Creating the World's Tallest Clt Apartment Building
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FORTÉ CREATING THE WORLD’S TALLEST CLT APARTMENT BUILDING © Lend Lease 2013 DicK DUSSELDorp, LEND LEASE FouNDER 1973 “The time is not far off when companies will have to justify their worth to society, with greater emphasis being placed on environmental and societal impact than straight economics.” THER WO LD’S TALLEST TIMBER APARTMENT BUILDING – A land mark innovative project by Lend Lease – Forté is another great example showcasing Lend Lease’s integrated business model with the project being conceived, designed, developed and constructed by Lend Lease. – First CLT building in Australia – Targeting first 5 star green star residential (as built) – First Lend Lease Australia project to incorporate pods – High profile location WHAT IS CLT? WHAT IS CLT? Austrian Spruce CLT FROM A DEVELOPERS PERSPEctivEed prod 16m – Stable engineered product – Highly mechanised production process 3m – Simplicity - basic assembly concepts – Scale - large panel dimensions that suit major commercial construction – Robust KEY BENEfitS from our PERSPEctivE – Reduced high risk work (eg work SAFE at heights). Elimination of injuries associated with formwork and reinforcing – Better work environment with less dust, less vibration, noise and obstructions – Reduced impact of construction and disruption on local communities – Fewer operatives on site and for a reduced period of time KEY BENEfitS from our PERSPEctivE – Carbon neutral structural option – 1m³ of SUSTAINABLE timber stores 0.25t of carbon – Better thermal performance – Generates zero waste – Reduces fresh water consumption – Enhances Indoor Environment Quality – Reduces the deliveries to site x 90% LESS KEY BENEfitS from our PERSPEctivE LIGHT – 80% weight reduction WEIGHT – Less mass to support – Reduces foundations – Assists with poor ground conditions – Basic craneage KEY BENEfitS from our PERSPEctivE timE SAviNGS – Reduced Preliminary & Supervision costs & EfficiENciES – Savings in follow-on trades – Reduced holding costs for developer – High precision quality THE CHALLENGES Some things developers aren’t fond of: – Products that are not used locally – Limited long term performance history – Making customers nervous – Solutions with added finance or insurance risk – Asking builders to change their habits PRECEDENT ProJEctS GrowtH of CLT USAGE IN EUroPE ,000 M3 800 700 600 500 400 300 200 100 0 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 FORTÉ PROJECT USED 1,000M3 OF CLT 2006 - KiNGSDALE ScHool Architect: dRMM | CLT Supplier & Installer: KLH UK 10 weeks CLT construction 4 Skilled Labourers 1 Supervisor 2008 - StADTHAUS MurrAY GrovE Architect: Waugh Thistleton | CLT Supplier & Installer: KLH UK 9 weeks CLT construction 4 Skilled Labourers 1 Supervisor 2010 - OPEN AcADEMY NorWICH GrovE Architect: Sheppard Robson | CLT Supplier & Installer: KLH 16 weeks CLT construction 8 Skilled Labourers 1 Supervisor FortÉ FortÉ VICTORIA HARBOUR MELBOURNE – Scale: 9 stories, 23 apartments – B uild Period: Start on site: February 2012 Begin CLT installation: June 2012 CLT structure complete: Aug 2012 Practical completion: December 2012 – A rchitect: Lend Lease – CLT supplier: KLH W FORTÉ S H TARTED ERE IT VICTORIA HARBOUR NORTH WHARF ARCHITECTURAL SolutioN ARCHITECTURAL SolutioN ARCHITECTURAL SolutioN STRUCTURAL SolutioN CLT partments A Concrete Frame and Transfer Slab Retail Deep Driven Piles STRUCTURAL SolutioN STRUCTURAL SolutioN STRUCTURAL SolutioN BuilDING SErvicES Lifts in a Timber Shaft – Lifts in timber shaft previously achieved at Murray Grove. Same contractor used for Forté – Standard lift doors and frames fitted to timber shaft with coach bolts – Fire tests MODulAR BATHROOMS FORTÉ BY THE NumBERS 32.17M THE WORLd’S TALLEST TIMBER HIGH APARTMENT BUILDING EXPECTED TO BE THE 5 FIRST RESIDENTIAL GREEN BUILDING TO STAR ACHIEVE THIS 485 759 TONNES OF CLT