it from

the heat of the fire and thus protecting the structure.

Advantages

• Steel buildings are strong, durable and safe

• Low maintenance costs are generally associated with steel buildings

• Steel buildings are environmentally friendly

• Construction is fast and is of very high quality compared to other

building techniques

• Steel frame buildings enable good design, they are rigid and

dimensionally stable

Disadvantages

• Steel without adequate protection is susceptible to corrosion and

deterioration

• Steel buildings are not fire proof and need extra fire protection

• Steel conducts heat and studies show a steel stud will conduct 10

times more heat than a wooden stud




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Figure 24: (a) Shows Steel Columns, Beams and Roofing Sections Fixed

to Concrete Pad Foundations

(b) Shows the Intersection of Steel Beams and Columns


Figure 25: (a) Shows Steel Columns, Beams and Roofing Sections

(b) Shows Steel Frame Construction with Beams and Columns





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5.3.3 Concrete Frame Vs Steel Frame

5.3.3.1 Safety

Concrete

Concrete requires no additional fireproofing treatments to meet fire regulations

and codes, and performs well during both natural and manmade disasters.

Because of concretes natural heaviness, mass and strength buildings

constructed of reinforced concrete can resist winds of more than 200 miles

per hour and performs well even under the impact of flying debris.

Steel

It is know that steel can soften and melt with the exposure to extremely high

temperatures. However, with the addition of passive fire protection, such as

spray-on fireproofing, building built from structural steel can sustain greater

temperatures. Steels strength and ductility, combined with solid engineering

and design, make it a safe choice in seismic zones. Steel framing does very

well under high wind loads because it is ductile meaning it has the ability to

bend without breaking and can absorb that kind of energy.

5.3.3.2 Cost

Concrete

The cost of ready-mix concrete remains relatively stable, even with the

increased cost of steel it has had a minimum effect on reinforced concrete

building projects.

Steel

Structural Steel has experienced an increased in cost of about 50-percent

since November 2003. The overall impact on a steel frame construction

building would see an increase in cost of about 10-percent




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5.3.3.3 Construction Scheduling

Concrete Many construction experts claim that buildings constructed of concrete can

almost always be built faster and when compared to structural steel,

sometimes twice as fast. It is not uncommon for in-situ reinforced concrete

buildings to rise one floor every other day.

Developers can finish projects faster, earn a profit, recoup capital, and move

onto the next project.

Steel While concrete’s 2-day cycle may seem to give it an advantage, steel provides

many benefits of it own. Some construction experts believe structural steel

framing systems are the way of the future and believe they result in

accelerated schedule. Quality is enhanced because of off-site fabrication.

Off-site fabrication will usually also reduce actual on-site time and on-site

construction. Advancement in building information modelling such as

AutoCAD and other 3D modelling software, have integrated the design,

detailing and fabrication of steel, which have resulted in an accelerated

process. These productivity increases make steel a valuable construction

material both now and in the future.

5.3.3.4 Design Possibilities

Concrete Another important advantage of concrete is it can take any shape.

Concrete takes the shape of the formwork and therefore it can be used to

create advanced and exclusive designs for modern buildings. Concrete can

be used to create virtually any form of structure with ease.

Steel Steel has the highest strength to weight ratio of any construction material.

With new construction methods, steel buildings remain a popular choice for

constructing office and multi-storey buildings. Steel can accomplish extremely

long spans in structures without intermediate columns and is a very flexible

material in terms of different ways to address design requirements.




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5.4 Exterior Façade Construction

5.4.1 Curtain Walling

Currently the main type of building façade used for high rise construction is

curtain walling. Curtain walling refers to a building façade which does not

carry any dead load from the building itself other than its own load.

These loads are transferred to the main building structure through

connections at floors and columns of the building. A curtain wall is designed to

withstand air and water penetration, wind forces acting on the building and its

own dead load forces. With the introduction of curtain facades the size, shape

and number of windows included in the façade are no longer limited by

structural requirements, since the loads are mainly transmitted by posts and

columns.

5.4.2 Design

Today's modern facades are considered as external wall elements equal to

one floor in height and inserted between the respective structural floors.

Curtain walls are typically designed with aluminium members, the aluminium

frame is usually infilled with glass, which provides and architecturally pleasing

building and floods the building with natural daylight. Other common infills

include: stone veneer, metal cladding panels, louvers and operable windows.

Almost any desired appearance can be produced so that the building can be

defined and fit in with its surroundings.

Non-supporting metal facades suspended in front of the building have become

increasingly popular for economic reasons, particularly in high-rise

construction.

5.4.3 Technical Properties

Modern facades must meet complex requirements as regards construction

technology, engineering design and construction physics. Thanks to its

lightness and almost unlimited possibilities for profile design, aluminium has

largely become the material of choice for the outer framework. The panes are




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made of high-grade glass filled with noble gases or with a surface coating that

reflects infrared light. On the inside, modern facades are highly impermeable

to water and water vapour in order to prevent damage due to moisture.

Despite the large areas of glass, protection against the sun is more important

than heat loss today due to good thermal insulation of modern facades. Even

where soundproofing and fire protection are concerned, glass and metal

facades are at least the equal of conventional constructions.

