Two IFC and Four Seasons Hotel. David Yau. HKIVM Conference 2008

Transcription

1 Two IFC and Four Seasons Hotel David Yau HKIVM Conference 2008

2 Developer Grantee of Site : Mass Transit Railway Corp. Ltd. Developer : IFC Development Ltd. Guarantors : Henderson Land Development Co. Ltd. Sun Hung Kai Properties Ltd. The Hong Kong & China Gas Co. Ltd.

3 Inspiration Inspired by the relocation of financial district in New York from Wall Street to Battery Path and in London from West Minister to Canary Wharf Fundamental changes in technical requirements on buildings over last decade for efficient operation of financial sector IFC is Hong Kong s response to meet the needs of the world financial community First Development in Hong Kong designed specifically for financial institutions It will affirm Hong Kong s status as the financial capital of Asia. London Hong Kong New York

4 Financial City in the Heart of Central Self Contained Development: Hotel and Serviced Apartments Bars and Restaurants Shopping Offices Gym Cinemas Transport Hub Carpark 2 office towers 2.8 million sf 800,000sf of Retail & Entertainment 140,000sf of Landscape Garden 1000 room Four Seasons Hotel 1800 Car park MTR Station Airport Express Transport Hub

5 Two Towers Replaced With Single Landmark Tower Increased Public Open Space Landmark Building

6 World s Tallest Buildings Taipei 101 Taipei Taiwan Sears Tower Chicago United States Petronas Towers Kuala Lumpur Malaysia Two ifc Hong Kong China Jin Mao Tower Shanghai China Empire State Building New York City United States John Hancock Center Chicago United States Tuntex 85 Sky Tower CITIC Plaza Kaohsiung Guangzhou Taiwan China Creation of a world class landmark building for Hong Kong

7 Architectural Competition Rocco Design Limited Skidmore Owings & Merrill Cesar Pelli & Associates

8 Teamwork & Partnering Interactive Approach Customer Focus Custom Designed For Tenants At Commencement Identified International Financial Community As Target Tenants Discussions With Potential Tenants To Identify Specific Requirements Detailed Shopping List of Tenants Requirements Incorporated Into Design Brief - WFC Fully Meets Tenants Requirements

9 Teamwork & Partnering Interactive Approach Construction Driven Design Custom Designed for Constructability - In House Contractor On Board From Day One - Basement Management Contractor On Board From Day One - Constructability Addressed at Design Stage - Value Management Workshops

10 Monitoring of Design Establish detailed needs of customer Co-ordinate consultants Ensure structural efficiency Ensure building services efficiency Carry out audits Carry out Value Management workshops

11 Outcomes Less Time Less Cost High quality Safer Environmentally Friendly

12 Responding to Customer Requirements Unique and Flexible Design 14 15m Leasing Span Corner Offices Unobstructed View Minimal Structure at Edge

13 Responding to Customer Requirements - Trading Floors and Office Floors - Raised Floors (190mm / 340mm) m Modular Grid Value Management and Value Engineering 8

14 Dual Telecom and Power Supply 9 mechanical floors Dual Power Supply Generators + UPS 100% Backup for Computer System Flexibility for Future Development in Building Services

15 Safety First - Evacuation 4 Escape Stairs Evacuation Time 22 Minutes Pressurized Staircases Two Fireman's Lifts

16 Efficient Lift Service One minute from Ground Floor to Roof for Fireman s Lift Zone 7 8 lifts + 2 lifts (12 storeys) Zone 6 6 lifts (9 storeys) Zone 5 4 lifts (8 storeys) 2 storeys Auditorium & Shuttle Lift Lobby Zone 4 6 lifts (9 storeys) Zone 3 4 lifts (9 storeys) Zone 2 8 lifts (13 storeys) Zone 1 6 lifts (9 storeys) 62 Lifts 2 Sky Lobby 1.5 floor per lift 2 Carpark lifts 3 service lifts 2 Fireman s Lifts Executive Lift (Less then 1minute travel to 88/F)

17 Innovation BMS Control Room Intelligent, Comprehensive and User Friendly Control Full Open Protocol and Comprehensive External Connectivity (Web/WAP/Telephone/Pager) - High Level Interface Fully Integrated System - Comprehensive Monitoring for Energy Management - Full Security System Coverage (700 CCTV s)

18 Customer Satisfaction First of its Kind Hotel Style Concierge Services Airline Reservations and Ticketing Flight Confirmations Restaurant Recommendations and Reservations Transportation Arrangements by Limousine Coach Hire Pleasure Boat Rental Cross Border Transfer to China Ferry Tickets to China and Macau Helicopter Reservations Private Jet Arrangement Visa Assistance Porter Assistance to the Airport Express Mail Service Courier Service Taxi Arranging Service Private and Group Sightseeing Tours for Visitors or New Residents Floral Arrangements Gift Wrapping Service Express Printing of Business Cards Express Printing of Stationery Interpretation and Translation Service Tailoring and Alteration Service Mobile Phone Rental Local and International Hotel Reservations

19 Hong Kong Wind Pressures Height (m) year code design gust wind pressure (kpa) Hong Kong Shanghai New York Chicago Kuala Lumpur

