OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Commercial Property As a trusted partner in commercial property globally, Arup has helped define the skylines of cities and the quality of living and working environments. Our work continues to evolve with the changing aspirations and challenges of developers, owners and occupants.
For further information email: [email protected]
2 & 3 Finsbury Avenue © Arup Associates OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Contents
Over Station Developments Placemaking and Regeneration Retrofit and Refurbishment Development around Transport Hubs
ICT and Digital Structural timber
Wellness BIM OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
OSDs
Thought Piece Case Study Case Study
Over Station Developments 1 Oxford Street, London 65 Davies Street, London by Andy Pye for Derwent London for Grosvenor Estates OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Over Station Developments
Developing an OSD can be a paradigm shift for even the most seasoned developer. Andy Pye argues that the key to success is to get in early, understand what’s flexible, be a good listener and manage the interfaces.
With increasing densification and reduced access to Getting in early Understand what’s flexible private transport the over station development represents The private developer will find that their influence Success also depends on being able to quickly recognise an opportunity to improve our cities and unlock value in varies depending upon when they get on-board. In an what is flexible and is therefore up for debate. A good previously inaccessible real estate. operational station the developer is likely to find they OSD design team who also have rail side design experi- From the mega schemes above major rail interchanges have limited influence but with a new station, by being ence can often help in this regard. Line-wide standards, to the supermarket next to a suburban rail station OSDs there at the outset, they can achieve some very significant for example, are generally written in stone and cannot be bring together public sector infrastructure operator synergies. challenged but an element of station design responding to and private developer in a rewarding but unfamiliar This was the case in 2008 when the Crossrail Act a local set of conditions such as pedestrian flows, massing partnership. created provision for 10 new stations across central or material choice may be easier to challenge. This article draws on Arup's recent experiences on London. The compulsory purchase orders subsumed One client recently admitted to spending six a number of Crossrail OSDs, including projects with 15,000m2 of central London real estate but also created months and a seven figure sum challenging parts of a Derwent, Cardinal Lysander and Grosvenor. opportunities for buyback of air rights opening-up rare development agreement, only to end up back exactly opportunities for prime develop-ment. Those developers where they had started. The same can be true in design. who engaged from day one have been able to secure It is true that the relationship between public sector some significant conces-sions including relocating operator and the private developer is not an equal one. entrances, modifying the structural grids and flexing the Building a railway trumps a commercial office building apportionment of basement space. nearly every time. However, the OSD is also likely to Derwent got involved early with their latest OSD be an important funding stream, particularly for the and undertook multiple optioneering studies and cost larger OSDs. Well-presented proposals which respect the modelling. As a result they persuaded Crossrail to operational and programme constraints of the railway reconfigure a six storey above ground space into a two whilst delivering measurable value will be difficult to storey below ground space. This resulted in a significant ignore. increase in net lettable area for the OSD, much better Cardinal Lysander realised that they needed to floorplates and greater value for both Derwent and make changes to the station design in order to secure Crossrail. planning for their OSD. They studied the station design, understood its construction and proposed changes which minimised the effects on the station operator. As a result they were able to agree changes to the loading and the structural grid and secured their planning application. OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Being a good listener Station developers often have little experience in driving value in commercial developments, equally most commercial developers probably have little experience in delivering railways. Added to this a railway project may be so large that it is divided into a series of smaller projects with no one party having a full detailed overview of the station. Designers and contractors can be equally siloed in their experience and knowledge. In this setup understanding the nuances of each party’s position, their concerns, and their drivers and how they understand risk takes a lot of careful listening and a certain degree of translation. Setting things up in the right way helps. Starting early is important so that everybody has sufficient time to explore the designs and the options. Whilst you do not need a full-on station expert on your team, access to a friendly advisor can help to provide perspective and decode some of the peculiarities of the rail industry. To avoid gridlock, design may often need to progress on the basis of “best-guess”, encouraging this and managing the risk can deliver better results than waiting for everything to be fixed. In designing and delivering an OSD there are many technical issues to be negotiated; co-ordinating designs to get the most out of the “shared spaces” at ground and basement 1, accommodating each other’s plant and routing services, isolating noise and vibration from trains, vent fans and tannoys. Supporting a building on top of somebody else’s structure or constructing new foundations present a particular set of challenges. Even seemingly simple issues such as getting utilities connections into the building require careful attention. Grosvenor were concerned about the possible impact that noisy vent shaft fans may have on their OSD. After spending a long time listening to the issues and collecting data they used the Arup Soundlab to auralise the condition inside the OSD offices and help secure improvements in the performance of the tunnel vent shafts. This will help their new office spaces meet the desired BCO criteria and command top Mayfair rents. OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Managing the interfaces It is said that the devil is in the detail and never is this truer than with an OSD. Preparatory work in understanding the existing construction is key. For existing stations this means diligently checking record drawings against what actually exists on site and undertaking condition surveys and material testing. For new build stations this involves ensuring that the OSD team have access to and understand the latest station design. In both cases lidar surveys, appropriately interpreted, can be useful in accurately determining the as-built structure. Agreeing modifications to the existing stations can be a lengthy process and needs to be identified early. There are strict rules about what can and cannot be done and the processes which must be followed. Incorporating connection designs into the base build station is advantageous where possible and if not it is essential to agree a postfix conces-sion. Tolerances should always be large and good pre-contract construction advice is essential. Grosvenor realised that the crane strategy for their OSD was a key programme driver. By getting their crane bases cast into the station groundslab they solved one of their key interfaces and made key programme gains.
Future pipeline Still interested in OSDs? With HighSpeed 2, Crossrail 2, TfL Framework and a number of major NR upgrades there has never been a better time for developing OSDs. The OSDs will form a significant source of funding for our future infrastructure projects and can make positive Andy Pye is an associate director based in our London contributions to our cities. We will all need to work Office. He is a structural engineer who specialises in together to get the best value out of these opportunities. building design and is the project director for 65 Davies Street, London. [email protected] OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
1 Oxford Street, London
1 Oxford Street is a mixed-use scheme that builds on the imminent arrival of Crossrail to bolster the large-scale regeneration of Oxford Street’s eastern end. The development consists of two buildings and comprises 35,000ft2 retail and 200,000ft2 of commercial space along with a new 600 seat theatre and a large double storey basement which connects to the surrounding London Underground assets. The opportunity to redevelop these sites arose due to the construction of the new Crossrail station at Tottenham Court Road, and associated upgrade works to the existing London Underground Station. The development is referred to as Over Site Development (OSD). This has required the design team to closely collaborate with Crossrail, over a period of years, to ensure that the Crossrail structure is able to support the new building and enable the future provision of services and utilities. Arup successfully initiated early conversations with London Underground, resulting in critical modifications to the station design so a significant portion of their ‘back-of-house’ plant rooms were placed Visualisations © AHMM below ground. Arup’s pro-active approach combined with outstanding relationship management skills helped the team to provide the building with circa 28,000ft2 of extra above ground, lettable area. The theatre has also provided a unique challenge. Situated on top of the Crossrail station puts it in an incredibly hostile acoustic environment. Arup’s pioneering work and research has enabled the team to develop a solution whereby the theatre is protected from the noise and vibration of the trains, providing the client with a world–class theatre venue in the heart of Soho.
CLIENT Derwent London
ARCHITECTS AHMM, Haworth Tompkins (Auditorium Architects)
ARUP SERVICES Structural, Mechanical, Electrical and Public Health Engineering; Geotechnical Engineering; Façade Engineering; Materials Consulting; Acoustics; Fire Engineering; Sustainability; Digital & ICT Services
AWARDS MIPIM Future Projects Award 2012 – Commendation Highly commended – World Architecture Festival 2016 OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
65 Davies Street, London
65 Davies Street is a six storey high-specification commercial office building situated in the London Borough of Westminster. The circa 97,000ft2 development will be constructed on top of the new Bond Street West Crossrail Station. In Crossrail-speak the development is referred to as an Over Station Development (OSD). The design of an OSD introduces some unique challenges with the majority of the ground floor and basement being taken up by the station, specifically around the complex technical interfaces and utility connections. The OSD structure’s stability relies on the connection to the Crossrail concrete tunnel vent shaft. Arup exhibited exceptional collaboration with Crossrail, agreeing on technical interface parameters for the station design allowing construction to progress. Arup’s ability to solve unusual complex technical problems came to the fore, providing a highly specialist solution for the acoustic separation required to sufficiently mitigate the noise transfer from the station to the OSD. An acoustic auralisation in the Arup SoundLab presented the client with different noise scenarios, enabling informed decisions on the level of acoustic isolation. Arup has proven to the developer an ability to de-risk the design and successfully assist in the preparation of the develop agreement. Arup designed an economic steel frame with an optimised structural floor depth to maximise the value of the available floor heights. The building services strategy provides sufficient and adequate plant space, good connectivity through the building for fluctuating service requirements and achieves an efficient design which meets the projected commercial standard when the OSD goes to market in 2020.
CLIENT Grosvenor London
ARCHITECTS PLP Architecture
ARUP SERVICES Structural, Mechanical, Electrical and Public Health Engineering; Acoustics; Fire Engineering; BREEAM Consultancy; Vertical Transportation; Sustainability; Specialist Lighting; Digital & ICT; Security Services; WELL Assesment Visualisation © PLP Architecture OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Placemaking and Regeneration
Thought Piece Case Study Case Study
Placemaking and Regeneration Television Centre, London 10 Fenchurch Avenue, London by Joanna Rowelle, Malcolm Smith for Stanhope for Generali
Case Study Case Study Case Study Case Study
1 Ruskin Square, Croydon 2 & 3 Finsbury Avenue, London Chiswick Park, London Hiscox Building, York for Stanhope and Schroders for British Land for Stanhope and Blackstone for Hiscox Insurance OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Placemaking and Regeneration
The economics of place. Joanna Rowelle and Malcolm Smith explain why placemaking can make or break urban regeneration projects.
Placemaking Placemaking is the multifaceted approach to the planning, design and management of public space to ensure the broader success of urban regeneration projects. Today, there is a more pronounced focus on how to make places function economically to attract people and businesses, set alongside a growing recognition that we need to understand the long term social gains that can be delivered through strong placemaking and regeneration projects.