Modern facades also require a sophisticated ventilation and cooling system.

The air-conditioned or twin facade is a case in point. Here an additional

facade of laminated glass is arranged in front of the conventional facade, thus

creating a space through which air can circulate. More complex ventilation

concepts for routing air into and out of the building may be realized by

including additional vertical and horizontal bulkheads. Individually controlled

ventilation flaps are capable of providing a more natural and far less complex

exchange of air.

5.4.4 Production & Assembly

Due to the extensive know-how required with regard to material properties,

construction physics and on account of the great manufacturing depth,

modern facades are only produced by specialized companies based on the

architect's design and in accordance with functional, as well as structural

aspects before subsequently being assembled. The degree of prefabrication

in modern facades is considerable.

The frames, glazing, parapet lining, sunshades and anti-glare finish, as well

as thermal insulation and sealing are usually assembled into single-storey

facade elements in the manufacturer's factory.

In the meantime, fixing elements can be mounted on the shell of the high-rise

building. The facade elements as such are usually fitted without the help of

scaffolding, thus greatly reducing the total construction time required for this

work. The frame profiles are assembled and fixed together using permanently

elastic rubber profiles which ensure that the facade remains impermeable to

air and water.




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Figure 26: Both figures (a) & (b) above show computer generated 3D

sections through Curtain Walling Systems


Figure 27: (a) Shows the exterior Curtain Walling finish to Leper

Business Centre, Belgium

(b) Shows the internal Curtain Walling sections to Leper Business

Centre, Belgium





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5.5 Roof Construction

There are no fixed rules governing the roofs of high-rise buildings. The roof

design depends only on the architect's draft and on the purposes and

functions to be fulfilled by the roof.

Most roofs of high rise buildings are flat. Usually the mechanical drive systems

for the elevators are installed on the roof along with specialist equipment

required for cleaning the façade.

A heliport or parking space can also be set up on the flat roof of a large high-

rise building. Air handling units and air-conditioning systems are sometimes

positioned on the roof, however this has become less common on modern

high-rise buildings. Due to the great height of buildings, air-conditioning and

heating systems are now decentralized and spread over several individual

floors. Additionally, every installation and equipment placed on the roof means

another opening in the intact roof skin and this can give rise to leakage

problems, particularly on flat roofs. It is therefore advantageous to transfer

such systems to lower floors.

Overhead glazing is another type of roof commonly found in high-rise

buildings. Such roofs keep out the elements while at the same time creating

spacious assembly areas, usually in the centre of the building. Atriums and

convention halls are two pertinent examples.

High-rise buildings with a sloping roof are usually rounded off by an antenna

system with appropriate lightening protection.




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5.6 Interior Finishing

Walls, ceilings and floors in high-rise buildings are no different to those in

other buildings. The choice of materials and structures depends on the

intended use of the building.

Since particular importance is attached to flexible use of high-rise buildings,

the partition walls, floor structures and ceilings will be of corresponding

design. When considering the interior finishing, a distinction must basically be

made between load-bearing elements which are required for structural

reasons and those which merely partition off the rooms and installations.

Load-bearing elements as discussed before are usually made of concrete or

steel, as well as of combinations of these materials.

Due to the relatively small area available per floor, fire-resistant elements

such as structural concrete fire walls are usually only to be found in the core

areas incorporating the elevators, stairwells, service and installation shafts.

A vertical breakdown into fire compartments is mostly obtained with the aid of

fire-resistant floor constructions.

The installations for air-conditioning, ventilation, lighting and fire alarms are

usually located between the Ioad-bearing ceiling and a suspended false

ceiling. Small-scale electrical installations are contained in trunking in the

screed flooring. Elevated false floors are installed if numerous connections are

required, such as in computer centres. Cables can then be routed as desired

in the space below the floor; the equipment is connected to sockets in so-

called floor tanks.

False floors are to be found almost everywhere in modern office towers and

high rise buildings, since cables can be re-routed without difficulty, as is

increasingly required on account of the rapid pace of change in office and

communications technology.

Moreover, the space below the floor can also be used for ventilation and air-

conditioning installations, particularly in computer centres. Particular attention

must be paid to the question of fire protection in such false floor constructions.




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5.7 Conclusion

The construction methods explained above are the most suitable for High-

Rise Buildings, the construction process is the most important part of the

whole High-Rise construction procedure and can often last for a number of

years. The construction methods above have been developed and

redeveloped again and again over the years and now these techniques are

rather complex, skilled and experienced labour is required in order to carry out

these operations both effectively and efficiently.

Selecting the construction techniques, which are explained above for the

proposed High-Rise building is a very important aspect of both design,

planning and construction and can result in series of factors such as site

conditions, economics, availability of labour and materials, time factor,

statutory regulations, capital costs, maintenance costs and personal

preference.




