The New Jeddah Master Plan

Jeddah, Saudi Arabia • Davis Brody Bond for JHCD

Client

Jeddah Holding Company for Development (JHCD)

Jeddah, Saudi Arabia

Architecture & Planning

Davis Brody Bond

315 Hudson Street

New York, NY 10013 USA

www.davisbrodybond.com

Environmental Engineering & Sustainable Design

Buro Happold Consulting Engineers, PC

100 Broadway

New York, NY 10005 USA

www.burohappold.com

Landscape Architecture

Hargreaves Associates

180 Varick Street, Suite 1304

New York, NY 10014 USA

www.hargreaves.com

Traffic & Transportation Planning

Arup

155 Avenue of the Americas

New York, NY 10013 USA

www.arup.com

1 Context & Analysis

• Facts and Figures

• Project Goals

• Culture and Geometry

• Architectural Character and Scale

• Site and Program

• Traffic Strategy

• Precedents

• Green Design and Sustainability

The New Jeddah Facts & Figures

Derived from KPMG Project Concept Report

SITE CHARACTERISTICS

Located in the North Basateen District, adjacent to Jeddah’s popular King Abdullah International Airport, the site is a 52-acre, flat expanse of sand. This strategic location petitions for an iconic design, especially along the Royal Terminal Road, bordering the site on the north. Located only 80 km away from the highest sanctuary in Muslim culture, Jeddah is the main hub for ‘Hajj’ the yearly pilgrimage of thousands of Muslims to Mecca. The coast, which stretches from north to south, is only a few miles to the west of the site and provides fresh sea breezes from the northwest, while the desert to the east brings the hot southeastern winds.

DESCRIPTION OF CLIENT

Holding Company for Development in Jeddah

Governing body: Board of Directors

Client goa: Develop multi-use projects in Jeddah

The New Jeddah Project Goals

The design team has been given the task of creating a “New Jeddah” — a mixed-use business, commercial, and residential destination that will attract top tier businesses and residents to an iconic, sustainable, eco-friendly oasis, setting the bar for the future identity of Jeddah.

This state-of-the-art destination will incorporate 21st Century building and environmental technologies while respecting and honoring the culture and environment of Saudi Arabia.

• The comfort of the workers and residents and of the visitors is of utmost importance. This will be a self-sustained master planned community — a unique experience in urban living.

• All the modern amenities will be available to promote commerce, relaxation and recreation, quality of living and health, and a varied cultural and entertainment experience.

• A new organically evolved “landscape” will be created in the desert, 50% green: water, shade, and maximization of the sea breezes to create a longer more pleasant outdoor environment for the Jeddah community.

• Increased walkability and expansion of outdoor use will be promoted via environmentally creative solutions to public spaces. the goal is to create active public spaces.

• Parking will be shaded, located in a lower level cityscape with access to all parts of the new city. Landscaped sunlit open vertical connections between vehicular levels and pedestrian street levels above provide a sense of orientation between all parts of the city.

• The New Jeddah will become an acclaimed and sought-after destination.

Historic, sacred geometries provide inspiration for creating new forms THE

NEW JEDDAH MASTER PLAN

Culture & Geometry. Since ancient times there has been a deep interest in forms that are considered to incorporate within their intrinsic relationships — mathematical and geometric — a universal truth.

It was believed that these geometries were derived from, or described, the basic laws of the universe and by studying or contemplating them, one could obtain an understanding of the origins of everything, and in this, a sacred truth.

Furthermore, it was believed that by incorporating these geometries in music, art and architecture, these works would have a harmony of proportions and a special sacred character.

DAVIS

The culture and hierarchy of public and private spaces

Main bazaar in Isfahan, Iran

(Opposite) Rawasheen traditional wooden façades in Old Jeddah, used for sunscreen and privacy

THE NEW JEDDAH MASTER PLAN

DAVIS BRODY BOND • ARCHITECTS + PLANNERS

The significance of congregation to the development of a city

THE NEW JEDDAH MASTER PLAN

Historic Urban Model

Components of a traditional mosque

traditional mosque floor plan (above) and elevation (below) mihrab

qibla wall

DAVIS BRODY BOND

Historic Jeddah — Architectural Character & Scale

Map of historic Jeddah showing its organic open space system

Wind speed in the open spaces of historic Jeddah

Main elevation, typical historic Jeddah house

Ground floor plan, typical historic Jeddah house THE NEW JEDDAH MASTER PLAN

DAVIS BRODY BOND • ARCHITECTS + PLANNERS

The New Jeddah

Red Sea

King Abdullah International Airport >

THE NEW JEDDAH MASTER PLAN

The New Jeddah Site Scale Comparisons

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Site morphing — Old Jeddah superimposed over New Jeddah site