Regeneration – social and economic prosperity Good placemaking and regeneration schemes should combine the ability to respond to a problem through a joined up approach across economics, governance and leadership, the built environment, funding mechanisms and community engagement. Ultimately the aim should be to create places that function economically, and socially by creating jobs and boosting wellbeing. Understanding the wider economic benefits brought about by both infrastructure and regeneration is becoming pivotal. The work Arup is delivering for clients on regeneration and placemaking schemes frequently explore a much wider area than just inside the red line boundary, but rather seeks to understand the historic and future context of the place and propose projects for people and place that will deliver short, medium and long term benefits. Noma, Manchester OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Incremental steps Amsterdam outstanding new headquarters and a new public square. Additionally, new development and regeneration, whether We previously advised the district of Zuidas in The recently opened phase 2 includes NOMA Square, delivered by the public or private sectors is recognising Amsterdam as it develops a new growth corridor out of which is the transformed courtyard behind the historic more and more than their first placemaking move – the city. One of the meanwhile uses there was to grow Co-op buildings. whether a meanwhile use or permanent – is going to be a cornfield on the land awaiting development over one www.noma-manchester.com/noma-story the catalyst for a chain of events that will realise value summer. The fields became play spaces, the venue for a and long term uplift for both people and place. In the harvest festival, and important in changing to perception built environment, this means developing strong clusters of place. Playful or unusual interventions like this can of both commercial and residential environments with change people’s perceptions and make them intrigued to excellent public space. As cities across the world seek out discover what will happen next. their competitive advantages and look to respond to the As the lines between public and private spaces blur, seismic shift towards competi-tiveness and globalisation, there is an opportunity for successful places to emerge developments want to deliver a very high concentration from regeneration projects around the world – places that of activities all in one place that have the ability to attract deliver a host of economic and social benefits. people and businesses and respond to the changes in both the way people are living and working in major cities. NOMA, Manchester In Manchester, the Integrated City Planning team Meanwhile uses produced a masterplan for the Co-operative Group at One of the tools developers are more frequently using a site known as NOMA (North of Miller Street). The is something called ‘meanwhile use’, which aims to get project is regenerating and developing 20 acres of the city people using and enjoying a place before the development centre that the Co-op have occupied for over 100 years, is completed. has a number of listed buildings on the site and sought The Integrated City Planning team at Arup delivers to position its new headquarter building. The proposals masterplans for major schemes across the UK and carefully understood changing footfall across the site, and globally. It recognises that there is not one moment in time the way it could revitalize a new public realm of squares when everything on the page is finished, rather the process and lanes, in terms of both urban activity and real estate is an evolutionary process and in one sense a project is value. never truly finished but will deliver different outcomes Now 40% complete, the competition-winning scheme Joanna is an Director within Arup’s Integrated City and iterations over generations. for a mixer of uses and new public realm at the heart Planning Group. She is an experienced regeneration and Given the longevity of delivering major schemes, one of the scheme, incorporates a range of innovative economics expert. of the most effective ways to create excitement and a strategies including a downgrade and re-routing of [email protected] sense that change is coming is to use inventive meanwhile the inner ring road to facilitate sustainable means of uses and projects which really engage and inspire the transport, contemporary extensions and renovation of Malcolm Smith is an Arup Fellow in the field of community and make people want to know what’s going listed buildings and world-class low-carbon public realm. masterplanning and urban design. to happen next. Phase 1 comprises the Co-operative Group’s BREEAM [email protected] OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Television Centre, London
Opening in 2017, Television Centre is one of London’s most ambitious redevelopment projects. Comprising 1,700,000ft2 of commercial, residential, hotel and leisure facilities, the project opens up the historic, Grade 2 listed, former BBC broadcasting headquarters to the public, creating a hub for West London. Arup has supported Stanhope in this high profile, sensitive, project since the initial pre-purchase site feasibility studies; going on to deliver multidisciplinary engineering design across the masterplan. The large and complex site features ten plots, in a mixture of new build and listed refurbishment. By providing multidisciplinary engineering design Arup has helped Stanhope deliver a coherent masterplan, with individual buildings seamlessly plugging into the sitewide infrastructure. Arup encouraged a collaborative design, working closely with masterplan architects, AHMM, and the architects of the individual building plots to deliver an efficient design that exploits the site’s potential and delivers maximum value. Arup helped to maximise rental values by creating a highly integrated, lean floor sandwich. The floor plates feature exposed structure and a sleek, highly coordinated, building services aesthetic. Site specific conditions were investigated and used to inform development of a low energy design response, that both reduces construction costs and the long-term running costs of the buildings. With Phase 1 well on its way to completion, Phase 2 is under design and set to deliver a further five residential plots to this exciting London site.
CLIENT Stanhope Plc
ARCHITECTS AHMM
ARUP SERVICES Structural, Mechanical, Electrical & Public Health Engineering; Civil Engineering; Infrastructure Consultancy; Vertical Transportation; Geotechnical Engineering; Acoustics; Sustainability and Wellness Consultancy; Façade Engineering; Materials Consulting; Fire Engineering; Logistics Consultancy; Access & Maintenance Consultancy; Heritage Consultancy; Information Communications Technology Consultancy; Environmental Consultancy Visualisations © AHMM OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
10 Fenchurch Avenue, London
Standing at 15 storeys high in the heart of London City, Arup have teamed up with Eric Parry Architects to work on the new commercial building at 10 Fenchurch Avenue. The new build will foster a dynamic urban presence and provides circa 650,000ft2 of commercial office and retail space. At roof level, the building will incorporate a stunning publically accessible open-air rooftop garden providing sweeping panoramic views across the City. One of the challenges was to design the building such that it could be constructed whilst one of the existing buildings on the site remained occupied by the current tenant. To achieve this, Arup employed advanced top down construction techniques to first build part of the new basement and superstructure in order to provide a space into which the tenant could move, prior to the existing building being demolished. Arup worked closely with the design team to achieve the client’s goal of maximising lettable space. First, Arup minimised the depth of the structure to maximise the number of floors that could be constructed within the envelope created by strict building height planning limits. Second, the column free space was maximised by placing all the perimeter columns outboard of the floor plate and within the ribbed façade, while a handful strategically placed internal columns were used to minimise the floor sandwich. The project is currently on site – the basement is structurally complete and the steel frame is at level 4. Topping out is expected in late spring 2017, with practical completion following by the end of the year.
CLIENT Generali
ARCHITECTS Eric Parry Architects Ltd
ARUP SERVICES Structural Engineering; Geotechnical Engineering; Security Services; Materials Consulting Visualisation © Arup Associates OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
1 Ruskin Square, Croydon
1 Ruskin Square, the first commercial building in the Ruskin Square development, will be open for business in summer 2017. The site sits between East Croydon station and the existing town centre and comprises residential, commercial, retail and cultural space spread across 12 acres, creating a new mixed-use hub for the area. Offering approximately 180,000ft2 of office space, HMRC are the anchor tenant. The engineering of the building is celebrated with both the structure and the services exposed on the office floor plates. During the design and construction, Arup ensured a great deal of attention was given to the detailing of the exposed services to make sure they are presented in what looks like a logical and ordered way as they weave through the structure. The office has been cleverly designed by Arup with an external structural frame on three sides of the building. This eliminates the need for perimeter columns on these sides, meaning there are only 7 internal columns on the floor plate. This, combined with a 3 metre height from the floor to the underside of the cellular steel beams and the exposed services, gives the floor a sense of openness with a very spacious feel. Designed as an open plan office, the space offers a suite of highly flexible spaces. Occupants are given a blank canvas in which to create an environment specifically tailored to their needs and which can be adapted in the future as working styles and technology evolve. Arup implemented a range of sophisticated energy saving solutions. The building uses air source heat pumps that efficiently produce heating and cooling simultaneously. The façade has been designed to vary in opacity around the building, balancing the compromise between daylight and solar gain in response to the suns path throughout the day. The building has achieved BREEAM Excellent.
CLIENT Stanhope and Schroders
ARCHITECTS Shedkm
ARUP SERVICES Structural, Mechanical, Electrical & Public Health Engineering; Geotechnical Engineering; Acoustics; Fire Engineering; BREEAM Consultancy; Infrastructure Consultancy Photography © Jack Hobhouse OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
2 & 3 Finsbury Avenue, London
2 & 3 Finsbury Avenue is to replace two existing offices with a bold 32 storey tower and a development which creates a new gateway to engage the new, vibrant and exciting areas to the North East. The building responds to the increasing demand for space in the City and generates an expansion of accommodation from 190,000ft2 to 560,000ft2. British Land’s ambition includes an exciting and separately accessed public roof terrace, restaurant, café and a potential new conferencing facility for the City. Arup have designed a radically improved, transparent and activated public realm for everyone using or enjoying Broadgate. Cut-through public routes, perforate frontages and dramatic and welcoming reception spaces all contribute to British Land’s drive to create ‘Places People Prefer’. Critical to the project success was creating a striking composition that is orientated to respect London’s protected views, with the building split into four distinct vertical elements, driving the need for an unusually integrated architectural and engineering solution. The slender tower is cantilevered on three sides to maximise the use of the site with the skewed structural grid also optimised to the bespoke geometry, saving material and costs. The drive for efficiency and effectiveness puts most of the building services systems in the basement. This maximises valuable space for people at the base and top of the building to maximise views and the opportunity for in-demand roof terraces. The ambitious project, which will be occupied by up to 5000 people, has successfully achieved resolution to grant. Full planning permission is expected to be granted soon by the City of London who commented that the building is a proposal ingenuous in its conceptual approach and of the very highest architectural quality.
CLIENT British Land Co Plc
ARCHITECTS Arup Associates
ARUP SERVICES Architecture; Structural, Mechanical, Electrical and Public Health Engineering; Vertical Transportation; Geotechnical Engineering; Façade Engineering; Acoustics; Sustainability Consulting; Fire Engineering; Wind Engineering Visualisation © Arup Associates OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Chiswick Park, London
Chiswick Park has become a 'household project' in our London Office, with project teams working on the masterplan since 1999. The site comprises 12 buildings, offering just under 2,000,000 ft2 of office space on the outskirts of London, and is enveloped in boundless public realm. The owners have been keen to promote an ‘enjoy work’ philosophy, thus complementing the commercial buildings with a wealth of on-site facilities; including restaurants, cafés, bars, shops, a health and fitness club and dedicated cycle and pedestrian routes. The buildings at Chiswick are standardised, using off-site construction technology. This approach has allowed Arup to carry forward lessons learned onto each new building, and indeed onto many of our other projects, thereby securing economies of time and cost. The office buildings contain highly flexible space that can be configured in open plan or cellular form, which vastly improves marketability. Chiswick Park has been a resounding success in all respects, being listed every year in the Financial Times UK 50 best workplaces since 2007 and receiving a remarkable number of industry awards. The development is now complete with Building 7 achieving Practical Completion towards the end of 2014, becoming the first building in the UK to achieve a BREEAM 2014 ‘Excellent’ rating. We are now working with a number of tenants on fit out projects across the park, and we hope to continue our involvement on this site as the park evolves.