20 Wind Tunnel RWDI (Canada) The use of wind tunnels can result in a 20% saving in the structural cost

21 Wind Tunnel RWDI (Canada) The use of wind tunnels can result in a 20% saving in the structural cost

22 Construction Materials Excavated Material Concrete Reinforcement Structural Steel m m tonnes tonnes

23 Construction Planning Concrete Batching Plant Realignment of FB4A Central Project Office

24 Marine Access and Bridge Connecting Directly to Site

25 Muck Hoist

26 Aerial View of Site taken in Early 1998

27 November 1997

28 Two IFC Founded Directly on Rock

29 September 2000

30 June 2001

31 Hydraulic Self Climbing Core Formwork

32 North East Tower All primary vertical elements (core and mega-columns) carry gravity load and wind Wind Gravity

33 Outrigger Truss

34 Retro Cast Outriggers

35 Mega Column Base

36 Hydraulic Self Climbing Column Formwork

37 Mega Column Self Climbing Formwork

38 - - - Innovative Facade Modular Curtain Wall Design Double Glazed Low e Coating Innovative Pilaster Design for Constructability Modular Curtain Wall Achieved - Easily Partitioned Space - NC 35 - OTTV 23W/m 2 (Government Requirement of 35W/m 2 ) - Whole Facade Installed in 13 Months Minimal Structure at Periphery and Maximum Use of Natural Light

39 Responding to the unexpected

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44 Time Saving Innovations Cofferdam Foundation - Saved at Least 1 Year Retro Cast Outrigger Trusses - Saved 6 Months Mechanized Construction Core and Columns - 3 Day Cycle for Typical Floors Basement - Customised Muck Hoists Programme Comparison IFC Normal % Saving 88-Storey Grade A 0ffice 3.5years 4.5years 20% 6-Level Top-Down Basement 1.5years 2.5years 40%

45 Cost-Saving Innovations Marine Access Cofferdam Tendering Strategy Mechanized Construction Prefabrication Cost Comparison (HK$/sq.ft) IFC Normal %Saving Super High-Rise Grade A Office % Deep Basement %

46 Safety Zero Tolerance to Unsafe Working Methods Safety Always Top Priority as Instructed By Directors Weekly Agenda Item at On Site Directors Meeting Weekly Site Safety Walk Led by Project Manager No Fatal or Serious Accidents - 20 Million Man Hours - 7 Million Sq.ft Construction Area - Tallest Building in Hong Kong - Largest Top Down Basement in the World

47 Trade Mix and Position Study Trade Mix and Positioning Study conducted vs Tier 1 Shopping Malls Advantage of connection to surroundings Biggest Mall in CBD with variety

48 Trade Mix Planning Level 1 Mass pedestrian Traffic : Mega Stores, Cosmetics, Restaurants Level 2 Deluxe shops and brand names, connection to hotel Level 3 Stylish stores, fine dining, Outdoor dining, connection to hotel Level 4 Fine Dining, Gym, Outdoor performances, connection to hotel Glass Boxes for fine Dining Level 4 Landscape Deck Level 3 Level 2 To Hotel To Hotel To Hotel To ferry piers and rest of CBD Ground Floor Level 1 Cinema and Public Transport Interchange To taxi stand To office tower and rest of CBD Airport Express Railway To MTR 3 levels of car parks To car parks

49 The Cinema

50 Mega Stores

51 Stylish Super Store

52 Flagship Stores

53 Retail Bridges Concept North and South Mall are connected through two retail bridges Bridge structure completed 1998 North IFC Mall construction start m wide, 60m long Retail bridges with shops all along

54 Retail Bridge - Sections Transverse Section Longitudinal Section

55 Retail Bridge Erection

56 Retail Bridge - Structure

57 The Retail Bridge Today

58 The Retail Bridge Today

59 Outdoor/Alfresco Dining

60 Final Phase of IFC Four Seasons Hotel Four Seasons Hotel 399 Rooms Four Seasons Place 519 suites

61 Hotel & Suite Hotel Development Suite Hotel Guest Room Designed by YABUPUSHELBERG

62 Hotel & Suite Hotel Development Suite Hotel Guest Room Designed by Bilkey Llinas Design

63 Hotel & Suite Hotel Development Hotel Guest Room Designed by KCA International Designers

64 Hotel & Suite Hotel Development Hotel Guest Room Designed by Wilson & Associates, Inc

65 Four Seasons Hotel

66 IFC - Enhancing Quality of Life New Leisure Destination - Cinemas, Restaurants Largest Park in Central (13,000m2) HK $20m of Public Art Commissioned Picasso s Parade

67 IFC - Promoting Hong Kong Two IFC Has Become The New Symbol of Hong Kong Featured Heavily in Local and International Media & Promotions - Batman: The Dark Knight - Tomb Raider 2 : The Cradle of Life - Romancing Hong Kong - Numerous Documentaries - Financial Times Wrap (Guinness World Record) - Hong Kong Tourism Board Promotions Hosted Charity Events - Charity Run Stairs - HK Cancer Fund Batman

68 Conclusions Integrated approach to design Responding to customer requirements (present and future) Advanced planning to address logistical challenges Cost effective construction-led design Environmentally friendly design and construction techniques Safe and inherently robust building

69 Thank You