Design Studio Integrated Technology C

Construction and Sustainability Issues

Detail 1

The

first

tower.

It

detail

focuses

on

a

split

section

within

the

highlights the build up off a roof terrace, the

Envelope

Sustainability

louvred facade and an external soffit.

The

envelope

of

the

building

focuses

on

light into the hydroponic growing space.

1100mm

high glulam beam

Proposal The

includes

focuses

on

infrastructure a

hydroponic

the

development

growing

tower

point.

This

of

a

programme

above an adaptable community market place.

situated

The

general

The

building

the

elevated

also

includes

walkway,

terraced

spiraling

above

access the

to

market

The main form of the building and the ‘stepping’ nature behind the design is inspired by the changing terrain of the site. Through a series of level platforms, the market level deals with a 9m difference in the site.

arrangement

diagram

below

the different program layout within the building.

The

building

central

place.

baustrade.

steel

Fixed

to

3mm anodised aluminium profile

proposal

community

galvanised

in

the

core.

form

and

The lower basement, market

program floor level

spirals sees

above

growing spaces on the upper levels.

the and

25mm

timber decking supported batton grid and 50mm pedestals

highlights

around plant

45mm

by

the

achieves it though using floor to ceiling curtain wall glazing sitting between

frame.

structural

Within identity

This

then

set

back

into

the

and

control

frames

visual feature.

the

depth

environment.

internal to

of

project.

prevent

them

The

from

design has

has

been

manifested

the

itself

driving

in

all

force

aspects

behind of

the

friendly benefits which timber brings over using both concrete and steel when comparing the embodied carbon levels.

louvres

becoming

the

This

The use of Glulam frames and cross laminated timber panels is down to the eco-

frames

the structural frame a variety of measures are taken to create the

sustainability whole

construction system.

in

the

The

natural

It

within

600mm x 600mm glulam beam

hydroponic

maximum

timber

EDPM waterproof membrane

room

the

reveal to ensure that the structure is the dominant visual aspect.

3mm powder-coated gutter profile incorporating falls. the

allowing

the

also

The

sit

pre-fabricated nature of the structural components is also driven by the

desire to improve efficiency and reduce on-site waste.

dominant

This has encouraged the

use of measures such as mechanical louvres which can control the internal solar gain.

200mm rigid insulation Vapour barrier 20mm stainless steel hanger 175mm cross laminated timber structural floor Anodised

lovres.

aluminium horizontal by axial rod controlling rotation.

Core

Floor

to ceiling curtain within structural frame

Hydroponic Growing Space

wall

Supported

glazing

Whilst

25mm concrete screed

Plant and Storage

Strategies to Tactics

positioned

Waterproof membrane

Market Level

Legislative Framework the

Approved Documents

set out guidelines to design to, many of the

From

took a different approach to construction.

in the

frame for sustainability credentials remained and was a vital part of the decision

British

standards.

This

is in place to ensure that the materials are fit for

purpose and of sufficient quality.

3mm anodised aluminium profile

Any

600mm x 600mm glulam beam

the strategies to tactics many design decisions changed and the scheme

issues surrounding the materiality of the detailed construction will be set out

However, the materiality of a timber

making throughout.

structural decisions would also have to be made by a qualified structural

engineer under guidance from the

Eurocode documentation.

175mm cross laminated timber structural floor 100mm rigid insulation 20mm stainless steel hanger Vapour barrier Aluminium cavity mesh Rendered

soffit

battons and

The

Detail

Detail 2

1

second

supported

detail

looks

at

45mm

by

15mm soffit board

the

timber

The

connection

Detail 4

between the box roof structure and lightwells

Slatted

timber steel frame

seat

fixed

to

Double

roof

light

with

Gabian retaining walls

2-

50mm

3-

Drainage pipe submerged in gravel channel

4-

Cantilevered glulam beam

EDPM waterproof membrane

5-

3mm anodised aluminium profile

200mm rigid insulation

6-

300mm x 300mm glulam column

Vapour barrier

7-

EDPM waterproof membrane

300mm Timber connection blocks

8-

200mm rigid insulation

Steel sleeve through bolts

9-

Vapour barrier

10 -

175mm cross laminated timber structural floor

11 -

Floor

12 -

300mm x 300mm glulam floor beams

13 -

2no. 150mm x 75m timber blocks

14 -

Aluminium

15 -

Excavated

16 -

Concrete

17 -

Galvanised

anodised

50mm thick stone 50mm pedestals

175mm

cross component

pavers

laminated

supported

timber

on

structural

Service Void 2no. 15mm Plywood with

boards

closing

void

3mm anodised aluminium veneer

25mm timber 50mm battons

perforated

board

fixed

to

Artifical strip light

Detail 3

third

detail

connection

of

line.