CLIENT Stanhope Plc and Blackstone
ARCHITECTS Rogers Stirk Harbour + Partners
ARUP SERVICES Civil, Structural, Mechanical, Electrical and Public Health engineering; Facade engineering; Acoustics, Vertical transportation; BREEAM assessment OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Hiscox Building, York
From the outset, Hiscox Insurance wanted a building that was both architecturally outstanding and supremely functional. Arup worked closely with the highly collaborative project team to deliver a bespoke solution that addressed every demand of the rigorous and nuanced brief. Arup developed a structural solution that reflects the many site constraints while achieving the large column free spaces that a flexible and collaborative office environment requires, which was key to the successful achievement of the brief. The weaving concrete stairs and balustrades lead people into the building and this required a complex cantilever arrangement to support the stairs away from the main slabs. The exposed concrete slabs provide thermal mass which helps minimise the energy requirements for the building as well as creating a high quality finish which eliminated the cost of suspended ceilings. The visual centrepiece of the cast-concrete office is a decommissioned Soviet/NASA space research rocket while the breath-taking intertwined concrete stair provides context and connectivity to the building. Arup’s skill at ensuring buildability came to the fore in providing highly innovative solutions to minimise movement effects and to align structural efficiency with programme critical site activities. The end result is both visually and structurally stunning. Offering a new landmark office building that “has exceeded all our expectations,” says chief operating officer Alan Millard. Not only that, the building also contributes to the economic, social and cultural life of York. It is part of the major investment Hiscox is making there that will create up to 500 new jobs and enhances York as a desirable location for business.
CLIENT Hiscox Ltd
ARCHITECTS Make Architects
ARUP SERVICES Civil and Structural Engineering; Geotechnical Engineering; Façade Engineering
SELECT AWARDS British Council for Offices (BCO) Best Corporate Workplace Award – North of England, North Wales and Northern Ireland – Winner 2016 BCI Awards – Building Project of the Year (£10m-£50m) – Shortlisted Photography © Morten Odding OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Refurbishment in the Digital Age
Case Study Thought Piece Case Study
Here East, London Refurbishment in the Digital Age 1-2 Stephen Street, London for Laing O'Rourke by Mike Beaven, James Ward for Kajima Partnerships
Case Study Case Study Case Study
80 Charlotte Street, London 20 Old Bailey, London King William Street, London for Derwent London for Blackstone for Kajima Partnerships OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Here East, London
Here East is the spectacular 1.2 million ft2 refurbishment of the London Olympics 2012 Broadcast, Media and Press Centre buildings situated in the Queen Elizabeth Olympic Park. The ultimate intention of Here East is to deliver on the London Legacy promise to deliver physical, social, economic and environmental regeneration of the Olympic Park and its surrounding area, maximising the legacy of the Games. The site will be transformed into a technology and innovation hub. The Arup multidisciplinary design team successfully developed an integrated design optimising the space and realising an exhilarating architectural scheme. By combining the building services into the structural elements the clear floor heights could be maximised and a focus on detailed services layout ensured a great aesthetic. Arup also developed a detailed 3D design of utilities and external levels, which was integrated with the BIM model. The utility model acted as an effective visualisation tool and streamlined the construction process by enabling rapid extraction of setting out information. A detailed assessment of the existing building structures allowed a significant increase of space by adding up to three additional floor plates to the Broadcast Centre without the need to strengthen existing structural steel columns. The impact on the foundations could be minimised by developing a structural strengthening solution to the piled foundations with only a small number of pile caps having to be replaced, which resulted in significant cost and programme savings.
CLIENT Laing O’Rourke
ARCHITECTS Hawkins Brown
ARUP SERVICES Structural, Mechanical, Electrical and Public Health Engineering; Civil Engineering; Façade Engineering; Geotechnical Engineering; BREEAM Consultancy; Contaminated Land
SELECT AWARDS London Planning Awards 2016 - Best New Place to Work - Shortlisted BCI Awards 2016 - Major Building Project of the Year (over £50m) - Finalist New London Awards 2015 - Mayor's Prize - Commendation Visualisations © Hawkins Brown OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Refurbishment in the Digital Age
Refreshing, re-invigorating and even re-inventing our buildings has never been more important or exciting, creating new and sustainable working spaces. Mike Beaven and James Ward discuss how we are transforming our work with the digital revolution.
There is the increasing realisation that refreshing a What’s changed? Digital transformation built asset can be more attractive than demolishing and Expectations and specifications of buildings are constantly Developments in our digital age are fundamentally rebuilding. Aside from the potential financial benefits the evolving and being refined. These may include qualitative transforming the way we work, especially in the world of reasons for this can be diverse, from protecting heritage aspects such as a sense of open-ness and appearance existing buildings. Cheap and ubiquitous laser scanning to an increasing awareness of whole-life impacts. The or ‘feel’ through to quantitative technical expectations and photographic conversion allow us to create detailed imaginative re-use of industrial buildings, listed structures such as fresh air quantities, supporting IT needs, lifting models of existing architecture, structure and MEP and conversion of offices to residential or hotels and standards, toilet provision, structural requirements and systems with unprecedented accuracy and speed. vice versa has also shown a new sense of excitement and expectations for sustainable outcomes. At the city scale the drone and digital conversion enquiry for designers and occupiers alike. We are creating The elements of buildings also deteriorate at different allows the creation of topographic surveys in days not great new places for people within older infrastructure. rates; whilst the building services will wear over time months. Whilst not all projects can benefit, digital working With a range of styles from manicured to rough and ready. the foundation settlement may mean that they actually is making a particularly strong impact on refurbishment We are seeing dynamic, healthy and interesting spaces become stronger than on day one. We can repair, upgrade schemes. that users, visitors and occupants love. or replace some or all of the services depending upon The synergy of what exists with project aspiration can how they have been maintained and the expectations for Understanding what is there result in a large range of possible interventions. From reliability during their next life. The structure may be We can have a 1:1 impression of the existing landscape, a ‘lick of paint’ to removal, addition and replacement modified to create openings or infills and perhaps areas building, façade, structure and services created by laser the issues of cost, programme and sometimes market of higher load capacity or even additional floors. It may scanning with extreme accuracy and if needed we can considerations must all be balanced in a value framework. be exposed to view in its new life and a new industrial convert this to a base model for the design team to work What we propose must be worthwhile and sustainable aesthetic applied. Facades and curtain walling may have from. Where we cannot expose parts of the building to economically as well as making the most of environmental degraded panels or double glazing seals, resulting in air or ‘see’ into them to scan them, then skilled surveyor and and social opportunities even water leaks. engineers are required to interpret and interpolate to To understand and then maximise potential requires Of course, this may also not be the first time that create a ‘joined-up’ model. Artificial intelligence will soon balancing of architectural aspirations along-side the changes have been made and even if there are records of join the dots for us. structural and environmental systems. With a longer the creation of the building it is rare for even significant The performance of a building can also be interrogated. list of unknowns than new build working with existing changes to have been well documented. Infra-red surveys for example show temperatures of a buildings can demand an even higher level of engineering surface, for example where heat or cooling is escaping experience, imagination and integration. through a façade or whether a remote radiator is working at the correct tempera-ture. We can now interrogate legacy computer-based building management systems to OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
tell us how the systems have been working and to flag up How we interact with our designs, harnessing virtual reality historical maintenance issues, what is working and what is to explore refurbishment options and in particular the not. development of augmented reality is developing enormous potential. By wearing a cordless headset, clients and Stakeholder Engagement potential occupants can walk through their existing space Visualisation techniques can be used to overlay new with alternative designs mapped on the reality of their interventions over existing fabric using camera matching building, to experiencing with spatial clarity and making techniques where the perspective of the lens is replicated informed decisions to an extent that has not been possible in the software. These can be overlaid on static images before. During the design stages we are already using simple or also on flythrough, perhaps captured from aerial cardboard goggles to be used with clients’ smartphones to drones. These tech-nique can allow for better stakeholder explore and explain issues, challenges and opportunities. engagement from planners, heritage consultants and Sending a link to a remote client means that designs can be interested member of the public. Alterations can be tested discussed and understood much more quickly. well in advance of procurement to ensure they are fitting For site, a 3-d annotated model of exactly what needs and sensitive to the existing context. to be removed or retained, communicating much more clearly to the contractor the needs of the project. Design and construction In this way we are driving better design decisions, Once the 3D models are available to the design teams, communicating clearly and accurately and avoiding waste virtual design options can be explored with the wider in the process and construction. team and solutions optimised using parametric tech- niques. Explaining changes to occupants, contractors and Operational phase operators in 3d and with data in the model gives greater Refurbishment often entails complex re-working accuracy and clearer understanding. As the interventions of existing structures and services and record information in the existing building continue quick re-scanning of is critical to its enjoyment during its next life. We have exposed constructions drive rapid design accommodation created 3d video and live dynamic walk throughs for of fresh information. clients, overlaying the HVAC and electrical systems Arup pioneered digital working with British Land’s and structural design models. This allows the user to Broadgate Circle project, where the existing public ‘see through walls’ and identify where the systems and realm, shops, restaurants and servicing in the extensive components are located, easing further modification basements beneath were laser scanned and converted to Broadgate Arena existing and Arup BIM model and change. By mapping the outputs of the building a highly detailed digital model. This model became the management systems, we tag the components that are basis for the whole team’s virtual design. The subsequent operating outside their design parameters and may be demolition, construction and occupation of the newly faulty. With the advent of the Internet of Things, there transformed space was a great success. is the potential for greater granularity, a wider range of reporting parameters and thus the live reporting and optimisation of the user’s environment and experience. OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Next refurbishment! The circular economy is driving the re-use and recycling of whole tranches of the built environ-ment. Refurbishment plays a strong part in this economy and emphasis the need for the construc-tion industry to prepare for the next life of a building. At a prosaic level maintaining information during the life of an asset makes its re-invention more likely and straightforward. Looking ahead, designing and constructing for de-mountability, re-use and re-purposing are all aspects the industry is addressing to make refurbishment easier, cheaper and faster.
Michael Beaven is a group leader in London Building Engineering and Arup BIM champion for the UKMEA Virtual reality viewer (top) Circular House, Constructed for the London Design Festival 2016 region. [email protected] (above) QR code for 80 Charlotte Street, London James Ward is an Associate for Arup Associates. James has particular specialist technical knowledge in a wide variety of BIM software tools. [email protected] OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
1–2 Stephen Street, London
The scheme provides an example as to what can be achieved with creative thought, vision and attention to detail. Prior to this refurbishment being undertaken, this double fronted building presented a tired and uninspiring face onto Tottenham Court Road, one of the Capital's busiest streets. This retrofit project has increased lettable area by 10% while also significantly increasing rental values. Retail units along the rebranded Tottenham Court Walk have also been refurbished. The building’s TV studios, underground car parking and loading bay have been transformed into office space for creative tenants as well as new retail space and high-quality facilities for cyclists. Higher up the building, rooftop terraces and green roofs have been introduced and the floorplate opened up by repositioning and reducing the size of the core. Installation of efficient building services systems and lighting has improved energy efficiency and has delivered higher floor to ceiling heights (up to 3.3 metres). The scheme was recently recognised as National winner of the British Council of Office's Refurbished/Recycled Workplace Award 2015 and also won The Architects' Journal Retrofit Award 2015.