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CHAPTER 6

CASE STUDY – ST GEORGE WHARF TOWER




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6.0 St. George Wharf Tower - Case study

St George Wharf Development

Figure 28: Shows a computer animated image of the entire St George

Wharf Development facing the River Thames

Source: St George Wharf Website – www.stgeorgewharf.com

St. George Wharf Tower Nine Elms Lane, Vauxhall, London SW8 2LR

6.1 Project Description

St George Wharf is located in SW8, London’s most central riverside location.

The award winning riverside development has established itself as a most

prestigious London address. With a dramatic series of waterfront buildings

that cascade towards the river's edge, spacious contemporary apartments

and penthouses offer panoramic views across the Thames. With commercial

space that has attracted cafes, bars & restaurants to the development and

with more space available for the future.




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Broadway Malyan were the architects who St. George asked to create the

new riverside symbol for the Vauxhall area and there response was a

stunning suite of gulf winged buildings and the superb tower that raise

dramatically out of their own landscaped environment.

Floor-to-ceiling glazing drenches the apartments in natural light, while the river

views from the balconies and terraces are breathtaking. Take in the river

views from your own private terrace, or through your apartment's abundant

glazing.

6.1.1 Facilities on Site

On site facilities include

� A Private Business Centre

� Residents Health & Fitness Suite “Gym & Tonic” for private residents to

relax and work out

� Young's Waterfront Bar and Restaurant is an excellent place to meet and

drink with friends

� Hudson's Convenience store for all your grocery needs.

� Tesco Express Convenience store

� 24 hour concierge service to assist all customers

� All apartments have a video entry phone system and a CCTV network that

monitors communal areas and the car park.

- Other Facilities Close By

Sitting and watching the Thames roll by can be relaxing. So can a riverside

walk into the centre of London, but there's more to St George Wharf than the

river. St George has restored and recreated the natural river habitats that are

so rare along the Thames to provide a more attractive setting for the riverside

walkway. There's a wealth of bars and restaurants down Northcote Road for

meeting up with friends, not to mention the cafés and restaurants in Vauxhall

area itself. For day-to-day shopping, you'll find a good choice of major

retailers, such as Waitrose, and a multiplex cinema at Vauxhall Southside.




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6.1.2 Location

Just like New York and Tokyo, London is a major economic centre. London

thinks, lives and works on an international stage. The capital’s rich culture and

vast range of leisure activities are legendary.

Vauxhall is well positioned for customers to enjoy all that London has to offer.

London is the economic hub of Europe and offers some of the most exciting

shopping and entertainment experiences in the world. See a famous show in

the West End or shop at the many designer boutiques on the King's Road and

Sloane Street, which are just short journeys from St George Wharf.

Be inspired by the world famous Tate Modern art gallery or dine in one of

London's exceptional cafés and restaurants, many of which are right on the

doorstep.

Vauxhall is well located for travel into the heart of London and beyond.

Vauxhall train station and underground is just five minutes walk away with

trains to Waterloo taking just 5 minutes. Victoria and Clapham Junction

stations are also close by and if you're travelling further afield then the

underground or overland trains can easily reach all of London's airports. With

an on-site managed car park and easy access to the motorway network,

driving a car is an equally attractive option.

Overland Trains Eurostar Trains

Waterloo, Mainline Rail From King's Cross St. Pancras

Underground services – 5 minutes Paris – 2 hours 15 minutes

Clapham Junction – 5 minutes Brussels – 1 hour 15 minutes

Airports by train and underground

Gatwick via Clapham Junction – 40 minutes

Heathrow via Green Park – 58 minutes

Stansted – 80 minutes

City Airport – 35 minutes




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Figure 29: Shows the location of St George Wharf within London City





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Figure 30: Shows a view of the signature St George Wharf buildings with

their gulf winged roofs facing the River Thames


6.2 The St George Wharf Development

St. George offer an exclusive selection of prestigious properties at St George

Wharf the most exclusive being the Elite apartments and Penthouses.

At St George Wharf the interior detailing has been carefully considered.

The sophisticated interior specification of these magnificent apartments

includes comfort cooling, a coffee machine in the kitchen, mood lighting, Opus

sound system and specialised wiring for telephone and IT points in all

principal rooms. The principal bedrooms include built-in wardrobes and all

apartments come with underfloor heating as standard.

The apartments also have panoramic views of the River Thames and beyond

from their spacious terrace or balcony.




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6.2.1 Site Layout

Figure 31: Shows a site layout view of the complete St George Wharf

Development, including the new St George Wharf Tower


So far the development as a whole after over 7 years of construction, as

outlined in red above, is only about 75% complete.

The front blocks which face the river - Bridge House, Fountain House, Drake

House, Ensign House, Flagstaff House, Galleon House, Hamilton House,

Jellicoe House and Kestrel House are fully complete.

The further two blocks at the back Commercial Offices and Hobart Hanover

House also fully complete.

So from the Figure above all that is left to construct is –

Aquarius House situated at the top left hand corner of the image, construction

of this block began in April 2008

The famous St George Wharf Tower situated at the bottom right hand corner

of the image, construction of the tower began in January 2009

Completion of the whole development is planned for late 2013




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6.3 The St. George Wharf Tower

Figure 32: Shows a computer animated image of the St George Wharf

Tower within the St George Development


St George Wharf Tower, also know as Vauxhall Tower, is a residential high

rise building which is part of the St George Wharf Development.