The New Jeddah site superimposed over Venice

The New Jeddah site superimposed over New York City

Site Studies & Analyses

Program Comparison

*Area in square meters

Potsdamer Platz is an example of singular phase mixed-use master plan in Berlin, Germany. It is the centerpiece development of new, united Berlin which was divided from World War II until 1989. The 25-acre site accommodates 550,000 square meters of commercial, residential, offices and variety of program. Office, Residential, Commercial are distributed 50:20:30 ratios. The project’s historical value and diverse commercial and entertainment program have contributed to its success.

Roppongi Hills is another singular phase mixed-use development in the center of Tokyo, Japan. This development transformed the area, formerly known only for touristy restaurants and night clubs, into a popular and accessible destination site. The 27-acre site contains 729,000 square meters of commercial, residential, office, and retail program, following a similar formula and ratio to Potsdamer Platz. A carefully-articulated commercial area and symbolic main tower (which houses a museum) has led its success.

THE NEW JEDDAH MASTER PLAN

Traffic Strategies

Goals

• Provide convenient and efficient flow of traffic and easy access to parking in close proximity to user zones.

• Consider sustainable transport systems.

Assumptions

• No public transit use.

• Strict Jeddah Code which requires ±10,500 cars (fewer than Dubai Code).

Solutions to Reduce Parking & Congestion

• Introducing a form of green sustainable transport (shuttle bus, trolley, personal rapid transit, e.g.) can reduce parking demand by 1000 spaces with 20% part-time use during office hours.

• Reduce parking demand by shared parking (e.g. Retail/Restaurant in the evening, Business/Office Center during the day)

THE NEW JEDDAH MASTER PLAN

Sustainable Design: Be One with the Site

DAVIS BRODY BOND • ARCHITECTS + PLANNERS

Sustainable Master Planning

The New Jeddah Master Plan will seek to embrace local climate, infrastructure and community, develop environmentally sound strategies for mixed use development, and provide a balance between environmental sensitivity and development programs.

THE NEW JEDDAH MASTER PLAN

CLIMATE

Respond to climate with appropriate passive solar and ventilation strategies.

Use natural resources to the greatest extent possible.

Conserve natural resources that are limited.

Use thermal massing to store heat and cool building interiors.

Work with the grain of the natural climate rather than against it.

CULTURE

Provide comfortable social space for human interaction.

Encourage social equity through job opportunity.

Encourage diversity and foster cultural heritage of region and site.

Facilitate communication between employees and management.

ENERGY

Implement appropriate passive and active design strategies.

Minimize building and site peak demand.

Create energy networks to work with mixed use program.

Use available solar energy.

Provide on-site energy generation for reliability.

Implement carbon reduction strategy.

ECOLOGY

Use native, droughttolerant plantings.

Create habitat spaces for native species and species of conservation interest.

Create oases and ecological corridors to which birds and insects can migrate.

WATER

Reduce demand for potable water.

Install high efficiency, low flow fixtures.

Manage, treat, and reuse all wastewater.

Minimize irrigation demand by using high-efficiency equipment and native plantings.

Provide for site water demand with low energy and solar desalination.

TRANSPORT

Widen sidewalks and narrow streets to provide adequate pedestrian space.

Provide internal site transportation network.

Reduce dependency on individual vehicle use.

Use alternative fuel vehicles for facility needs.

Encourage carpooling and use of public transportation.

WASTE

Reduce volume of waste sent to landfill.

Promote composting of organic wastes.

Reduce, reuse and recycle when possible.

Reduce CO2 emissions required with transportation of waste.

MATERIALS

Favor local and regional materials.

Favor materials that are rapidly renewable.

Favor materials that do not release harmful gasses into the atmosphere.

Climate Analysis

Exterior Environment

JEDDAH, SA (LAT. 21.4, LON. 39.1)

Average Diurnal Temperatures

Temperature swing between day and night can provide and opportunity to store or release thermal energy to regulate comfort conditions. The chart to the right shows the relationship between the seasonal comfort band (green) and diurnal temperature swings for a typical day each month. This chart shows dramatic swings in temperature between day and night, a condition typical of a desert climate.