CLIENT Derwent London
ARCHITECTS Orms
ARUP SERVICES Structural, Mechanical, Electrical and Public Health engineering; Vertical transportation; BREEAM assessment; Fire engineering; Logistics Photography © Nick Rochowski / Matt Chisnall OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
80 Charlotte Street, London
The redevelopment of an island block in the heart of London’s Fitzrovia is set to breathe new life into the area. 80 Charlotte Street offers 420,000ft2 of new office, retained residential buildings, and retail space along with 60,000ft2 of high end residential units. A new public realm park will also feature as part of this exciting new hub, whilst retail units will enhance the ground floor frontage. Arup’s design will help to reinvigorate the dated building, delivering large open plan office areas with accessible modern atria spaces that deliver natural light into the deep plan building. Arup’s highly integrated structure and services design has pushed the boundaries on achievable floor-to-ceiling heights within challenging storey heights, whilst maintaining the full flexibility of a BCO compliant building. The services and structure are completely visible, designed with an extremely high quality finish. A clever plenum detail around the internal atria have been strategically positioned to supply fresh air to the floor plates allowing the space required for engineering to be reduced right down. 80 Charlotte Street is an exemplar in sustainable office design. Thanks to Arup’s engineering design, the building operates completely independently of fossil fuel. It relies on all electric heat pumps to provide heating and cooling to the building, whilst also recycling waste heat where possible. This has the added advantage that, as the electrical grid gets greener over time, the building also gets greener as a result. On track for completion in 2019 this part refurbishment and part new build has pushed both the structural and building services engineering boundaries. Arup have achieved a high quality solution that delivers maximum value to the client and provides a fully functional mixed-use commercial building with a bold aesthetic that will reshape the office market in Fitzrovia.
CLIENT Derwent London
ARCHITECTS Make Architects
ARUP SERVICES Structural, Mechanical, Electrical and Public Health Engineering; Civil Engineering; Façade Engineering; Materials Consulting; Vertical Transportation; Fire Engineering; Security Consultancy; BREEAM Assessment Visualisations © Make OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
20 Old Bailey, London
20 Old Bailey is a 1980s commercial office building opposite the UK’s Central Criminal Court. The design team were tasked with breathing new life into the ageing site; providing increased efficiencies, more sustainable solutions, a new façade and an enhanced visitor experience. Arup prepared several options for refurbishing the building, each with differing levels of intervention. We decided to proceed with the most ambitious option, which entailed analysing the existing structure in order to avoid strengthening works, notwithstanding the addition of two new floors. In the proposed scheme, Arup have designed a new single main core, relocated the atrium and replaced a significant area of façade. Steel beams to existing concrete connections have been used to form new openings for the atrium and the core; designed to provide tolerance to cope with as-built reinforcement locations. A substantial proportion of the building’s elevation is being replaced; creating more attractive interiors and improvements in energy performance. Existing terraces are infilled, and new roof terraces have been created with views to St Pauls and the City of Visualisation © Buckley Gray Yeoman Architects London. The final design is expected to add approximately 5,100m² of NIA, increasing its total NIA by 20%. In addition, a combination of façade improvements, highly efficient plant, novel use of heat-pumps to recycle waste heat and onsite power generation will help to reduce the building’s energy consumption and operating costs considerably. This will leave the building well-positioned to hit its BREEAM 2014 ‘Excellent’ target and aim for two innovation BREEAM credits. The building topped out in October 2016, and is now in the final stages of construction, with completion of the structural works and CAT A fit-out scheduled for April 2017.
CLIENT Blackstone
ARCHITECTS Buckley Gray Yeoman Architects
ARUP SERVICES Structural, Mechanical and Electrical and Public Health Engineering; Vertical Transportation; Fire Engineering Design; Façade Engineering; Materials Consulting; Transportation Planning; BREEAM Assessment; Initial Security, Access and Maintenance; Acoustics Photography © ISG OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
1 King William Street, London
The redevelopment of 1 King William Street involves adapting an historic building on a highly sensitive and constrained site in the Bank Conservation Area to create an ultra-modern office environment. A 1920s Grade II listed facade has been retained, while the remaining facade has been replaced with a new high performance system. A new roof terrace capitalises on views and maximises external amenity. The project creates additional space through increasing the lettable floor areas by 15%, to approximately 110,000 ft2, through the addition of new floors, the extension of floorplates and the reconfiguration of the building cores, notably improving the building’s marketability. The project is targeting BREEAM Excellent. A key challenge was to coordinate the new building services with the existing building structure, which was irregular and poorly documented, having evolved over nearly a century. Arup used BIM to closely coordinate building services within existing structural constraints in order to gain confidence on achievable floor-to-ceiling heights at an early stage.
CLIENT Kajima Partnerships Ltd
ARCHITECTS Allford Hall Monaghan Morris
ARUP SERVICES Structural, Mechanical, Electrical and Public Health engineering; Facade engineering; Geotechnical engineering, Acoustics; BREEAM consultancy; Ecology, Traffic, Fire engineering, Lighting Design © AHMM Architects / Cityscape OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Development around Transport Hubs
Thought Piece Case Study Case Study Case Study
Development around Transport Hubs Ingenuity House, Solihull BBC Cymru Wales, Cardiff White Collar Factory, London by Zoe Jankel for Interserve for Rightacres Property for Derwent London OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Development around Transport Hubs
Unlocking value: the case for integrating major infrastructure investment with property development authored by Zoe Jankel.
It is an indisputable fact that the world is urbanising. This has arguably been done most successfully in Hong the first trains are due to run. In addition to this, Crossrail The experience of the last twenty years of urbanisation Kong, where the Mass Transit Rail Corporation (MTRC) has had major capital contributions from developers tells us that – far from the “death of distance” once has created a “Rail plus Property” model. The MTRC – along the route – a total of £1.1 billion. This includes predicted – technological progress has not ended the which operates the Hong Kong railway system – purchases direct contributions from individual developers and a fundamental benefits of spatial proximity. The existence development rights for a station from the government at a more general levy which has pooled contributions from of “agglomeration economies,” whereby companies in “before-rail” price. It then sells these rights to a selected developments across London. similar sectors or supply chains see increasing returns developer at an “after rail” price. The difference in the Arup is currently working on a baseline evaluation of to scale through co-location, is now well known and before and after prices is substantial and generally pays for Crossrail for the joint sponsors of the project – Transport understood. Trends of population growth and densification 100 per cent of infrastructure cost. Sometimes there’s even for London and the Department for Transport – to in major cities call for an increasing emphasis on public money to spare. But there’s a catch. The reason this works understand the extent of the impacts of the project on transport, and particularly rail infrastructure, as the so well in Hong Kong is due to the city’s density and total property values, even before the line is open. most efficient and sustainable way to support a city’s state ownership of land. This makes it a model that is City Hall is now looking at approvals for Crossrail 2, transportation needs. difficult to replicate in less dense and centrally-controlled a major north to south line across the city. However, an However, with growing fiscal constraints and cities. estimated price tag of more than £30 billion and a central increasing demands on their resources, cities tend to have In London, some £4.1 billion of the £14.8 billion government less keen on supporting more investment in fewer traditional means with which to fund infrastructure funding necessary for Crossrail – a major new rail line London means raising funding is a significant challenge. investment. As a result, city halls all over the world are running through central London – came from a new As a result, more radical thinking on mechanisms by increasingly looking for innovative ways to fund and funding mechanism based on the real estate value that the which to capture value uplift investment is required. This finance their public transport systems. These include line will deliver for London. The Crossrail Business Rate will potentially include levelling a supplementary tax land value capture mechanisms. These make explicit supplement (BRS), adds a small supplement (2 percentage on residential as well as commercial property. Evidence the relationship between infra-structure investment and points) onto the property tax paid by all London business from the development of the Grand Paris Express project property development. They aim to harness the value that properties with an annual rental value of more than suggests it is important for the public sector to engage may be created by new or re-designed stations and rail £55,000. The BRS is being implemented over a 24-31 early with the development market on potential tax infrastructure and use it to fund the initial capital outlay. year period. It started in 2010, a full eight years before mechanisms. The project – a 200km extension to the
1 Business rate supplement in practice A property with a rateable value (the assessed market-rate annual rental value) of £150,000 has an existing rateable value multiplier of 50.2 (the standard City of London multiplier). This means it pays 50.2% of its rateable value in business rates annually - £75,300. With the introduction of the BRS it now pays an additional 2 percentage points on its rateable value in business rates annually - £3,000. Its total business rates are therefore £78,300 – a net increase of 4% on its standard business rate bill. OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
metro in Paris – is projected to be funded by taxes on new and existing offices. However it is important not to kill the golden goose. Early press suggests that the anticipatory effects of the Paris tax plan may actually have the unintended effect of depressing development demand near stations 2. Notwithstanding this, it is increasingly clear that when set up carefully, there are major benefits to be had by public bodies looking to tap into the value created in the link between rail infrastructure and property development. There are also significant opportunities for property developers. Canary Wharf Group (CWG) has capitalised on the arrival of Crossrail by developing a new station with a 300,000 square feet over-site development containing over 100,000 square feet of retail space 3. As engineering lead for the project, Arup helped to design the new station at Canary Wharf for CWG – built in the middle of an existing ship dock and surrounded by water. Over 20,000 apartments are under construction or have planning consent within a 10 minute walk of the station 4. In return for this development potential CWG contributed 1 Ruskin Square, Croydon | Photography © Jack Hobhouse £150 million towards the station cost of £500 million. Maximising the value for both the public and private sectors is a sort of alchemy. There are many factors that need to be aligned and combined at the right time – a key one being a growing property market. This can only be achieved through the integrated planning and development of projects bolstered by political support. Arup’s experience is that it’s essential that early on in the development of thinking through the numbers, public authorities engage with the private sector and understand 2. Source: http://www.lemonde.fr/politique/article/2014/02/06/grand- Zoe Jankel is an Associate in Arup’s City Economics the appetite for co-funding infrastructure. Done success- paris-le-financement-du-futur-metro-menace_4360991_823448. team. Zoe is an experienced professional who delivers fully, the world then will be able to continue to move to html high quality economic, financial and strategic advice and 3. Source: http://www.crossrail.co.uk/route/stations/canary-wharf/ London – and other major cities and perhaps even move analysis to clients relating to infrastructure and the built around a little easier when it gets there. in-numbers-canary-wharf-crossrail-station 4. Source: https://www.ft.com/ environment. content/84fb8ffe-ef57-11e4-87dc-00144feab7de [email protected] OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Ingenuity House, Solihull
Ingenuity House is a striking visual landmark enclosing cutting edge engineering design space that is flexible, sustainable and awe inspiring. The new building will be a major regional headquarters for the support services and construction firm, Interserve. The building is located in a prime area, adjacent to major transport links such as Birmingham International Airport, Birmingham International Railway Station and the proposed HS2 Interchange Station. Close proximity to these transport hubs will help to lower overall transport costs and carbon emissions. The Arup BIM Model was invaluable in assisting with the challenging coordination of services and structures. The bespoke floor layout on each level required intricate coordination to ensure that the services could be threaded through the specific openings in the cellular floor beams. A key challenge for Arup was delivering a solution for a particularly demanding super structure, to support the building’s inverted geometry. Various column arrangements to reinforce the stepped floor plates were assessed with the architect. Raking columns on the outer perimeter and a stepped arrangement of vertical columns on the inner perimeter were found Visualisation © Team Macarie | Design © Sheppard Robson to provide the optimal balance of structural efficiency and spatial planning. The original structural concept was a flat slab concrete frame with isolated downstand beams. Shortly before construction commenced, Arup responded to a fluctuation in market costs, changing to a steel frame and composite slab; resulting in significant cost savings. The building serves as a flagship development for the West Midlands regeneration strategy ‘UK Central’. The building is due to be occupied early 2018 and will provide a highly sustainable office for Interserve.
