Two IFC and Four Seasons Hotel David Yau HKIVM Conference 2008
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.
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
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
Two Towers Replaced With Single Landmark Tower Increased Public Open Space Landmark Building
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
Architectural Competition Rocco Design Limited Skidmore Owings & Merrill Cesar Pelli & Associates
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
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
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
Outcomes Less Time Less Cost High quality Safer Environmentally Friendly
Responding to Customer Requirements Unique and Flexible Design 14 15m Leasing Span Corner Offices Unobstructed View Minimal Structure at Edge
Responding to Customer Requirements - Trading Floors and Office Floors - Raised Floors (190mm / 340mm) - - 1.5m Modular Grid Value Management and Value Engineering 8
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
Safety First - Evacuation 4 Escape Stairs Evacuation Time 22 Minutes Pressurized Staircases Two Fireman's Lifts
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)
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)
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
Hong Kong Wind Pressures 600 500 Height (m) 400 300 200 100 0 0 1 2 3 4 5 50 year code design gust wind pressure (kpa) Hong Kong Shanghai New York Chicago Kuala Lumpur
Wind Tunnel RWDI (Canada) The use of wind tunnels can result in a 20% saving in the structural cost
Wind Tunnel RWDI (Canada) The use of wind tunnels can result in a 20% saving in the structural cost
Construction Materials Excavated Material Concrete Reinforcement Structural Steel 1 000 000 m3 500 000 m3 100 000 tonnes 38 000 tonnes
Construction Planning Concrete Batching Plant Realignment of FB4A Central Project Office
Marine Access and Bridge Connecting Directly to Site
Muck Hoist
Aerial View of Site taken in Early 1998
November 1997
Two IFC Founded Directly on Rock
September 2000
June 2001
Hydraulic Self Climbing Core Formwork
North East Tower All primary vertical elements (core and mega-columns) carry gravity load and wind Wind Gravity
Outrigger Truss
Retro Cast Outriggers
Mega Column Base
Hydraulic Self Climbing Column Formwork
Mega Column Self Climbing Formwork
- - - 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
Responding to the unexpected
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%
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 1100 1800 40% Deep Basement 850 1500 45%
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
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
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
The Cinema
Mega Stores
Stylish Super Store
Flagship Stores
Retail Bridges Concept North and South Mall are connected through two retail bridges Bridge structure completed 1998 North IFC Mall construction start 2000 46m wide, 60m long Retail bridges with shops all along
Retail Bridge - Sections Transverse Section Longitudinal Section
Retail Bridge Erection
Retail Bridge - Structure
The Retail Bridge Today
The Retail Bridge Today
Outdoor/Alfresco Dining
Final Phase of IFC Four Seasons Hotel Four Seasons Hotel 399 Rooms Four Seasons Place 519 suites
Hotel & Suite Hotel Development Suite Hotel Guest Room Designed by YABUPUSHELBERG
Hotel & Suite Hotel Development Suite Hotel Guest Room Designed by Bilkey Llinas Design
Hotel & Suite Hotel Development Hotel Guest Room Designed by KCA International Designers
Hotel & Suite Hotel Development Hotel Guest Room Designed by Wilson & Associates, Inc
Four Seasons Hotel
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
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 - 2500 Stairs - HK Cancer Fund Batman
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
Thank You