Controlling the outdoor environment is crucial to creating a livable development that promotes commerce and mobility. There are several recommended techniques that can greatly mitigate the harsh natural conditions of Jeddah.

Solar Control

Outdoor shading is key to protecting inhabitants from the harsh desert sun. Shading can lower outdoor temperatures significantly and protect people from UV radiation. Shading also helps create microclimatic diversity, allowing more opportunity for different plant species to flourish.

Sun Path

In winter months, the sun has a maximum angle of 44.8º, producing low morning sun in the east and low evening sun in the west. In summer months, the sun has a max high angle of 69.5º that results in heavy morning sun in the east and heavy evening sun in the west.

Wind Analysis

Winds are strong and prevalent from the north and southeast throughout the year, although wind temperature does change with the seasons.

Microclimate Control

The phenomenon or adiabatic cooling occurs when water in an outdoor water feature comes in contact with the hot and dry Jeddah air. It soon evaporates, transferring from liquid to gas form, absorbing the air’s heat and therefore cooling the air. These features are most effective when coupled with adequate outdoor ventilation.

Vegetation

In order to protect air quality, the use of vegetation should be maximized. Plants create shade and filter dust and other air pollutants. In addition, some plants store and release humidity to the atmosphere in a process called evapotranspiration. Similar to adiabatic cooling, this release of humidity lowers the outdoor ambient temperature in the area of the plants.

Wind Protection

Desert winds can be hot and dusty, creating a hazard for humans. Protection from winds is key to creating an inhabitable outdoor environment.

Psychochrometric Analysis

Psychrometric Analysis

The psychrometric charts to the right represent climatic readings from Jeddah in terms of temperature (horizontal axis) and humidity (vertical axis). The yellow box represents that range of temperature and humidity considered to be comfortable for people. As shown by the distribution of points, the climate of Jeddah is extremely dry and hot year round.

Potential Passive Design Strategies

The diagrams to the right provide information about the potential effectiveness of various passive design strategies in the Jeddah climate. Passive strategies are preferable to active as they reduce the energy demand for the building.

The yellow bars correspond to the percentage that the temperature points collected in Jeddah fall within the standard comfort zones during the months of the year. The red bars represent the percentage of points that fall within the comfort range after the application of a particular passive design strategy.

Overall, this climate provides good opportunity for a number of passive design strategies, most specifically Direct and Indirect Evaporative Cooling, Exposed Mass with Night Purge Ventilation, and Thermal Mass Effects.

in Jeddah. Not only is fresh, extremely expensive. it is development in Jeddah wisely manage potable water only when

Jeddah. Not only is fresh, extremely expensive. it is Jeddah wisely manage potable water only when

consumption by humans. it therefore the most expensive and needed only when ingested Jeddah comes primarily from large amounts of energy. not suitable for human necessary building functions. certain types of wastewater toilets and irrigation.

one of the easiest and most amounts of water. reducing pipes not only saves money, placed on all downstream treatment, graywater filters and

consumption by humans. it most expensive and only when ingested comes primarily from amounts of energy. suitable for human necessary building functions. types of wastewater and irrigation. the easiest and most amounts of water. reducing not only saves money, on all downstream graywater filters and Jeddah development high cost of municipal demands required by the recommended to provide and blackwater.

New Jeddah development the high cost of municipal demands required by the recommended to provide graywater and blackwater. level appropriate for indirect irrigation. Blackwater should be source of freshwater in Jeddah. drawn into a municipal facility water using a energy intensive

appropriate for indirect Blackwater should be freshwater in Jeddah. into a municipal facility using a energy intensive

Jeddah, provides the same renewable solar power, waste heat both. in addition, an on-site operate independently from any

Jeddah, provides the same solar power, waste heat addition, an on-site independently from any

Masterplan

Water Masterplan

Water management is a crucial issue in Jeddah. Fresh, potable water a scarce resource, and extremely expensive. It is imperative that any new development in Jeddah wisely manage water consumption and consume potable water only when necessary.

Potable water is suitable for consumption by humans. It is of the highest quality and therefore the most expensive and valuable. Typically, potable water is needed only when ingested by humans. Potable water in Jeddah comes primarily from desalination plants, which consume large amounts of energy. Non-potable water, not suitable for human consumption, can be used for many necessary building functions. It is possible to capture and reclaim certain types of wastewater and reuse it for such uses as conveying toilets and irrigation.