CLIENT Interserve Construction Ltd
ARCHITECTS Sheppard Robson
ARUP SERVICES Structural, Mechanical and Electrical Engineering; Civil Engineering; Geotechnical Engineering; Transportation; Acoustics; Fire Engineering
AWARDS IStructE Midlands Counties – Commercial or Retail Structures Award - Winner IStructE Tony Strong Award for Outstanding Local Excellence 2016 - Winner Energy Strategy © Team Macarie OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
BBC Cymru Wales Central Square, Cardiff
Located just metres from Cardiff Central station, a new headquarter building for BBC Cymru Wales is under construction. This prominent five-storey 13,500m² building represents a pivotal development within the two-hectare Central Square regeneration scheme, led by Rightacres Property. Designed by Fosters + Partners with Arup providing a full suite of building engineering and specialist services, the new BBC building will provide television and radio broadcast facilities as well as office and meeting space for up to 1,200 BBC Cymru Wales staff. Arup has delivered a highly-sustainable and flexible design offering high floor-to- Visualisation © Foster + Partners ceiling heights, resilient servicing and attractive break-out areas. By incorporating passive design features, Arup has minimised the building’s mechanical heating, ventilation and cooling loads. This in turn should contribute to lower operational costs and a smaller carbon footprint as well as support staff wellbeing. The building is on track to achieve BREEAM Outstanding certification. Arup’s contribution to this project included creation of the building’s BIM model, a key element toward ensuring delivery to BIM Level 2. We also deployed virtual reality equipment. Initially, this was to allow our client and key stakeholders to explore the proposed design. However, the team soon recognised that Oculus Rift headsets were useful design tools, allowing them to more easily identify elements of the design that needed further refinement. Due for completion in 2018, the new BBC Cymru Wales headquarters will be the second building in the Central Square scheme to complete. These two buildings will be joined by a series of further new-builds, all positioned around a lively public square with pedestrian and cycle paths.
CLIENT Rightacres Property
ARCHITECTS Foster + Partners, Lawray Architects
ARUP SERVICES Structural, Mechanical, Electrical and Public Health Engineering; Civil Engineering; Façade Engineering; Fire Engineering; Acoustics; Sustainability; BREEAM Assessment; Access & Maintenance Consultancy; Visualisation & BIM SMEP Model Energy StrategyArup ©MEP Team BIM Macarie Model OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
White Collar Factory, London
White Collar Factory is a new-build 16-storey, 237,000ft2 office block in the heart of London’s ‘Tech City’ district at Old Street Roundabout. Commissioned by Derwent London, Arup joined forces with architects Allford Hall Monaghan Morris (AHMM) to rethink new-build office design for London’s commercial property market. The approach combines the best of the past – particularly industrial spaces that provide generous volumes – with new technology. The goal was to anticipate as-yet unexpressed needs from London’s office tenants, rather than simply respond to established commercial office design trends. The building’s intended occupiers are technology and creative companies demanding a high level of connectivity, resilience and security from the building's ICT and digital infrastructure. Building users and managers will be able to ‘see’ in real time how the space they’re working in is operating via a tablet-friendly app, and provide feedback to improve comfort and energy performance. Whilst the building will utilise leading ICT, the strategy is based around five core principles: high ceilings, a thermal-mass structure, simple passive facade, flexible floorplates and ‘smart’ upgradable servicing. By including natural ventilation and other passive systems, the building can be operated in ways that limit mechanical heating, cooling and ventilation – including openable windows. In future, this means that the building is easier and cheaper to operate when and if air conditioning becomes more expensive. The integrated approach to the design has helped us achieve BREEAM Outstanding and LEED Platinum certifications. The building also achieved the UK's first Wired score Platinum rating for connectivity.
CLIENT Derwent London
ARCHITECTS AHMM
ARUP SERVICES Mechanical, Electrical and Public Health Engineering; Façade Engineering; Materials Consulting; Digital & ICT Services; Acoustics; Lighting; Vertical Transportation; Fire Engineering; Sustainability
AWARDS World Architecture Festival 2013 - Future Projects Experimental Award MIPIM UK Visionary Building of the Year Award 2016 Photography © Derwent London OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Wellness
Thought Piece Case Study The Wellness Integrator 22 Bishopsgate, London by Ann Marie Aguilar for AXA Investment Managers OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
The Wellness Integrator
Everyone agrees that a happy workforce is a productive workforce; but how can we ensure that buildings play a key role in the happiness – and by extension the wellness – of their occupants? Arup’s Ann Marie Aguilar shares her thoughts.
A growing volume of research demonstrates the value in Role of the “Wellness integrator” The ultimate goal of the wellness integrator would strategies that deliver healthy buildings and businesses. The role would vary based on the size and type of be to focus on implementing evidence based approaches With staff salaries and benefits typically accounting for 90 organisation, but would generally lead initiatives that aimed to improve the health and wellbeing of staff percent of business operating costs, organisations are keen address both physical (environmental) and non-physical through synergistic initiatives for the built environment, to do what they can to cultivate restorative environments. (operational) health and well-being. Currently, employee benefits and organisational culture and practice. With innovative technologies transforming how people professionals with a background in sustainability are It comes down to addressing and quantifying the track health and building performance, individuals are likely most qualified to start these interdisciplinary question, “how does my building impact my people?” empowered with the data to demand better environments. initiatives. However, to effectively understand health The World Green Building Council (WGBC) has A duty of care is falling to building owners, designers and impacts, there is a need for further training in medical suggested the initiatives could be tracked by correlating operators to deliver. science research, or direct collaboration with health physical, perceptual and financial outcomes. Physical The challenge lies in extending the breadth of professionals. Projects will include embedding wellbeing outcomes could be tracked through facilities manage- well-being initiatives into the totality of the workplace principles and approaches into development briefs, ment and real-time data from wearable and physical environment and employee experience. Our environments fit-out guides, corporate sustainability guidelines health records. impact not only our physical health, but also our mental and operational policies, or formulating long-sighted Surveys can track perception, asking staff for their state and emotions: our spaces need to support tasks at workplace strategies that fundamentally unite HR, self-evaluated physical and psychological health and hand, reinforce company values and brand, and facilitate Corporate Real Estate Solutions (CRES), business and productivity, alongside feelings about the office envi- healthier behaviours, ensuring that those that are best individuals. The wellness integrator would identify ronment and organisational culture. To demonstrate the for us are also the easiest. The emergent need is for project opportunities and secure funding to explore financial benefit of initiatives, the CFO could input to a Wellness Integrator to champion across traditional project-level implementation of measures, either through track before and after differences in absenteeism, staff company silos, uniting HR, FM, IT and business in a bespoke framework or using tools such as the WELL turnover/retention, medical costs and medical complaints. holistic drive for wellbeing that infuses all aspects of the Building Standard®, the first building certification Relevant data likely already exists, but is in disparate organisation. scheme focusing entirely on health and wellbeing. parts of large organisations and not currently analysed on a building-by-building basis. OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Corporate Sustainability The opportunity now being explored is in the The way forward The London-based property investment company extension of wellbeing initiatives into our physical built Corporate organisations will increasingly discover the British Land has been quick to react to the growing environment. Working with our healthcare provider AXA need for an internal point of contact for wellbeing who agenda, augmenting its existing corporate sustainability PPP, we are developing tools to monitor the health of our can develop strategies and metrics, and liaise with health executive with a new remit over wellbeing. This new staff across regions, and link this to building-level data on professionals to maximise impact. Echoing the devel- sustainability and wellbeing executive has secured a perceptions and asset performance. opment of the interdisciplinary sustainability executive budget to support dedicated wellbeing research and position over the past 20 years, this wellness integrator development, and is proactively participating with Real Estate/Facilities Management will develop and champion integrated health and wellness industry events and research, such as Ecobuild and the At the headquarters of Google in Mountain View, Calif., approaches to ensure buildings, employees and businesses WGBC healthy retail campaign. the [e] Team group is actively enhancing healthy built are, and remain, healthy and well. One member of the team, keeps a watchful eye on environments within their Real Estate and Workplace the development pipeline to identify potential project Services division, which works with “senior business opportunities, which serve as vehicles to review existing leaders as well as design and engineering partners corporate documents – development briefs, fit-out to translate design strategy into innovative work guides and operations manuals – for potential wellbeing environments that align with Google’s culture and help enhancements. It is as much a campaign of awareness and employees perform at their best every day.” Members of demonstrating value to internal teams as it is external the team have collective expertise in healthy materials, markets, and the collaborative engagement with wider knowledge management and interdisciplinary green industry and thought leaders in the arena is key to architectural design, and collaborate closely with the staying abreast of the latest findings and opportunities. Healthy Building Network, Bay Area Living Building Challenge Collaborative and Urban Land Institute. Human Resources While traditionally focused on green building initiatives Here at Arup, the wellbeing agenda historically resides across design, construction and operations, health is a fast- with the HR team. Innovations in data insights developed growing component of [e]Team initiatives, which include through collaboration with healthcare provider AXA being a leader in healthy building materials and engaging PPP have enabled targeted education, health screening in post-occupancy evaluation to assess the effectiveness of and life-style support. In just two years, this has seen circadian lighting. record high employee engagement in the healthcare program alongside a drop in absenteeism and a significant reduction in long-term sickness. Head of Rewards at Arup, Evan Davidge, describes how the health and wellbeing discourse is entering a new era: “The key is Ann Marie is a member of Arup’s architectural team based enablement: providing the tools, resources and culture for in our London Office. She has used her passion for occupant people to thrive.” health & wellbeing to spearhead the integration of wellness into our project work. [email protected] OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Adaptive Environment
Caring Incentives and Culture Healthy Habits
DESIGN FOR WELLNESS Identity and Choice and Empowerment Influence
Collaboration and Balance and Social Networks Stress Management OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
22 Bishopsgate, London
We are supporting AXA Investment Managers – Real Assets, acting on behalf of clients, and Lipton Rogers Developments on the 22 Bishopsgate project; the UK’s first project registered under the WELL Building Standard. This new landmark tower on the London skyline will provide 2.1m ft2 commercial office space and facilities for ca. 12,000 inhabitants. The scheme is interested in WELL as it is the first third-party verified industry benchmark that designates design, operations and performance to facilitate positive health outcomes and environments for people to thrive. To date, we have completed a gap analysis of the current design against the WELL framework, and supported a costing exercise to enable a confident decision to proceed. The WELL Building Standard spans seven thematic areas to promote human health and wellbeing in the built environment: Air, Water, Nourishment, Light, Fitness, Comfort and Mind. Each feature has been formulated based on a medical science research base as an effective intent or intervention, and developers of speculative commercial space can achieve WELL Compliance for their base build activities to show that the shell and core is set up to facilitate full exploration of the health and wellbeing potential in fit-out and operations.