PANELS TIMBER FORTÉ BY THE NumBERS 34,550 5,500 SCREWS ANGLE BRACKETS SHIPPED IN 25 ON CONTAINERS 2SHIPS LEND LEASE APPRENTICES SAVING UPSKILLED IN NEW CONSTRUCTION TECHNIQUE 1,451 TONNES OF CARBON TYRANNY of DiSTANCE SHIPPING A BUILDING FROM EUROPE TO AUSTRALIA KLH Factory Koper Slovenia Suez canal Port Melbourne Shed at Victoria Harbour – Australian Customs – LL IKEA CHALLENGES AutHoritY ApprovALS – Planning Entitlement – Building Codes – Structural Certification – Fire protection of structural and services BuilDING CODES CODES IN UK/EUROPE AND AUSTRALIA UK/Europe – Building Regulations: CLT is compliant – Codes of standard for design: Eurocode 0 – Basis of structural design Eurocode 1 – Actions on structures Eurocode 5 – Design of Timber Structures Australia – Building Code of Australia deemed to satisfy code does not consider a timber building above 3 stories – Codes of standard for design: AS 1170 – Structural Design Actions AS 1720 – Timber Structures – Design Methods Solution is therefore a fire engineered ‘Alternate solution’ FirE Technical PErformANCE – Highly predictable performance. – Layers char at 0.7mm / min. – Sacrificial layers and / or supplementary materials can be used. – Forté uses a combination of protection and sacrificial. FirE PErformANCE of CLT – FortÉ (2012) AS1530 Part 4 (equivalent to BS 476 Part FirE 21 Determination of the fire resistance of PErformANCE loadbearing elements of construction) of CLT – FortÉ FR 90/90/90: 128mm wall panel with 13mm fire grade plasterboard direct fixed (2012) Structural adequacy Integrity Insulation FR 90/90/90: 158mm wall panel - bare Structural adequacy Integrity Insulation FR 120/120/120: 146mm floor panel with 2 layers 16mm fire grade plasterboard direct fixed Structural adequacy Integrity Insulation AcouStic Technical PErformANCE – Equal or higher than conventional concrete frame / masonry / plasterboard wall – Focus on low frequency – need to add mass via floor build up – Australia has high code requirements – Lend Lease has higher than code standards Moisture Protection DurABilitY – Rain screen facade – Moisture content should be around 12%. – Controlled “By Design”. Metal Cladding – CLT protected by sarking and cladding. – Ventilation cavity draws heat away from the timber. – Moisture detector sensor rods strategically located within the CLT. CLT Plaster Board VErmiN Vermin protection: – WHAT ABout – Code requires timber structures to be protected from termites TErmitES? – CLT structure sits on concrete podium for ground seperation – Physical termite barriers at perimeter and services penetrations (chemical free) – Annual inspection regime DESigN PROCESS & TECHNicAL DETAiliNG IT IS A DIFFERENT DESIGN / CONSTRUCTION PROCESS – All design completed up front – File to factory process – 3D modelling in auto-CAD – Installation sequencing, crane calculations – Minimises waste, reduces onsite decision making and errors WHolE BuilDING prototYPE OBJECTIVES: – Create a market facing product – Achieve 5 Star Green Star (As built) – Achieve authority approvals – Resolve technical detailing – Achieve a fit-for-purpose product – Demonstrate CLT as viable alternative – Constructibility – Impact on design process – Impact on other building tasks – A base case to leverage step change improvements in future CLT projects SummARY – Design Experience LESSONS – Procurement – WHAT DOES – Construction Experience our R&D TEll US THUS FAR? – Industry Relations – Consumer Market Reactions FortÉ – Proven speed SucCESS – Clean and safe FActorS – Robust, high quality result – Potential to be cost competitive – Contractors love it – Bankers and insurers get it – Customers are not afraid of it THE futurE DOCK SQUARE LIBRARY, MELBOURNE DOCK SQUARE LIBRARY, MELBOURNE “If the 19th century was the century of steel, & the 20th the century of concrete, then the 21st century is about engineered timber” Alex de Rijke, Director of dRMM www.forteliving.com.au.