40mm Detail

Detail

2

3

focuses

roof

radius

boxes

on

the

along

brushed

the

aluminum

detailed

thick pedestals

stone

paver’s

to ceiling curtain within structural frame

wall

mesh supported close off void space limestone thermal labyrinth pad

supported

by

base

foundation

on

focuses the

glazing

timber

to

positioned

batons

provide

connecting

to

to

natural

limestone

base

steel pad foundation

‘shoe’

providing

connection

to

balustrade

cap

11

25mm toughened glass balustrade 50mm thick stone 50mm pedestals

paver’s

supported

on

6

1

2

Vapour barrier Galvanised steel balustrade channel to 2no. 200mm x 150mm timber packers

5

13

Sedum layer Mixed gravel and soil substrate Filtration barrier 8

9

10

EDPM waterproof membrane

4

12

75mm rigid insulation

14

150mm rigid insulation 300mm Timber connection blocks Steel sleeve through bolts 175mm

cross component

2no. with

laminated

timber

15mm plywood boards 3mm anodised aluminum veneer

Anodised

aluminum curtain wall with incorporated movement joint

17

structural

closing

2 7

fixed

30mm drainage mat

on

market

base,

limestone

glazing

200mm rigid insulation

4

detail within

50mm

EDPM waterproof membrane

Detail

the

used

the

create a base for the timber frame.

galvanised

3mm anodised aluminium profile

The

to

1-

glazed aluminium frame

fourth

system

void

3

channel

16

15

the

foundation

space.

Connecting

pad

foundations

Environment - Energy/Sustainability Strategy Energy Sources and Distribution The

hydroponic growing spaces energy requirements mean that

there is a significant requirement for power throughout both day and night.

As

a central infrastructure point within the emerging community,

the tower is pivotal to the energy provision for both the building

Heating Cooling and Ventilation (Meso Scale)

Heating Cooling and Ventilation (Micro Scale)

Solar Power:

The

diagrams below highlight the heating, cooling and ventilation

The

following diagrams focus on highlighting the environmental

During the day, the de-centralised solar panels within the community housing provides excess power to tower. This provides significant energy for heating, cooling and lighting.

The overall strategy aims to maximise the level of natural ventilation that is used to heat and cool the spaces. However, mechanical

This

focuses on heating, cooling and ventilation along with both

and surrounding community.

Biomass Power:

There

Once

is a two way strategy which sees the project provide energy

for the housing and the process reversed.

strategies for both summer and winter, day and night.

strategies to be employed on a micro scale within the market place.

natural and artificial lighting strategies.

ventilation will be essential in maintaining the correct temperature within the hydroponic growing spaces.

Whilst these identify the passive measures that will be taking place, they also highlight the requirements for mechanical measures.

the solar power is no longer feasible due to light levels,

energy provision is then switched to a biomass power unit which is powered by waste plant material.

This

throughout the provision of power.

maintains minimal pollution

Summer Day Strategy The summer strategy focuses on considering the market as a covered external space, utilising natural ventilation methods as much as possible.

Lighting is achieved predominantly though natural measures

Night time power distribution

Day

time power distribution

Summer Night Strategy During the warm winter nights the space will be closed off and relies on mechanical ventilation methods. Lighting will be down to artificial lighting within the roof grid voids.

Lighting Strategy The

project aims to maximise the use of natural lighting within all

spaces.

glazing.

This

Louvres

is evidenced by the vast openings and floor to ceiling

will be used to control the solar gain during the warm

winter months to help maintain the environmental strategy.

The

main spaces where the lighting strategy is prevalent is within

the hydroponic growing spaces.

During the day the layout of floor

plates is intended to maximise the penetration of natural lighting.

Summer Day Strategy

Summer Night Strategy

During the warm summer months the growing spaces will require cooling to maintain the required temperature. Louvres will also be used to reduce the amount of solar gain from the high sun.

The market space will be opened up to be treated as a covered external space, allowing natural ventilation to take a primary role in regulating the environment.

During the night the cool summer breeze will be utilised to keep the market space cool.