When complete, the tower will be 181 meters (595ft) tall with 50 storeys

making it the tallest residential building in the UK.

With an outstanding selection of 223 one, two and three bedroom apartments

available and with penthouse’s ranging all the way up to an amazing six

bedroom, designed to the highest specification with un-comparable views of

London and the River Thames.

To complement the most premium of lifestyles the impressive building will

provide residents with a swimming pool, health & fitness suite, 5 star hotel

style concierge and private dinning and entertainment rooms.




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6.3.1 Design Features

The exceptional location of St George Wharf on the river Thames called for a

landmark building to further enhance the new architectural landscape.

The proposal for a striking and elegant tower, which would become UK’s

tallest residential building with the highest environmental status, will be an

iconic building for London.

The structure will be topped by a wind turbine, which will power the tower’s

common lighting. At the base of the tower, water will be drawn from the

London Aquifer and heat pump technology will be used to remove warmth

from the water in the winter to heat the apartments. The tower will require one

third of the energy compared to a similar building of its size and CO² released

will be between one half and two thirds of normal emissions. The tower will be

triple glazed to minimise the heat loss and gain, ventilated blinds between the

glazing will further reduce heat gain.




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6.3.2 Building Design, Layout & Floor Plans

Figure 33: Shows the Exterior Elevation of St George Wharf Tower

Source: Broadway Malyan Architects




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Figure 34: Shows the typical Interior Layout of Floor Levels 2 to 47 of the

St George Wharf Tower, there are 6 Apartments on each floor





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Figure 35: Shows the Interior Layout of Floor Level 48 of St George

Wharf Tower Main Penthouse valued at £22 Million Sterling





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6.3.3 Specification of Elite Apartments & Penthouses

- Specification

� Grounds & Landscaping

Extensive landscaped grounds

Riverside walk and piazza

Underground managed car parking

Balcony or terrace with river views to every apartment

Interior-designed entrance foyers and carpeted communal areas

Lift to all floors

'Gym & Tonic' private residents’ health and fitness suite

Residents’ business centre

Cafés, bars, shops and restaurants

� The Apartments

Kitchen

Custom designed kitchen with stone worktop and upstands (Choice of

colours)

Integrated brushed stainless steel finish electric single oven and hob

Integrated extractor hood with light, fridge/freezer, microwave, Coffee

machine

Waste disposal unit

Washing machine and Dryer

Integrated dishwasher

Recessed ceiling downlighters with dimmer Mood lighting control

Ceramic floor tiles (Choice of colours)

Underfloor heating

Glossed Skirtings and Architraves

Choice of paint colour to walls

Comfort Cooling and A/C with control panel and remote

Octopus sound system (available as an extra in all principal rooms including

En suite)




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Bedrooms


Built-in wardrobes with glass or mirrored sliding doors

5 amp lighting circuit in all bedrooms

Underfloor heating



Full height glazing making the most of the light and sunshine

Floor finishes – Carpet, Timber etc… available as an option

Comfort Cooling and A/C with control panel and remote

Octopus sound system

Living/Dining Room


Comfort Cooling and A/C with control panel and remote, provide a

comfortable temperature within the apartment


5 amp lighting circuit

Fully height sliding door to gain access with trickle vent

Underfloor heating

Floor finishes – Timber – Solid, semi solid or Laminate etc…



Full height glazing making the most of the sunshine and light

The Digital lifestyle package to all apartments provides complete flexibility for

all telephone and IT points in principal rooms. European channels, Satellite

TV channels, Digital TV and Broadband available





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Balcony / Terrace

Fully paved exterior balcony / terrace

Exterior water supply

Fully height sliding door to gain access with trickle vent

Exterior lighting and power supply

Frosted Glazing partition between Apartments

Bathroom and En suites

White sanitary ware

Chrome finish taps

Chrome finish thermostatically controlled showers

Ceramic floor and porcelain wall tiling (Choice of colours)

Recessed ceiling downlighters

Joinery cabinets and vanity units with push fitting vanity doors

Shaver socket

Chrome heated towel rail

Frameless shower screen

Underfloor heating

Mounted shower above bath and screens


General

All doors throughout the apartment are manufactured Oak doors with brushed

chrome ironmongery – Handles, hinges etc…

All Skirtings and architraves are MDF profile boards with a 3 coat satin white

gloss finish, all apartments are paint throughout in a choice of colours

(Customers Choice)

Warranty

Full 10 year NHBC Warranty and Building Control Certificate for every

apartment




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6.4 Project Construction & Execution

6.4.1 Foundations

The foundations on this project which will support the high-rise structure are

Bored or Replacement Piles as described before in Chapter 3 (3.1.3.2)

The CFA Piles: Continuous flight auger piles are designed and constructed

around the geotechnical design report to meet the buildings live and imposed

loads. The CFA bored piles (Replacement piles) are considered to be non-

displacement piles, a void is formed by boring or excavating before the piles

are produced. The Piles are produced by casting concrete and steel

reinforcement into the void. Some soils such as stiff clays are particularly

amenable to the formation of piles in this way as the bore hole walls do not

require temporary support. In unstable ground, such as gravel the ground

requires temporary support using casing or bentonite slurry, the slurry is

displaced once the steel and concrete is placed into the void.