High Efficiency Fixtures

Installing high-efficiency fixtures is one of the easiest and most inexpensive ways to save significant amounts of water. Reducing the amount of water going down the pipes not only saves money, but it reduces the size and burden placed on all downstream facilities, including blackwater treatment, graywater filters and storage tanks, and stormwater system.

Graywater and Blackwater Treatment

The majority of water demand for the New Jeddah development will require non-potable water. Due to the high cost of municipal potable water and the large water demands required by the program of the New Jeddah site, it is recommended to provide on site treatment systems for both graywater and blackwater.

Graywater should be treated to a level appropriate for indirect human contact, such as plant irrigation. Blackwater should be treated to graywater levels.

Buro Happold

Buro Happold

Solar Desalination

Desalination is currently the only source of freshwater in Jeddah. Ocean water from the Red Sea is drawn into a municipal facility and converted to fresh drinking water using an energy intensive and expensive process.

Solar desalination, currently in use in Jeddah, provides the same freshwater supply, but from renewable solar power, waste heat from chillers, or a combination of both. In addition, an on-site solar desalination system would operate independently from any municipal sources.

Jeddah, Saudi Arabia

Jeddah, Saudi Arabia

Proposed Building Water System

Water management is a crucial issue in Jeddah. Not only is fresh, potable water a scarce resource, it is extremely expensive. it is imperative that any new development in Jeddah wisely manage its water consumption and consume potable water only when

Potable water is water suitable for consumption by humans. it is of the highest quality and therefore the most expensive and ypically, potable water is needed only when ingested by humans. Potable water in Jeddah comes primarily from desalination plants, which consume large amounts of energy. Non-potable water, water that is not suitable for human consumption, can be used for many necessary building functions. t is possible to capture and reclaim certain types of wastewater and reuse it for such uses as conveying toilets and irrigation.

nstalling high-efficiency fixtures is one of the easiest and most inexpensive ways to save significant amounts of water. reducing the amount of water going down the pipes not only saves money, but it reduces the size and burden placed on all downstream facilities, including blackwater treatment, graywater filters and

Proposed Building Water System High efficiency

he majority of water demand for the New Jeddah development ue to the high cost of municipal potable water and the large water demands required by the program of the New Jeddah site, it is recommended to provide on site treatment systems for both graywater and blackwater.

raywater should be treated to a level appropriate for indirect human contact, such as plant irrigation. Blackwater should be esalination is currently the only source of freshwater in Jeddah. ed Sea is drawn into a municipal facility and converted to fresh drinking water using a energy intensive

Solar Desalinaton

Solar desalination

Solar desalination, currently in use in Jeddah, provides the same freshwater supply, but from renewable solar power, waste heat n addition, an on-site solar desalination system would operate independently from any Blackwater Treatment System to Irrigation System

Lean Energy

Lean energy strategies refer to reducing energy demand through passive and active design. All buildings should integrate passive design measures to minimize the energy requirements of the active systems. The following are recommended strategies to be considered in the Jeddah Masterplan:

• Building orientation should capitalize on advantageous relationships to sun and wind. In Jeddah, orientation is critical to minimize solar heat gain in summer.

• Implementing a high-performance building envelope will greatly improve energy efficiency.

• External Solar Shading along south façades protects inhabitants from glare and direct solar radiation. South façades should be shaded horizontally, while east/west facades should be shaded vertically.

• High albedo roofing surfaces reflect solar radiation and heat off of the roof and reduce the local heat island effect.

• Natural ventilation uses the natural flow of air to lower the temperature of the interior environment without the aid of mechanized air movement.

Mean Energy

Mean strategies refer to producing and distributing electrical energy, heating, and cooling efficiently within buildings and the site. The following opportunities are being considered for the Jeddah site:

Central Energy Plant for District Cooling

A district cooling plant is recommended to centralize all major cooling and heat rejection activities into one location. A chilled water loop would support the chilled water needs for all buildings on the site. The benefits of a centralized system include diversification of load, less overall plant space and lower MEP costs with great opportunity to incorporate energy efficiency chilled water generation strategies at a large scale such as geothermal heat rejection, ice storage technologies and supplemental solar absorption cooling.