The Hydroponic growing space will require a low level of heating to maintain the required temperature within the room.

The diagram to the right highlights how the floor plates are spaced and the strategies behind. The floor heights on the south facing sides are double height (6m -yellow) to maximise light gains. On the north side of the tower the plates are spaced as single height (3m red) in areas where artificial lighting will be used to supplement the lower light penetration.

Winter Day Strategy During the winter months, the market will be kept as an internal space and rely on heating to maintain reasonable temperature. The low winter sun will provide the main lighting although artificial backup may also be required.

Sound Transmittance & Acoustics Within

Legislative Framework

the design there are limited instance where the sound

transmittance and acoustics are significant to the design.

The

only

instance is in respect of the plant room located below the market.

The

acoustic levels will need to be minimised to prevent sound

transmittance to the market space.

Approved

document

F

governs the ventilation of buildings and is in

place to ensure that all inhabited spaces are adequately ventilated.

This is to ensure a safe living and working environment.

One F is

key concern that was highlighted within approved document

the standard of air tightness within the building.

Achieving

a

high level of air tightness will be essential in making the hydroponic growing spaces as efficient as possible.

Approved document L also sets out the guidelines on the conservation of fuel and power.

Winter Night Strategy

Strategies to Tactics The

The cool winter nights will require heating within the space to ensure that it is suitable for use. Lighting will be down to artificial lighting within the roof grid voids.

basic principle established in the strategies part of the design

process have carried through to the final design. form

The

changing

and market layout have allowed for further integration of

light wells and service voids which have provided opportunities for greater natural ventilation than envisaged. ventilation system has carried through.

The main basis of a stack

Winter Day Strategy

Winter Night Strategy

The low winter sun will be essential to the strategy in maximising the solar gain and reducing the amount of mechanical heating necessary. The main energy output will be in heating the growing spaces.

The winter nights will be the most demanding in terms of the energy and ventilation requirements. This is to ensure that the internal temperature is roughly 15 degrees warmer than the external temperature.

Services and Integration Hydronics

Services integration Strategy (Meso)

Strategies to tactics

The axonometric drawing below highlights the servicing strategies which will be applied to the design.

It is clear when comparing the strategies to tactics that

engineering

Water in Marseille is considered a precious resource as it is brought to the area through a series of canals. These will form the initial main source of water on site. As the network develops the tower will be fed directly from the reservoir further up the valley, although

strategy (shown below) has been followed through and

escape

the scheme aims to limit the amount of water needed by filtering and

The main 3m x 3m

Fire Strategy Within

the

strategy.

design,

The

the

plans

use

of

below

a

timber

highlight

frame the

structure

provides

compartmentalisation

routes and distances (yellow) and those element requiring

added

(blue),

pressures places

for

of

60 minutes fire ratings (red).

the

safety

fire

(green),

cleaning collected water.

The

THE FLUE GASES ARE

CLEAN WATER STORED AT

EXTRACTED THROUGH THE CORE

TOP OF CORE TO ALLOW

diagram below highlights how the building plans to collect as

This

will utilised the excess heat from the

main environmental

initial

strategy

helped

inform

the

design

development of the need for a substantial core to allow for stack ventilation principle to be employed.

with chillers and natural ventilation to cool during the winter.

EXTRACTED AND VENTED THROUGH THE STACK

The diagram to the left highlights the schemes approach to maintaining as close to a closed loop system as possible.

VENT

WATER USED FOR

WATER WILL BE DISTIBUTED TO A TANK AT THE TOP OF THE CORE DURING USING SOLAR POWER.

FEEDING PLANTS

THIS WILL ALLOW FOR IT TO BE

GRAVITY FED TO THE SPACES

18m

DURING THE DAY

40m Egress to Street

These

The

has informed the design decisions made.

centralised core which help distribute the

biomass boiler to warm the air in the summer, along

EXCESS HEAT IS

H and G.

15m

spaces.