CLIENT AXA Investment Managers – Real Assets & Lipton Rogers LLP
ARCHITECTS PLP Architecture Ltd
ARUP SERVICES Well Gap Analysis Visualisation © Riverfilm, Martin Richardson OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Digital
Thought Piece Case Study Thought Piece Case Study Thought Piece
Reinventing the Desk 52 Lime Street, London What do we do with all our data? 6-8 Bishopsgate, London Making buildings IT-ready by Michael Stych for WR Berkley Corporation by Damien McCloud for WR Berkley Corporation by Mark Cohen OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Reinventing the desk
The desk is the place where building occupants arguably spend most of their time. As a by-product of research into the reduction of occupied space, Mike Stych has been asking if we can find ways to make the desk more than just a simple piece of furniture.
What is it? We have been researching a smarter approach to office design and the application of emerging digital technologies in buildings. We see the direct benefits to end user clients are improved staff productivity and well-being, reduced operating costs, and reduced cost and time of change. We also seek to show developer and landlord clients these benefits which can be passed on to their tenants. The focus of this research is the development of our Internet of Things or IoT desk project. This is a six person workplace and meeting space which uses and tests emerging technologies and a user centred design. The desk examines the use of common data and power distribution, open source controls and sensing, data collection and analysis, and direct user interfaces with their environment.
Context The workplace has undergone significant change with open plan, high occupancy densities, hot desking the norm. There is also the emergence of both activity based working and project based working which often requires people to move regularly within what would normally be a two-to-five year fit out cycle. The technology in our buildings struggles to keep up with this rate of change and often by necessity has to be ignored. Systems such as lighting, power, air conditioning or data infrastructure remain in their original configurations whilst the space has changed. We also know from years of occupant feedback that for people to be happy and productive in their environment they want the ability to choose (for example to open a window), a quick response to I’m too hot or too cold) and that an © Arup OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
increased understanding raises their ability to adapt to the As with the internet we can also do something today and assembled locally and is entirely customised. We building also. and change it again tomorrow without disrupting entire have incorporated a service zone within our desks as an So what would give us this high performing building systems or relying on the original provider. accessible route for all the cabling and to allow users to user centric design that is also extremely flexible to make provision for installing many types of sensors and change? Words and phrasing such as Big Data, Smart, User centric approach gadgets and well as the traditional laptop docking station, Connectivity, BIM and most recently the Internet of We are experimenting with different low cost sensors such IP phone, chargers etc. Things all promise this future of optimised building as temperature, air quality, noise and light, and monitoring performance and user experience but what do these really energy user from all devices. This makes it possible to Summary mean in practice? personalise the environment quickly and easily. It also Digital technology is set to transform the interaction With our IoT desk project we are putting these allows direct access to devices in much the same way as a we have with our buildings and their performance. We theories and initiatives to the test by exploring web smart phone would work. So when desks move or a person want to show clients what is possible, as well as just tell based technologies, monitoring and personalising our moves, their preferences move with them or conversely, them. IT change is fast, and so investment in the right environment hand in hand with an appropriate and flexible when another user is at the same desk, their preferences infrastructure that can support and adapt to change is infrastructure. follow. critical. This working laboratory is allowing us to do We are also trialling different methods of tracking the practical tests to help us improve our knowledge, Power and data people movement, a missing function in buildings today challenge the existing norms and answer the questions our It begins with questioning the way we provide this power which would unlock the ability to optimise system clients are asking about digital technology. in our buildings. Nearly all devices within a modern performance based on actual occupancy. Take a look for yourself at – allabouthedesk.arup.com – building use Direct Current (DC), such as a laptop, a or get in touch to find out more. smartphone, or the lighting. However, as we still use AC Open standards power throughout buildings which requires conversion Systems do exist that can provide this functionality at each connection (your laptop brick) and is a disruptive but they tend to take the business as usual approach to and expensive change. Direct Current on the other hand is Building Management Systems based on well developed easier and safer to reconfigure. proprietary systems which are segregated and typically DC power also means we can put power and data on use ‘closed’ protocol based applications. a single cable. On our IoT desks we are using this idea to Fundamental to our IoT project is the use of open power all the equipment while providing a data connection standards and protocols. As with the internet, using at the same time over the same cable. This means each internet protocols, an open standard is created that device can have an IP address, making it a functional allows all the devices to communicate with each other part of the internet, hence the reference to the Internet of regardless of source. It can still allow more traditional Things. As addressable devices, they can communicate controls equipment which require open gateways with Mike Stych is a building services engineer, project leader over the internet directly with each other or as part of a the difference being they sit on a common open building and director at Arup. Mike’s focus is in the design of wider system. operating system. innovative, low-energy building services for different With common power and data infrastructure using The open theme has been used in building the furniture building sectors. He is the building services project leader internet protocols ‘things’ can now exchange data which itself, using open 3D design software and rapid prototype for White Collar Factory. can be monitored and programmed to do what we like. manufacturing techniques. The desk is designed, printed [email protected] OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
52 Lime Street, London
The next building to join the prestigious London skyline is 52 Lime Street, a 38 storey tower that will sit adjacent to the Grade I listed Lloyds of London building. Kohn Pederson Fox have designed a building with keen edges and a slimline silhouette, providing 640,000ft2 of office space within a scalpel-shaped giant, achieving a bright, light and airy indoor environment within the context of a BREEAM 2014 “Excellent” accredited building. The use of Building Information Management tools has been integral to the design success and efficiency of the project. The Arup design team generated structural engineering data from an automated design and analysis process directly into a 3D BIM model which will be passed directly to steel fabricators. This allows every beam size to be optimised individually, which has saved 700t of steel and 1300t of embodied CO2. A further 2500t of steel has been saved from the frame by incorporating “integral viscous dampers,” which absorb the energy of building movements during a wind storm. Arup has used the premium nature of this development to look into new ways of achieving maximum client and tenant satisfaction. The Building Management System has been procured such that the building can be considered ‘smart’ – meaning that the building owners and future tenants will be able to generate and analyse a wealth of building performance data to improve operational efficiency. 52 Lime Street is currently on site, with a completion date set for early 2018.
CLIENT WR Berkley Corporation Development Ltd
ARCHITECTS Kohn Pederson Fox Associates
ARUP SERVICES Structural, Mechanical, Electrical and Public Health engineering; Facade Engineering; Environmental Impact Assessment; Vertical Transportation; Transport Planning; Geotechnics; Fire safety design; Impact and blast engineering; ICT; Security; Acoustics; Principal Designer Visualisation © WRBC OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
What do we do with all our data?
We have noticed that we are being asked to design buildings that are able to return an ever increasing set of data; but how should we process all of the facts and figures that our buildings are producing?Damien McCloud has some ideas.
More and more data is being collected about us and Data Capture and Management people within and outside our organisation, so sharing our our environment than ever before. Add to this the Building Management Systems, Lighting, Security, Lifts work in the right way, and using the right language is critical. growing amount of building data, project data and asset and Energy management systems all capture data from In fact, the way results are shared is often key to the information that we can get from Commercial Property. our buildings, but just extracting it from the system isn’t success of any data driven project. Access must be through If used correctly these datasets should allow for better enough. It’s fundamental to consider its source, accuracy a clean, simple and intuitive interface, with the outputs in decision making and design to happen. and completeness. The same applies to data that we can a sector specific format, to ensure action is taken on the Gathering data only becomes valuable if it is used to capture from our corporate systems. Having a clear data information shared. make changes or aid decision making. Data on its own strategy that records this information about our data, as Gathering data, analysing it and sharing it, are essential is of little value – we need property and data specialists well as the data flows and processes that we use to capture elements of any property business, and combining skills to work together to create value from it. Typically, data it, will mean that any analysis we do will be more robust. from data experts with industry specialists will mean we gathering and analysis in the property world can takes make better decisions. days, weeks or months, for example combining electricity Analysis meter readings with a contracts management or rent Analysis of Commercial Property data usually needs to collection system to produce tenant bills. Or reviewing happen in three differing timeframes. project costs against forecasts, and the original investment 1. When a problem occurs we look back at data to under- criteria. stand what has happened and what the likely cause was. Now we can use data systems in our buildings, 2. When our business is running normally we need to make companies and publicly available data, to answer questions real-time dynamic decisions to prioritise resources. like the following in real time; 3. When planning, we need to develop ‘What-If’ scenarios. • How can my buildings be more efficient? Using the same underlying buildings and corporate data • Where are the busiest and more under-used parts of the from across our estate, and assets, we can do all three kinds estate? of analysis. The trick is do it quickly and efficiently by Damien McCloud leads Insight for the Digital Team for Arup • Should we buy, sell or lease a property? bringing together industry experts with data analysts. in London and is the Global GIS (geographic information • What is a sensible and likely return on investment? systems) Skills Lead. Damien is experienced in implementing To get this to happen we need to capture data and Sharing GIS in many large projects including HS2, Thames Tunnel, manage it, we need to analyse it, and we need to share it. But gathering data and analysing it, isn’t enough. Our London 2012 Olympic Games and Crossrail. On the majority analysis often needs to be shared with a whole range of of these projects Damien has been the GIS lead. [email protected] OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Today's Status Zone Source
0 : Complete Site A SRM OAPF
1 : On Site Site B Strategic Sites
2 : Ready to go Site C Site A
3 : Consented Site D DIF Study
4 : Pre-App Site E Site B
5 : On-the-Radar Site F Other 0 20 40 60 80 0 10 20 30 40 50 0 20 40 60 80
Projects by Cost (£m)
60
40
20
0 Jul-2014 Jan-2015 Jul-2015 Jan-2016 Jul-2016 Jan-2017 Jul-2017 Jan-2018 Jul-2018 Jan-2019 Jul-2019 Jan-2020 Jul-2020
Category DIF Category Permitted Development DIF Priority
Commercial Yes Caring Critical Community Connected Education Essential Hotel Creative Infrastructure Enterprising Important
Public Realm Learning Residential N/A Sustainable Retail Transport N/A No Unknown 0 1,000 2,000 0 2,000 0 2,000 OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
6–8 Bishopsgate, London
Arup are adding to their portfolio of tall buildings in London with the addition of 6–8 Bishopsgate. The 40-storey tower will provide around 750,000 ft² of high-quality commercial office, with flexible retail space at ground and mezzanine floor levels and an imposing public viewing gallery at level 40. Working closely with WilkinsonEyre Architects, Arup have proposed an attractive scheme that achieves over 80% floor efficiency by minimising the size of the cores and optimising their locations on the floorplate. The design utilises a double skin facade, highly efficient on-floor air handling units, and maximises the use of low energy features to achieve and exceed the threshold for the BREEAM NC 2014 “Excellent” rating. The design team have used simple steel and concrete elements in a smart way to create an efficient and cost effective structure. The super slim, offset, slip-formed core is augmented by a distributed perimeter bracing system. This, coupled with an automated design and optimisation algorithm keeps the structural steel tonnage below 90kg/m2. The scheme has recently been granted planning permission, with work due to recommence in April 2016.