The piling for the building has been designed for St George PLC by JSA

Consultant Engineers and the piling sub-contractors for this project are

Stephenson’s Holdings PLC

6.4.2 Supporting Structure

The purpose of any framed building is to transfer the loads of the structure

plus any imposed loads down through the frame to a suitable foundation.

The supporting structure or superstructure of this high-rise building or tower

will be constructed entirely of in-situ concrete.

All the work associated with the in-situ concrete frame takes place on-site.

Once the foundation is complete and the ground floor slab is in place, work

can begin. Formwork for the columns and beams is erected and once the

steel is put into position the concrete can be poured into the formwork once

cured, the floor construction can begin once the level formwork is put into

position and once the fabric steel mesh is placed, the concrete for the floor




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can be poured, when the concrete is cured the formwork is removed and the

process is repeated for the floors above.

The in-situ frame of the building has been designed for St George PLC by

JSA Consultant Engineers and the formwork & concrete frame sub-

contractors for this project are Stephenson’s Holdings PLC.

6.4.3 Exterior Façade

The main type of building façade used for high rise construction is curtain

walling and this project will be no different, triple glazed curtain walling

sections with a light blue tint have been selected as the exterior finish for this

high-rise tower.

The curtain walling sections will not carry any dead loads from the building

itself, just the loads of the sections themselves. These loads are transferred to

the main building structure through connections at floors and the exterior

columns of the building.

The curtain wall for this project like any other is designed to withstand air and

water penetration, wind forces acting on the building and its own dead load

forces. A special feature of this curtain wall design is the triple glazed units

which were selected by the architects Broadway Malyan to minimise heat loss

and solar/heat gain, another feature of this distinctive façade is between the

glazing ventilated blinds have been incorporated which will further reduce heat

gain and provide fresh air to the interior of the building.

The cladding façade for the building has been designed for St George PLC by

ARUP Consultant Engineers and the cladding sub-contractors for this project

are Schneider GB Ltd

6.4.4 Roof Construction

The roof of this building is like that of any other high-rise building, the sole

purpose of the roof of course is to keep the building weather tight and protect

the buildings interior from the external elements.




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A unique feature of this project is the 6 metre wind turbine that will be placed

on the roof of the building which will generate electricity to power the lighting

in the communal areas of the buildings, hallways, lift lobbies and the

basement car park.

6.4.5 Interior Finishing

St George as the main member of Berkeley Group Holdings PLC has a

reputation of being of the UK’s largest and most professional construction

companies. St George also has a reputation for providing top quality

apartment and homes with superior attention to detail.

The interior of the building comprising of 50 stories is entirely residential.

The floor areas are divided up using internal masonry fire walls between

apartments and internal metal stud partitions between rooms.

a) Ground Floor Layout

The ground floor compromises of a reception area with a large waiting room

and post room, a business area with a bar and a meeting/conference room

b) Level 1

Level 1 contains of a fully equip health suite including an infinity swimming

pool with a Jacuzzi and hydro pool , a gym with weights and a treatment

room, level 1 also has a large dining room with a fully functional bar.

c) Level 2 – Level 47

Levels 2 to 47 comprise of the residential apartments, on a typical level there

is 1 no. – 3 bed elite apartments, 3 no. – 2 bed apartments and 2 no. – 1 bed

apartments which are fully equip with their own ensuites/bathrooms, fully fitted

kitchens and wardrobes.

In the lobby areas there is an escape stairs to ground level and a refuse chute

to dispose of rubbish.

d) Level 48 – Level 50 (Penthouse)

The Penthouse which spans 3 floors is to be of exceptional design and

quality. On level 48 the lobby area has a triple height ceiling with a stainless




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steel and glass staircase. Also on this floor is a formal reception room, a large

family room, a large industrial kitchen, dining room with bar, wine cellar and

cigar storage. There is also living quarters for staff with includes a kitchen,

reception and sleeping rooms.

Level 49 includes of an infinity swimming pool with a hot tub, a steam room,

message room, gym, study, media room, a large bar and a bedroom with a

large ensuite.

Level 50 contains 3 large bedrooms with ensuites and another large master

bedroom with a large sitting room, large fully fitted ensuite, a walk-in wardrobe

and dressing area.

6.5 Logistics Management on the St George Wharf Tower

One of the main disadvantages of a development that is near completion is

that space for storage of materials, construction equipment and machinery

becomes somewhat limited.

Logistics on a high-rise project like this one can become a nightmare if proper

planning, organisation and management are not put into practice from the

start of the project.