UTILISING THE WARM GASES

DELIVERY

much rainwater as possible, in accordance with approved documents

in the designs development.

vertical circulation will focus around a

ventilation required to heat and cool the hydroponic

TO CREATE A STACK FLOW

FOR GRAVITY FED

the servicing element of the design has been fundamental

WATER PUMPED TO

Egress to Upper Street Level

16m

BIO-MASS FLUE GASES USED TO CREATE SITE WIDE

TOP OF CORE USING

WINDFLOW

SOLAR POWER FOR 17m

23m

SOLAR PANEL CREATE

STORAGE

ENERGY FOR THE SPECIALIST

EXCESS HEAT PURGED

LIGHTING

WATER TANKS COLLECT RAINFALL AND PROVIDE

HORIZONTAL RUNS WITHIN

STORED POWER USED OVERNIGHT

THE TOWER ARE EXPOSED AND ATTACHED TO THE

20m

STRUCTURE PROVIDES ADAPTABLE SHADING

SOFFITS

ALLOWING FOR CLIMATE CONTROL WITHIN GROWING SPACE

CAPTURED CARBON

45m

RELEASED IN GREENHOUSES

WATER SUPPLIED FOR

RAIN WATER IS COLLECTED AND FED IN

Egress to Lower Street Level

WATER TANKS

IRRIGATION

STACK EFFECT CRETES WINDFLOW ACROSS SITE

ELEVATED WALKWAY RECIEVES

TURBINES GENERATE

SHADING CREATING A COMFORTABLE ENVIRONMENT

ELETRICAL SUPPLY WILL

ELECTRICITY

BE DISTRIBUTED AT FLOOR

WARM AIR IS DRAWN

LEVEL WITH THE MAIN

INTO THERMAL LABYRINTH DUE TO

COOL AIR COOLS

CABLE RUN OCCURING ON

LOW PRESSURE

PUBLIC SPACE

THE FLOOR BELOWS

Ground Floor Level

Market level

The ground floor accomodation is for service use only. The spaces include the plant room to the south and storage to the north. The rooms will incorporate sprinkler systems to protect the market level above.

CO2

SOFFIT

CARBON CAPTURE PROCESS WORKS WITH NATURAL AIR FLOW

Escape from the market space will be via the

TURBINES GENERATE

lower street levels.

AFTER GROWTH

WATER STORAGE AND

From the South East

corner, the travel distance reaches the maximum

ELECTRICITY

PLANTS PROCESSED

main access doors to both the uppper and

EXCESS WATER SUPPLIED TO HOUSING

CLEANING

NEW PLANT MATERIAL FOR GARDEN

45m for teo directions of escape.

WATER STORAGE AND CLEANING

EXCESS WATER SUPPLIED TO HOUSING

BIO-WASTE FROM GARDENS

BIO-MASS PROVIDE

BURNT TO CREATE POWER

POWER AND HEAT TO

EXCESS HEAT GOES TO INTER-SEASONAL HEAT STORES AND HOUSING

BUILDING

WASTE ASH USED AS FERTILISER

HORIZONTAL AND VERTICAL SERVICE RUNS

WATER USED FOR IRRIGATION OF PLANTS INTER-SEASONAL HEAT STORE INTERACTS WITH THERMAL LABYRINTH

HEATING AND COOLING DISTRIBUTION WATER DISTRIBUTION 7m

9m

FLUE GASES ELETRICAL DISTRIBUTION

Services integration Strategy (Micro) Egress to Elevated Walkway

14m

EXTRACTED AIR IS EXPELLED

The

diagram

below

identifies

the

main

servicing

strategies at a micro scale for the market space.

THROUGH THE BUILDINGS STACK 20m

The

main distribution of services occurs within the void space of the roof structure.

This

strategy allows for the services to be concealed

and dos not effect the aesthetical strategy of the space.

Egress to Market Level

15m

15m

HEATING AND COOLING SUPPLY AND EXTRACT IS DELIVERD FROM THE CORE AND DISTRIBUTED FORM THE ROOF BOX VOIDS

NATURAL LIGHT ENTERS THROUGH THE LIGHTWELLS

AIR INTAKE USES A NATURAL THERMAL LABYRINTH BELOW THE

Terrace Level

MARKET TO

Tower levels

The terrace level incorporates the

PRE-CONDITION THE AIR

Within the tower, the core is considered a place of safety and a compartment. This means

private access to the hydroponic tower.

Internal escape is via the core as a seperate compartment.

FOR HEATING OR COOLING

that travel distances are calculated to the lobby entrance.