CLIENT Stanhope Plc and Mitshubishi Estates
ARCHITECTS WilkinsonEyre
ARUP SERVICES Structural, Mechanical, Electrical and Public Health engineering; Geotechnical engineering; Facade engineering; Access; Vertical transportation; Fire engineering Visualisation © WilkinsonEyre OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Making buildings IT–Ready
IT-readiness has been considered a key requirement in buildings for a long time; however, there are often conflicting ideas across design teams as to which elements of an IT scope should fall on the engineers, the developers, and the owner-occupiers. Mark Cohen hopes to shed some light on the issue.
Information and communications technologies (ICT) operations such as PCs, printers, telephony, email, internet, frequencies, and there are a range of technical solutions in commercial property traditionally meant providing a reception, meeting room booking systems. The data you could allow for which would make it easier for them room for telecoms providers’ equipment, and a riser to network that underpins these is increasingly expanding to to increase their signals. Early discussions with them on each tenant space. As organisations critically depend on include security, access control and lift systems. your expected tenant types and volumes may encourage telecoms services, both fixed and mobile, to run their Other traditional building systems are now almost them to support your installation of antenna or small cell businesses, this basic provision is not enough to make all digital which provides the opportunity for energy solutions, or you may find it better to have a strategy in your development attractive to tenants. metering and BMS, lighting and blinds control, to also place to accommodate their equipment later, in rooms that But every tenant is different, so how do you make your share a common data network and cabling infrastructure. may not initially be set aside for ICT. building IT-ready, and what can IT do for the Landlord This has the advantage of a single point of interface ICT continues to evolve rapidly, and our watchword for to make your operations more efficient and add value to with the ability to link up systems. commercial property is flexibility. More and more tenants your tenants? are choosing their office space with a keen eye on vital Integrated Systems ICT services, and your crucial spaces, cabling, networking Tenants’ telecoms Connecting systems together allows building and tenant and interoperable building systems will allow you to meet You need to provide tenants with the service and operators to explore opportunities to optimise their their demands for years to come. flexibility they demand to operate and grow their business. building operations beyond that covered by the traditional Fundamental to this are fast and reliable public network BMS and other standalone control systems. telecom connections from a choice of providers. Tenants For example this could involve harvesting historic and are also expecting reliable mobile cellular coverage and in real-time data from occupancy (say from access control) some cases looking for part or fully pre-installed network and from fresh air ventilation rates (from BMS) to reduce connectivity so they can occupy space quickly. unnecessary fan energy when at time of low occupancy. Or to track electrical energy and reduce power consumption Landlord’s network where not required to avoid peak tariffs. These will be If your buildings are equipped with a capable ICT bespoke to the building and its particular function and use infrastructure, you can provide additional services profile. Mark Cohen is an Associate with Arup's Consultancy to tenants including WiFi in common areas, satellite On mobile coverage and capacity, making your Management group. Mark believes that most 'IT problems' are information and broadcast TV services. Most developments building IT-ready is trickier. In the UK, only the four usually about stakeholder issues and thus strives to connect will also need traditional ICT services for landlord mobile operators can legally broadcast on their licensed people to understand how to solve a problem together. [email protected] OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
BIM
Thought Piece Case Study Thought Piece Case Study
How much BIM is too much? Scotland Yard, London BIM Maturity Measure Paradise Circus, Birmingham by Andrew Duncan for Metropolitan Ploice Service by Graham Aldwinkle for Argent Estates Ltd OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
How much BIM is too much?
Arup has been finding new ways to incorporate BIM into our projects; but recently we have been asking ourselves if there is such a thing as ‘too much BIM’? Andrew Duncan investigates.
To answer this we have to understand what BIM is all • Consider many more options than would previously be about. To some people it is about 3D coordination. To possible, aside from looking at standard tables for fixed others it is about process management, ensuring that the grid, orthogonal buildings (when did you last see one of suite of BS1192 documents are adhered to, along with the those?). CIC BIM Protocol. To yet more, it is about interoperability • Capture well-structured data for a building in one of the model with other software, to minimise double place, and produce comprehensive schedules such as entry of information, particularly data. room data sheets from the “single source of the truth”; Of course it will be no surprise that it is all of this, and • Run rule checking tools; e.g. highlight all light switches more. BIM, to an Engineer, is about computational design, that are not a certain height above a floor and distance MEP BIM Model of King William Street, London © Arup often using parametric analysis, precisely because it is from a doorway; about making a model work for us to optimise a building. • Tweak a design to suit a client or architect’s request, Take a commercial building example, and you will knowing the ramification can be relatively easily probably think of cellular steel beams for services coordi- assessed and automatically updated in the model should nation, or concrete flat slab. There are variants of course, we choose to do so. To a point, anyway; late changes but there’s good reason for those tried and tested framing are still harder to justify. options. They’re flexible, and serve their purpose well. With BIM, we can explore the alternatives more easily, So if you see eyes glaze over at the mention of BIM, think and then provide better multi-disciplinary information hard about what benefits are being considered behind the to the design team and clients to make better informed scenes throughout the design team. And to answer the decisions. We can: question: no, there is no such thing as too much BIM. It’s Andrew is MEP BIM Manager for Arup. He has worked • Coordinate them well, de-risking the construction and better information modelling. on a wide variety of new build and refurbishment projects fit-out phases, and saving the clients’ money; whilst with Arup and has helped to deliver designs for • Model the structure and services in one tool, and link buildings located all over the globe including the Middle that seamlessly to analytic software to interrogate and East, South America, Far East Asia, Europe and the optimise the designs; United Kingdom. Construction budgets for these buildings • Obtain quantities that not only help with cost analysis, range from a few hundred thousand pounds to sites with a but in sustainability metrics too; number of buildings costing upwards of £100 million. [email protected] OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Scotland Yard, London
The 1930s Curtis Green building on Victoria Embankment holds special heritage interest, a prominent position on the Thames, close to the palace of Westminster and sits within the Whitehall Conservation area. The decision to relocate the headquarters to Curtis Green also provides an opportunity to rejuvenate the immediate environment on Victoria Embankment. This includes restructuring the landscape to improve public access to the adjacent Whitehall Gardens. We are also creating a street- level pavilion in the front of the building that will provide a welcoming space for visitors. The design team has sought to create a multi-functional office space, placing the needs of the office staff and visitors at the centre of the design process. Our design encourages greater interconnectivity between departments and more opportunities for interaction amongst its staff. Maximising the building's usable area has been a focus for our Structural and Building Services engineers. The existing floor area has been increased from 4,700m2 to 6,400m2 whilst maximising floor-to ceiling heights. Our extensive contribution to the repurposing of the building has involved many of our specialists, including those from Security and ICT. The design also incorporates the latest technologies for live broadcast. We are acting as BIM co-ordinator, responsible for maintaining 3D models on behalf of the wider design team.
CLIENT Metropolitan Police Service
ARCHITECTS Allford Hall Monaghan Morris
ARUP SERVICES Civil engineering and flood risk; Structural, Mechanical, Electrical and Public Health engineering; Facade engineering; Acoustics; Sustainability consultancy; Ecology; Lighting; Fire engineering; Transport planning; Security; Vertical transportation; AV and ICT © AHMM Architects OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
BIM Maturity Measure
Graham Aldwinckle explains how Arup’s pioneering Maturity Measure tool can be used to make the most of the impact of BIM on our projects, providing maximum benefit to our clients.