Site Logistics and Logistics Management as discussed in chapter four deals

with the following processes, which are all of equal importance on a project as

vast in magnitude as this one:

a) Material supply, storage, processing and handling

b) Manpower supply

c) Schedule control

d) Site infrastructure and equipment location

e) Management of information related to all physical and services flow

a) Material supply, storage, processing and handling is a vital factor on a

congested high-rise project like this one, the just-in-time philosophy as

discussed in chapter 4 (4.3.1) will be employed on this project, where the

materials and supplies needed for the project will be delivered to the site




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only when needed, this way less storage space is required as the

materials delivered are used and put into operation right away.

b) Manpower supply is important on a project as big and immense as this

one, the programmed completion time for the St George Wharf Tower is

just a little over three years, as the liquated damages fee per day overdue

is very high on this project, contractors and sub-contractors should pay

particular attention to the right amount of manpower required on this site.

c) Schedule control on a high-rise project is of major importance as there is

no way of phasing a high-rise project the entire project has to be

completed at once there is no room for delays or errors. If the project falls

behind it is vital that management make all the necessary changes and

adjustments to get back on track.

d) Site infrastructure and equipment locations should be carefully thought out

prior to commencement of the works, planners, managers and logistics

consultants should carefully consider equipment selection and equipment

location in order to optimise site operations and site construction

processes.

e) Management of information on a high-rise project can be a daunting task,

since there is so much information required in the planning, construction

and implementation of such a building, drawings and documents will be

issued and re-issued over and over again, so it is important that everyone

on site is working from the same hem sheet as such, on this project their

will be a full-time document controller employed by St George to look after

this process.

All in all the logistics can be handled efficiently and economically on a project

like this one if the correct procedures are put into operation from the start.

St George have opted to employ two full-time experienced Logistic Managers

for this project, which effectively should aid in the process of logistics

management and thus save time before and during construction.




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6.6 Crane Selection on St George Wharf Tower

Material Handling is a very important part of the delivery process of a

construction project and cranes are the most important resources used in

achieving this, especially on a construction site.

Selection of the crane type, number and location to be used in a high-rise

building is a major issue in planning and organising the construction

operations. Selecting the type of crane to be used for the project depends

greatly on skilled judgement. There is certain information available to assist

the decision in the form of: work study data, previous projects and

manufactures specifications.

However this information is incomplete and generally requires the planner,

manager or management team to make bold decisions as regards crane

selection, selecting a crane requires prediction as regards the materials and

the conditions the crane will face while on site.

Figure 36: Shows the Crane selection process followed by many general

contractors on high-rise building projects.




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Figure 33 shows that the main factors that affect crane selection by the

contractor’s management or planning team are as follows:

• Shape and size of the building

• Type of structure and construction

• Materials specification and geometry

• Site constraints, access and egress

St George being the principal contractor on this development were

responsible for selecting the type of crane to be used and operated on this

high-rise tower, the St George Project Planner on the St George Wharf

Development made a simple list of the factors affecting the crane selection on

this superior high-rise project, they were as follows:

- Technical Factors

• Site Constraints

• Site topography

• Access an egress on site

• Terrain conditions

• Site layout and operational conditions

• Shape and size of the proposed building

• Weight and size of materials

• Cranes capabilities

- Contractual Factors

• Method of operation

• Building structure and method of construction

• Construction schedule

- Economical Factors

• Size and number of cranes

• Cranes availability

• Running costs

• Purchase Vs Rent

• Dismantling Method




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The management team then consider the options available to them and

selected the Favelle Favco M760D Climbing Crane for the project, which

would be situated within the stairwell and lift-shaft of the proposed project.

The “Kangaroo” or climbing crane is so-called because it rises with the

structure, three floors at a time, one of the main reasons this type of crane

was selected was because of the speed of construction, the tight and short

programme on this project is extreme for a project of its size.

St George found that a considerable amount of time could be saved using this

crane as apposed to, two standard tower cranes. This crane also suits this

type of project, as the building is of a circular nature and the crane will be

situated within the central stairwell of the building.

The Climbing crane uses several ingenious arrangements to increase the

height of the tower and to elevate the jib. The climbing crane usually rises

within the building as it is erected. Most climbing cranes use hydraulic jacks at

the base to raise the entire tower and tower sections are added underneath.

When climbing within the building, using its climbing frames and hydraulic

lifting mechanism, the crane’s lifting limitation is limited only by the height of

the building.

The Favelle Favco M760D has the following features:

• Maximum lifting capacity - 64 t (141,095 Ib)

• Tip capacity - 10 t @ 55 m (22,270 Ib @ 180 ft)

• Boom working radius up to - 70 m

• Single line pull - 32 t

• Hoist speed - 120m/min (400 ft/min)

• Luffing boom

• Fly jib - 12 t (26,455 Ib)

• Split machinery deck for ease of erection and dismantling

• External and Internal climbing systems (in this case Internal)

• State-of-the-art load moment indicator




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St George being the principal contractor had the option of either buying the

tower crane at the start of the project or renting the tower crane.

After careful consideration St George decided renting the tower crane from a

crane hire, company was a more economical option. The crane hire company

shipped the crane to the site, assembled it and charge a monthly fee while the

crane is on the project construction site.

The fee for installation and disassembly of this Favelle Favco M769D

“Kangaroo crane” is around £35,000.

This price includes shipping the crane to the construction site, renting the

mobile crane which is used to erect the “kangaroo crane” and the cost of the

crew that assemble the crane.