THE VOID SPACE WITHIN THE BOX STRUCTURES PROVIDES THE MAIN

Legislative Framework The

main

document

which

Fire Equipment

legislates

the

document though distances are

focuses

on

controlling within

travel

a

reducing the

scheme.

distances,

and occupancy levels.

fire

the

materials,

The

main

industry

in

risk

of

casualties

fire

strategies issues

protection

of

facing

and

- 2sqm/person - 5sqm/person - 30sqm/person

travel

the

design

structural

timber

Travel Distances - Shop & Commercial - 1D - 18m - 2D - 45m - Industrial & Storage - 1D - 25m - 2D - 45m Occupancy Levels - Shop & Commercial - Industrial - Storage

terms

B: Fire Safety. This

of fire design is the approved document

Within

the

design

there

will

be

many

control, prevent and fight any instances of fire.

- Sprinklers: Located

in

both

the

measures

hydroponic

and markets to control any potential fires.

-

Fire

Extinguishers: throughout the building.

- Dry Riser: A each

level

the design.

- All

to

Fire

to

One

of

spaces

The

main

aimed

growing

with

greatest

challenges

circulation

will

access to multiple levels.

extinguishers

will

be

provided

in

a

design

In

utilise

platform

lifts

which

to

has

allow

HEATING AND CHILLING

case of fire, evac chairs will be

UNITS WILL CONDITION THE

fire

fighting

due

to

the

height

of

exposed timber structure will be treated with an intumescent

60m fire rating to work along side the charring qualities which glulam provides.

AIR.

of safety.

Within

lacquer to provide a minimum of

the

stepping levels is the disabled provision and integration.

used within the market to allow for aided escape to a place

dry riser will be provided in the main core at assist

HORIZINTAL DISTRIBUTION FOR SERVICES

Disabled Provision

the

THESE WILL BE

POWERED THROUGH THE tower

a

disabled

refuge

lobby to allow for an assisted escape.

will

be

placed

in

USE OF HEAT CREATED

the

FROM THE BIOMASS BOILER

SMOKE DETECTORS AND SPRINKLERS

ARTIFICIAL STRIP LIGHTS

ARE TO BE PLACED WITHIN THE BOX

ARE UTILISED WITHIN THE

STRUCTURES.

BOXES VOID SPACE

ELETRICAL POWER IS DISTRIBUTED AT FLOOR LEVEL

EXCESS POWER SUPPLIED TO HOUSING

Structure and Integration

Modular Structure The

axonometric

structural

Structural Strategies

Made

The

exploded

highlights been of

the

employed the

which

structural within

design can

axonometric

be

the

focuses easily

within a difficult site.

drawing

strategies

design.

on

The

which timber

creating

constructed

below

modular

through

laminated

diagram

component

from

braced

Structural Loads

glulam

the

timber

that

below

highlights

create

the

beams

shear

core

composite

columns,

walls

plates.

floor

and

This

the

and

the

the

provides

which resists the dead and live loads applied.

structure. frame

active a

Through

different

structure,

is

on

the

cross

of

splice

structure

diagram the

utilising further joining plates

on

quick

a

the

emphasis bolts

right

erection

on

of

below

section

highlight

identifies

the

the

different

lateral

live

loads

loads

which

that

will

will

be

be

applied

applied

to

the

through

The axonometric describes how the design deals with implied dead loads.

structural

wind

to

the

the

for the

diagrams

The

vertical structure.

use

in

two

system.

placed

The

as

allows site

The

glulam

is

techniques.

and

fabricated elements.

have

modular

a

pre-

nature

a

structure

and

replicated

Live Loads Due to the vertical nature of the design, one of the most significant loads that the structure will encompass is the live loads applied by the wind.

600mm x 600mm Glulam column

Hydroponic Tower

These lateral loads will test the strength of the structure and foundations, creating a pivoting effect.

The core of the design incorporates diagonal bracing columns along with shear walls.

Galvanised steel connection

The hydroponic tower is a modular Glulam and cross laminated timber structure. The system

600mm x 600mm Glulam beam

makes construction in a mountainous environment

Stainless steel bolts

simpler through pre-fabrication.

These elements should help transfer the lateral loads into the vertical loads transferring down the columns

The main programme o the space - hydroponic farming - dictates the overall aesthetic of capturing as much light as possible. Consequently,

to the ground.

the facade utilises floor to ceiling curtain

wall glazing resting in-between the prominent structure.

The spaces will also include the use of Louvre systems to regulate the internal temperatures. adaptable

Dead Loads - Axonometric The dead loads call into play all of the core elements which make up the structural frame. The cross laminated timber flooring transfers the loads to the horizontal beams.

These then in-turn transfer the load

to the columns and ground.

