Zirve Eki - ISTANBUL REstate

102 GYODER
Gayrimenkul Zirvesi 10
Tony Phillipson: Thank you very much David. I think I'd just
like to summarize one or two important messages that we have
taken from this presentation. The most important message that
I can take is that many of the basic concerns that I iterated earlier
about high rise buildings are being addressed. Economic issues
are being addressed by careful attention to core efficiency, to
light weight structures and to buildability, social aspects, by
solutions enabling access to fresh air as well as to views and also
to integrating many of the horizontal features of urbanism into
a vertical context. And of course, the ecological issues are being
addressed by widespread introductional planting, by the use of
double façades, and passive design features. And now to kick
off the discussion phase of this panel, I would like to start with
a couple of questions of my own. And I will say I have already
received some questions from members of the audience here. I
would like to start with Jan. What are the realistic possibilities of
changing uses in high rise buildings even after the design has
been finished? Are the structural, mechanical, circulation needs
of, say, residential, offices and hotels compatible? Is it possible
that developers can make use of market changes or can respond
to market changes even after the design or even the building has
been fixed?
Jan Dijkema: Tony, I think one would have to start considering
occupation levels. Different uses have different level of occupation.
An office use has a much higher occupation than residential and
this will affect vertical transport in an important way and also the
fire safety calculations for escape. So, another aspect has to do
with the local regulations which - um - form those performance
and fire regulations. So, in general, to change an office building
to residential or hotel function would be slightly easier than the
other way around. And hotel could be changed into residential
and the function of hotel in many places is regarded as residential,
but not everywhere in terms of regulations. And in terms of
occupancy, they are compatible.
Tony Phillipson: I guess that would also depend on the
provision in the podium because a hotel would need a great deal
of service and supports base that might not have been planned
in the first instance.
Jan Dijkema: Yes, but there are always options. Within the
flexibility of a floor plate, to consider using part of floor plate,
part of one of the floors which in the previous use was occupied,
a space for additional installations. Another option would be to
extend the building if you have for example a residential tower
that you want to change it to offices. You probably have to add
additional escape stairs which one might have to consider building
on the outside if it was not possible to make holes inside the
building. There is another aspect which have not been mentioned
before, which is the depths of the building. The Faros, the Panama
example you have seen - it has a very slender floor plate because
of the living conditions. An office building could have or can have
a much deeper floor plate and therefore many of the high rise
office buildings have a much wider footprint than this example
that I've shown today.
Tony Phillipson: Thank you very much. I have a question for
Gerhard now. One of the practical difficulties of building very
16-17 Haziran 2010
high buildings is the maintenance and the eventual replacement
of the windows. Can you comment on what special positions your
company would make to allow the economic upgrading of the
building in later years?
Gerhard Haidinger: We think that it is very important that you
take into account in the design stage of the façade how you can
maintain the façade. One thing is to replace the glass, so you have
to design the cleaning cradles, some other cleaning equipment to
that load that you can replace a glass from the outside. The other
aspect is the cleaning of the façade. For example, of the double
skin façade. You have to design some catwalks or some similar
things to have access from the inside to clean the inside of the
outer skin. Otherwise, you have big problems with maintenance
and all these things.
Tony Phillipson: Gerhard, on the finest projects, on the top of
the building over 200 meters, the winds, most of the year round
are such that it is actually very difficult to operate a cleaning cradle.
But the provision is with hooks. People can go down. Do you have
experiences in that? Can you explain?
Gerhard Haidinger: We are integrating these hooks for the
ropes of the cleaning cradles in our façade systems. So we penetrate
the gasket joint into a stud where we can fix the ropes of the
cleaning cradle.
Tony Phillipson: The people can then - the cleaning...
Gerhard Haidinger: They can use the cleaning cradle
Tony Phillipson: Operators can go down.
Gerhard Haidinger: Yes.
Tony Phillipson: OK. A question for David now. In a high rise
building, for example the Bahçeflehir project that we saw earlier
which is a square building. Would you expect the plant varieties
to vary according to the height and especially according to which
way each façade of the building was facing, we might have
gardens on four façades at the same level?
David O'Brien: Probably yes. You would. Building by building,
you'd have to assess, you know, the premises, which way the sun
is coming from, whether there is exposure in terms of wind which
tends to dry plants out. Dry the leaves. I think it also depends on