Tool demonstrates innovation in construction that this feedback is an accurate reflection of what is being on the ICE website, the BIM4sme website as well as I firmly believe that our industry will be revolutionised done at the coalface across the business, thus making the through arup.com. Working collaboratively in this way by the adoption of new technology and processes over the feedback collected much more valuable. only reaffirms our original reasons for releasing the tool course of the next couple of decades. Arup chose to roll out the tool globally within six publicly and it has prompted additional discussions with Powerful new tools are finally beginning to put digital months of its development, but at the end of 2014, we BuildingSmart to expand our efforts in this area further. information at the heart of design and construction also decided to make the BIMmm freely available on To date BIMmm scores have been generated for decision making, and the functionality provided by these our website for any company to download and use for approximately 400 Arup projects, and Atkins are well programs is evolving and diversifying at an electric pace. themselves. The reason for doing this was two-fold: under way with collecting scores from across their global In parallel to this, the construction industry as a whole 1. the credibility of the tool can only be enhanced by business. If you think your business would benefit from is beginning to embrace processes and workflows born of other companies using it; and assessing BIM maturity on your projects then please other industries that are leading to significant efficiency 2. to promote the adoption of BIM by breaking down the try the tool for yourself, and keep an eye out for more savings and quality improvements. Rightly or wrongly, the terms into criteria that everybody can understand. opportunities to shape its development. term our industry has chosen to attribute to all of these changes is "BIM". Some in the industry will question why Arup would choose to give a tool such as this away for free, but I Design and launch of the BIMmm believe we all operate at our best when we are challenged The BIM Maturity Measure (BIMmm) as it is now known by others, and encouraging our peers to assess their BIM is a simple tool for assessing the extent to which BIM has maturity will in turn drive us all to continually improve been used on a project. The criteria used in the measure is our own standards and processes. our attempt at breaking down the broader idea of BIM into all of its constituent parts, both in terms of how a project Taking the tool forward might apply BIM as a whole and how each discipline BIM has come a long way since the end of 2013 and so might also choose to use it. Measuring our BIM adoption have our ambitions for the BIMmm. Arup and Atkins, in this way has provided us with a means of determining industry peers, have recently co-published a new version Graham is an Associate within Arup’s Building a company-wide baseline for continuously monitoring the of the tool which incorporates feedback from Atkins that Engineering London group. He leads the Arup initiative to progress of our evolving BIM maturity. The fact that this improves upon what was originally created. The new integrate BIM on all our projects, and was a key player in baseline is derived from our projects themselves means version of the tool has also now been made available the development of our BIM Maturity Measure tool. [email protected] OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Project
Public Health Structural
Electrical Mechanical
PROJECT Structural Mechanical Electrical Public Health 68% 75% 63% 64% 55%
1 1 1 1 1 11 2 11 2 11 2 11 2 11 2 10 3 10 3 10 3 10 3 10 3
9 4 9 4 9 4 9 4 9 4
8 5 8 5 8 5 8 5 8 5 7 6 7 6 7 6 7 6 7 6
deSN Phase 1 1 EIRs 2.40 3D Model 4.50 4.50 4.50 4.50 2 BIM Data Review 2.70 PASS Drawings 4.50 3.60 2.70 2.70 3 BEP 3.60 PASS LoD 4.00 4.00 4.00 4.00 4 Procurement 3.20 Reviews 4.00 4.00 3.00 3.00 5 CDE 3.00 PASS Data 3.33 3.00 5.00 1.00 6 Version, Status 3.00 Visualisation 2.80 2.10 2.10 2.10 7 Marketing Strategy 1.20 4D (time) 0.70 0.70 0.70 0.70 8 VDRs 4.00 PASS 5D (cost) 1.40 1.40 1.40 1.40 9 Open Standards 3.60 PASS Analysis 5.00 2.00 2.00 2.00 10 BIM Contract 1.80 Contractor Use 3.60 2.70 2.70 2.70 11 BIM Champion 5.00 FM / OM Use 2.70 2.70 2.70 2.70 OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Paradise Circus, Birmingham
Paradise Circus is one of the most prominent and historic parts of Birmingham’s city centre. It’s home to the Central Library, Birmingham Library Theatre, Birmingham Conservatoire and the Paradise Forum shopping centre. All built in the 1970s and 80s, these are no longer fit for purpose. This major city centre redevelopment is part of Birmingham’s Big City Plan, creating nearly 2m ft2 of offices, shops, leisure and cultural facilities together with civic amenities, a hotel and new public realm. Phase one of the development includes a revised road layout to extend the city centre out to the entertainment zone of Broad Street. This has wide pedestrian areas and new public spaces, built over new parking areas below. As well as creating higher land values, the new road layout opens up previously hidden and disregarded views of some of the city’s most historic buildings. In addition, two new buildings will provide 350,000 ft2 of Grade A office space as well as ground-floor retail outlets. The site is technically challenging, with several level changes, buried services, interfaces with the city fabric, and the A38 arterial road passing directly beneath it (in a tunnel). To manage this complexity, we used our BIM skills and sophisticated 3D LiDAR surveys to create a virtual 3D model of the whole site. This gives stakeholders a quick and thorough understanding of the site and how it will evolve.
CLIENT Argent Estates Ltd
ARCHITECTS Glenn Howells Architects and Eric Parry Architects
ARUP SERVICES Civil, Structural, Mechanical and Electrical engineering; Fire engineering; Acoustics; Wind; Principal Designer Visualisation © Argent OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
“Arup has been excellent and are up there with the best engineering firms I have worked with in terms of the relationship and getting things done. The staff are really professional. I never feel like I can’t pick up the phone to them.”
Adam Willets, Project Director (Argent), Paradise Circus – Buildings D&E OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Structural Timber
Thought Piece Case Study
Structural Timber Believe in Better Building, London by Tim Snelson for BSkyB OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Structural Timber
Arup has been shouting ‘TIMBER!’ a lot lately; not because anything is falling down, but because of the sheer amount going up! There is still uncertainty in the industry regarding the use of structural timber, but one of Arup’s timber enthusiasts Tim Snelson is keen to dispel some common myths about one of the newest, and indeed oldest, structural materials.
There are now around one thousand ‘heavy’ timber a measured sustainability metric alongside operational (massivholz) buildings in the UK and a growing number of energy and carbon, timber addresses embodied carbon contractors. The use of CLT in the education, residential with the potential to offer buildings with no embodied and retail sectors is now well established, but uptake carbon footprint. The Construction 2025 agenda seeks in the commercial sector has been much slower. The to transition the UK to a low carbon economy, whilst BCO Guide to Specification 2014 Edition now includes also providing significant reduction in site time and cost. timber in recognition of the emergence of timber as a Timber structures are well positioned to address these competitive option for mainstream commercial buildings. issues through increasing use of offsite fabrication and Direct comparisons of timber and concrete options show increasing production capability leading to falling prices. that timber can be cost competitive, particularly when A number of commercial buildings are now in design, considering the savings in time (contractor preliminaries) and some notable examples completed at the Sky media and substructure are considered. campus in West London. The Believe in Better Building The particular benefits of timber structures for (BIBB), completed in October 2014 for Sky, is recognised construction are its light weight and reduced on-site as a global exemplar of timber office design and a labour, not to mention that it’s fast to erect. The light showcase for the potential benefits of timber systems weight of timber provides substantial substructure savings to provide high-quality, sustainable workplaces and to and also makes it well suited to applications of building accelerate construction programmes. It was constructed over buried obstructions such as tube tunnels, or in retrofit at the centre of the busy Sky campus, adjacent to the applications such as adding extra floors or atrium infill Sky studios and CEO’s office, with minimal impact on for existing buildings. The structure is typically joined the client’s operations. The success of BIBB led to a with screws, dowels and bolts, avoiding the noise of fundamental shift in Sky’s development approach, with compressors and concrete pumps, giving reduced noise two follow-up projects; a CLT and glulam health and and traffic disturbance for urban sites. fitness centre completed in 2015 and their new office due In sustainability terms, timber is the only renewable to complete in spring 2016, which will have the UK’s construction material that grows and extracts carbon from largest timber roof. the atmosphere as it grows, offering substantial reductions in environmental impacts. As embodied carbon becomes OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Growing recognition that people, productivity and overcoming the ‘novelty’ factor and fears about the ability well-being are some of the principle drivers in the value of timber to meet fire and acoustic performance criteria, propositions of creating office space. Timber, being a or perhaps there is an undue concern among letting agents natural material fits well with the well-being agenda. The around marketing something new. The multi-disciplinary BIBB was deliberately designed with well-being principles approach of Arup is key to delivering value in timber in mind, with high levels of daylighting, low-VOC buildings, by considering all the wider issues to generate a materials to avoid off-gassing and extensive use of natural total solution. Introducing the National Structural Timber materials. Exposed timber plays to the biophilic aspects of Specification (NSTS) will help to provide a standardised health and well-being, with a number of studies suggesting quality across projects and simplify specification and people prefer natural materials and environments and that procurement of timber structures. these benefit occupant health. The number of visitors to BIBB since its completion There is a lot of interest in tall timber and the certainly suggests there is interest in timber office so-called ‘plyscraper’ race, with a 14 storey CLT and buildings and we expect to see other timber and hybrid glulam building just topping out in Norway. US and commercial buildings coming soon. Canadian governments are also investing significantly in commercialising heavy timber. For taller buildings, hybrid systems in which timber is used with concrete and steel to make optimal use of material are likely to be more common. A twenty storey building is due to start on site in spring 2016 using a hybrid precast and timber structure, in which glulam is used as ribs supporting a thin precast slab to span from core to facade, where the elements are supported on glulam columns. Many firms are looking for a shell and core ‘blank canvass’ that can be adapted to the workplace that matches their staff requirements. Timber floors are easily adaptable, often joined to the frame by screws and dowels so it is theoretically possible to move an atrium or create a new stair by unscrewing one or two planks and screwing them back on to the frame elsewhere. New openings are also easily created with a saw! Given how simple it is to create Tim Snelson is an Associate Director at Arup, with 25 holes,it is important that these holes are considered to avoid years’ experience of delivering innovative structural a detrimental impact on the structure. solutions to landmark projects. He has designed a number So why have commercial developers been seemingly of fast-track timber buildings, including Sky’s Believe in slow or reluctant to embrace timber buildings, compared Better Building. to other sectors? Perhaps there is work to do in [email protected] OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Believe in Better Building, London
The Believe in Better building is the tallest commercial timber structure in the UK. The building provides offices, staff training facilities and a restaurant, with accommodation for visiting school children at ground level. For Sky it was important that the building was available before their 25th Anniversary celebrations, and were keen on exemplar offsite prefabrication and rapid delivery. Timber was chosen for its speed of construction, eliminating wet trades, and also being a beautiful, renewable, low-carbon material. The building was delivered with a month to spare, taking just one year from consultant appointment to practical completion, around half the usual programme for this type and scale of project. Sky were so impressed by the building that plans for their adjacent health and fitness centre were adapted to accommodate a timber frame. Sky now has a super-adaptable asset which facilitates extended uses of the building through a rich variety of spaces and addresses occupant wellness by design. The integrated team of architects and engineers worked in unison to design a building that surpasses energy policy and legislative requirements, exceeds client expectations and leaves a lasting legacy in low carbon buildings. The building has received critical acclaim, receiving accolades for Best Commercial Project; Best Education Project; Best Low Energy Project; and the ‘Winner of Winners’ award at the inaugural Structural Timber Awards.
CLIENT BSkyB
ARCHITECTS Arup Associates
ARUP SERVICES Architecture; Structural, Mechanical, Electrical and Public Health engineering; Geotechnical engineering; Façade engineering; Infrastructure; Fire engineering; Access consultancy, Acoustics Photograph © Simon Kennedy OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber
Paula Walsh UKMEA Commercial Business Leader
13 Fitzroy Street London W1T 4BQ
+ 44 (0)20 7755 3818 [email protected] www.arup.com
52 Lime Street © WRBC