Beams

The timber structure will have more deflection than a steel equivalent, meaning that the size of individual members will have to be further increased.

Bracing Core Wall Columns Structural Floor Plates

Roof Terrace The roof terrace is a public space for the community which provides stepped access to the highline.

The paved surface and sedum border

Modular Roof Structure

provides an adaptable space for planters and external market stalls.

The decision to use a modular box structure was down to two main factors:

- An adaptable structure which allows varying thickness above and below - Incorporation of servicing strategy for market below

The roof

Roof Box Structure

exploded

axonometric

structure

consists

through brackets and bolts.

diagram

to

the

left

highlights

the

components

of. The cross laminated timber boxes are This creates a form which gains composite strength.

which

joined

Assembly

Phase 1: Initial base

Phase 2: Erection of columns, beams and core

Phase 4: Glazing modules inserted

Phase 5: Sequence is repeated in next floors

together

The

diagrams below explain the assembly process that the modular tower construction

would encourage.

The modular cross laminated timber box

structures provide a composite structural space-

The

frame.

This becomes the main structure providing the market roof and terrace base.

diagram

integration distribution penetrate

Through the use of post-tensioning, the element

below

with of into

highlights

the

servicing

service the

pipes.

deep

way

in

strategy.

The

floor

effect to purge warm air.

the

use

The

of

plan,

which void

lightwells

along

with

an

the

roof

space also

box

structure

allows allows

opportunity

for

the

provides horizontal

for

natural

for

creating

light a

will aim to reduce the number of structural columns in the space whilst dealing with the changing roof and floor heights.

the

The structural

to

stack

The pre-fabricated nature of the design would encourage a floor by floor This would allow for minimal site storage and the employment of unskilled labor of those migrating to the area. construction method.

Site Access Due to the nature of the site and the main access to site occurring under bridge, the scheme will aim to prefabricate as much as possible to limit nery on site.

This will also focus on a just-in-time approach to ensure that storage is reduced.

the canal the

machi

voids will also provide vital space for the

environmental servicing of the market below.

In-situ v Prefab The scheme will look to utilise pre-fabrication reasons:

- Quicker construction on site

- More sustainable & efficient than in-situ

- Reduce time on site

- Improves quality

- Reduce on-site waste and limits deliveries

Market Levels Through a series of levels, the market space

where

possible

for

the

following

provides an adaptable venue upon the journey through the site.

Dis-assembly The dis-assembly

The use of multiple levels, allows for zoning within the market allowing the space to be further

fabricated

and

This

also

of

structure nature

of

at the

place in reverse order of construction.

broke down and intimately inhabited

will

improve

separated later in life.

Foundations

the

employed within the development to respond to

The storage The

and plant spaces utilise a raft foundation.

tower a raft and pile hybrid system and the market space a lightweight pad system.

The main purpose behind the foundation

developments is reducing the amount of on-site work and quantity of concrete required.

Integration The

integration

strategy design. it

chosen.

of

was

Both

informed

The

Legislative Framework services

and

influential

within the

the

tower

structural

environmental

throughout and

systems

the

the market

which

were

The

framework

The the

becomes

ventilation

of

the

service

paramount

within

the the

to

design.

core

the

use

This

environmental

within

the

of

stack

was

vital

when

designing

Within

the market place the use of the adaptable

needed for an eco-friendly growth space.

structural

boxes

was

servicing the public space.

driven

by

the

strategies

need

of

which

supports

the

The

progression

the

The

initial

structural side of construction comes in two parts. approved document

A covers structure under Eurocode documents

building regulations and the

prominence

tower

legislative

Strategies to Tactics

are

European standards governing structural systems.

between

the

strategies

and

significant changes in regards to structural strategy.

core.

This reasons:

strategy strategy

focused would

on

not

suspending have

fit

in

the with

tactics

timber the

phase

of

structure

developed

the

design

from

system

a

concrete

for

numerous

- The concrete core would have taken significant on-site construction - The modular system would not have worked in the way in which the strategy was developed

- The developed design does not uses a self-supporting exo-skelton - The developed design focused on greater pre-fabrication

saw

the

end

design.

sustainability

Phase 3: Floor plate placed in structure

A variety of foundation systems are to be the differing needs of the scheme.

the

modular

of

of

This

the

it

life

will

will

allow

scheme

as

benefit for

the

from

demolition components

the

pre-

to

take

can

be