A typical monthly fee for a tower crane like this one is approximately £8,000.

The crane is expected to be on this project for a total of 28 months, this sums

to a figure of £224,000, add the additional erection and dismantling charge of

£35,000 and the total cost of the tower crane for the project is £259,000.

This is allot less than £825,000, the original cost of purchasing the crane

Figure 37: Shows the Crane selected for the St George Wharf Tower

Project, the Favelle Favco M760D “Kangaroo” Luffing Tower Crane




103

CHAPTER 7

CONCLUSIONS & APPENDICIES




104

CONCLUSION

The previous chapters give a detailed insight into high rise construction and

they sell the idea of future high rise construction in Ireland. The advantages

and disadvantages of all aspects involved with high rise construction were

examined and explained. This dissertation investigated many areas including

the planning guidelines and statutory rules for high rise construction, the

special building techniques implemented and the future of high rise

developments in Ireland.

The dissertation delivers a comprehensive understanding of what qualifies as

a high rise building, appropriate locations and what makes a high rise building

‘work’ in terms of fulfilling the occupants requirements.

After investigating the possible cranes solutions suited to high rise

construction, I conclude that climbing cranes, also known as ‘kangaroo

cranes’, although more expensive were efficient and more suitable for city

centre high rise developments.

The chapter on logistics successfully demonstrated how they should be dealt

with on a complex and difficult projects. As logistics management on a high

rise building can be a daunting and overwhelming task, it is important to

develop a successful logistics strategy and this chapter outlines how to do so.

In following the guidelines efficiently and effectively onsite, this will ultimately

lead to improvements in productivity and output, with reductions in cost and

better customer satisfaction.

The chapter on construction techniques describes in detail the construction

process from the ground up, beginning with foundations, supporting structure,

exterior façade construction, roof construction and interior finishing.

Finally, the case study takes an in-depth look at the St. George Wharf Tower

development located at Vauxhall, London which is one of London’s newest

residential landmarks.




105

REFERENCES

Chapter 1

Introduction to Research Project

N/A

Chapter 2

Literature Review

Appendix 1

Chapter 3

Planning for Design & Construction

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2. Duffy, BD, 2008. The Need for Vision: Tall Buildings in Dublin. pp 2-9. Available from: www.ctbuh.org/Portals/0/Repository/T15_Duffy.40936151-9fc1-4aea-8a82-3d03f5f071ef.pdf

3. Stubbs, MS, 2008. Maximising the City’s Potential. Dublin City Council. pp 1-17. Available from: www.dublincity.ie/Press/PressReleases/Documents/MichaelStubbs.pdf

4. Skehan, CS, 2008. Dublin in Perspective, A Future Scenario. Dublin City Council. pp 1-45. Available from: www.dublincity.ie/Press/PressReleases/Documents/ConorSkehan.pdf

5. O’Laoire, S O’L, 2007. Creating Urban Form & Character. Dublin City Council. pp 5-77. Available from: www.dublincity.ie/Press/PressReleases/Documents/SeanoLaoire.pdf

6. Munich Reinsurance Company (2000), High-Rise Buildings, Munich, Germany: Munich Reinsurance Company. pp 25-29

7. Grehan, RG, 2006. High-Rise Planning Application, Dublin City Council. Available from: www

8. Wells, MW, 2005. Skyscrapers, Structure and Design. UK: Laurence King Publishing Ltd.

9. Lepik, AL, 2008, Skyscrapers, Design and Construction. 2nd Edition. Berlin: Prestel Verlag




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Chapter 4

Logistics Management on High-Rise Projects

10. Sobotka, Czarnigowska, Stefaniak, AS, AC, KS, 2005. Logistics on Construction Projects, pp 203-215. Available from: www.ikb.poznan.pl/fcee/2005.06/full/fcee_2005-06_203-216_logistics_of_construction.pdf

11. S.Russell, Seong, J S.R, JS, 2003. A Project Manager’s Level of Satisfaction in Construction Logistics, pp 1133-1136. Available from: www.engr.wisc.edu/cee/faculty/russell_jeffrey/016.pdf

12. Poppendieck, MP, 2000. The Impact of Logistics Innovations on Project Management, pp 1-7. Available from: www.poppendieck.com/papers/Logistics.PDF

13. Harel, Langer, Kull, OH, DL, IK, 2005. Modern Logistics Execution, pp 1-6. Available from: http://lipas.uwasa.fi/~phelo/ICIL2008TelAviv/33.pdf

14. Proverbs, Holt, DGP, GDH, 1999. Logistics of Materials Handling Methods in High-Rise In-Situ Construction, pp 659-673. Available from: www.emeraldinsight.com/Insight/viewContentItem.do;jsessionid

15. Borges da Silva, Ferreira Cardoso, FBDS, FFC, 1999. Applicability of Logistics Management in Lean Construction, pp 147- 158. Available from: www.ce.berkeley.edu/~tommelein/IGLC-7/PDF/DaSilva&Cardoso.pdf

16. MacDonald, AJMcD, 2009. Logistics. America: Wikipedia. Available from: http://en.wikipedia.org/wiki/Logistics

Chapter 5

Cranes for High-Rise Construction

17. J.Verschoof, IJ.V, 2002. Cranes – Design, Practice and Maintenance. 2nd Edition. UK: Professional Engineering Publishing

18. Marshall, BM, 2008. How Tower Cranes Work. America: How Stuff Works. Available from: www.howstuffworks.com/tower-crane.htm

19. Keller, JK, 2009. Crane Safety, Safety Department. America: Capital City Group: Available from: www.ccgroup-inc.com/site/safety.html




107

20. Weinstein, FW, 2006. Managing Risk on High-Rise Projects, Tower Crane Risk Management. America: Cranes today Magazine. www.felixeng.com/appfiles/article-04.pdf

21. Der Riss, BDR, 2009. Liebherr HC-L Cranes. America: Liebherr. Available from: www.liebherr.com

22. Alkass, Alhussein, Moselhi, SA, MA, OM, 1997. Computerised Crane Selection for Construction Projects. Canada: Cambridge College. Available from: www.arcom.ac.uk/publications/procs/ar1997-427-436_Alkass_Alhussein_and_Moselhi.pdf

23. Upton, JU, 2003. Modern Steel Construction. Canada: MDP Ltd. Available from: www.modernsteel.com/Uploads/Issues/December_2003/30724_products.pdf

24. Batu, JB, 2009. Construction Tower Crane Specifications. Australia: Favelle Favco. Available from: www.favellefavco.com/main-tower.php

25. Bartlett, LB, 2009. Cranes Explained. America: Ezine Articles. Available from: http://ezinearticles.com/?Cranes-Explained&id=314888

Chapter 6

Specialist Building Techniques for High-Rise Construction

26. Munich Reinsurance Company (2000), High-Rise Buildings, Munich, Germany: Munich Reinsurance Company. pp 31-50

27. Abebe, Smith, AA, IS, 2005. Pile Foundations. UK: Napier University. Available from: www.sbe.napier.ac.uk/projects/piledesign/guide/contents.htm

28. Whitaker, TW, 2008. Pile Foundations. America. Available from: http://data.bolton.ac.uk/staff/phm2/files/Sem1/J3%20PJ4%20Geotechnics/Pile%20Foundations%20v1.00%20Oct2008.pdf

29. Aditya, MA, 2009. Deep Foundations. America: Wikipedia. Available from: http://en.wikipedia.org/wiki/Deep_foundations

30. Alexsh, JA, 2009. Steel Frame. America: Wikipedia. Available from: http://en.wikipedia.org/wiki/Steel_frame




108

31. Smith, JS, 2008. Steel Frame Construction. America: Steel Framing Alliance. Available from: http://web.dcp.ufl.edu/stroh/SteelFrame.pdf

32. Silverstein, LS, 2003. Concrete Vs Steel. America: Corus. Available from: www.rlsd.co.uk/pdf/steelvconcrete.pdf

33. Yakut, AY, 2004. Reinforced Concrete Frame Construction. Turkey: Middle East Technical University. Available from: www.world-housing.net/uploads/RC_frame.pdf?pr=Array

34. Wilde, EW, 2004. Concrete Frame Construction. America: Sustainable Concrete. Available from: www.sustainableconcrete.org.uk/main.asp?page=123

35. Moloney, KM, 2003. Concrete Frame. America: BCIS. Available from: www.rics.org/NR/rdonlyres/C04BEB03-6271-4A12-8ABB-C503258905C0/0/concrete.pdf

36. Grell, AG, 2006. Steel Vs Concrete. America: Sorell. Available from: www.sorell.dm/newsletters/V5-07-06.pdf

37. McFall, RMcF, 2007. Improving Concrete Frame Construction. UK: BRE. Available from: http://projects.bre.co.uk/ConDiv/concrete%20frame/LinkIm_Con_Frame_Con_Web.pdf

38. Schofield, JS, 2009. Curtain Wall. America: Wikipedia. Available from: http://en.wikipedia.org/wiki/Curtain_wall

39. Garg, NKG, 2009. Use of Glass in Construction Industry. America: Science Tech. Available from: www.techno-preneur.net/information-desk/sciencetech-magazine/2009/march09/Use-of-glass.pdf

Chapter 7

Case Study – St George Wharf Tower

40. Brack, EVB, 2009. St George Wharf Tower. UK: Wikipedia. Available from: http://en.wikipedia.org/wiki/St_George_Wharf_Tower

41. Jensen, LRJ, 2009. St George Wharf Tower. UK: Broadway Malyan. Available from: www.broadwaymalyan.com/projects/skills/residential--mixed-use/vauxhall-tower




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42. Lowman, DL, 2009. St George Wharf Tower. UK: St George PLC. Available from: www.thetower-stgeorgewharf.co.uk

43. Hawking, SH, 2009. St George Wharf, Vauxhall, UK: Skyscrapernews. Available from: www.skyscrapernews.com/st_georges_wharf.htm

44. Lowman, DL, 2009. St George Wharf Development. UK: St George PLC. Available from: www.stgeorge-wharf.com/index.cfm?articleID=1