Geothermal with Sea Water Heat Rejection

An open-loop geothermal system is recommended to generate chilled water for the Jeddah site. Sea water can be pumped up from directly under the site and then used to absorb waste heat from water source heat pumps. The heated water will then be returned to the ground on the opposite side of the site.

Green Energy

Ice Storage

Ice storage is recommended as a system that provides supplemental cooling, taking advantage of off-peak energy costs. It stores a large volume of ice each night when the regional energy demand is low. During the day, when additional cooling is needed, the ice is melted and the cool air is distributed throughout the site.

Solar Absorption Cooling

Solar Absorption Cooling systems use solargenerated thermal energy to drive absorption refrigeration cycles, rather than compressors to accomplish cooling. In a climate such as Jeddah’s, the demand for cooling is at its peak at times when the solar resource is at its maximum.

Green energy strategies are defined as renewable technologies that will reduce the demand for electrical energy consumption from the grid. The key drivers for this include decreased operational costs, decreased grid reliance, and reduced environmental impact from lowering green house gas emissions. The greatest benefit however can be from making a visual statement on sustainability.

Solar Photovoltaics

As described in the climate analysis on p. 27, solar radiation is abundant year-round in Jeddah, and photovoltaic arrays (PVs) could provide a portion of the site’s energy needs. PVs could be used in large arrays, providing power to a large central power station, or dispersed and used to power smaller devices such as lights, garbage compactors, and signage. The peak electrical production from the PVs will correspond to the peak electrical demand from cooling, therefore offsetting peak costs.

Solar Hot Water

Solar thermal technology captures energy from the sun and uses it to heat water within evacuated tube collectors. This can contribute significantly to a building’s hot water load as it produces hot water year-round. This would be most appropriate for the residential and hotel program on the site.

Wind Power

Winds in Jeddah change direction throughout the year. Average velocities are on the order of 20 km/ hr, or Class 3 wind, meaning small scale windgeneration may be a viable technology for the site.

Old Jeddah, watercolor by David Howell

DAVIS BRODY BOND • ARCHITECTS + PLANNERS

2 Design

For our New Jeddah, there was a need to find an idea that could suggest a way to mold our 52 acre desert site from a flat expanse of sand into a vibrant iconic destination.

We are often offered these inspirations by the site itself; the water’s edge, a river running through it, the trees, the mountains or the valleys; all can help organize a site and help create the feeling and spirit of the place.

We looked for our inspiration in the culture of Saudi Arabia, the power of the wind, the spirit of geometry and religion. The need for shade and water, the “oasis.” These are the elements that helped us transform our site into the new Jeddah, the transformation of a desert land into a vibrant destination for the people of Jeddah and beyond.

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The aim of this categorization into density typologies is to investigate how the desired program areas could be situated on this large, 52-acre site. The “density” mentioned here is based on footprint of the program areas. Low density leads to higher stories and more open space while high density assumes lower stories in tighter spatial relationships.

Low Density more open space, taller buildings

High Density less open space, shorter buildings

57,285 sq.m. concentrated and stacked in 14 stories

5 x 45 floor plate 14 stories spread over the site

28.28 structures needed

45 x 45 floor plate 8 stories spread over the site

49.50 structures needed

45 x 45 floor plate 6 stories spread over the site

66 structures needed

Density Studies

Density Type A

High-Density / Even Distribution of Low-Rise Elements.

This type could be called the basic urban “block” development. The restrictions are height, the proper distance building to building and the allowable/recommended program on the site.

• An advantage of this type of development is its flexibility. Each “block” can be owned and developed separately or several blocks can combine to form a single tenant complex.

• The proximity of the buildings allows for shaded pedestrian connections and opportunity to develop districts after further definition of a street/avenue hierarchy and addition of a variety of open spaces.

• Privacy can be issue because of each building’s proximity. Zoning criteria will be required to create well defined residential and office “neighborhoods.”

Density Type B

Mix of Two Different Densities. This approach incorporates “zones” as the basis of development. This mixed 50/50 density naturally suggests two separate neighborhoods with the open space interrelationships as a critical design element.

• Clear hierarchy within site. The resulting higher storied area can create an image for the development.

• Because of clear zoning between program areas, each area can fully develop its own variety of activities.

• Ease of security control. Each zone, which has different security criteria can be controlled separately.

• The large open space between taller buildings will need major landscape and environmental controls to mitigate the harsh summer elements

All High-Rise. This is a typical residential development model with maximum open space between buildings.

• The ample open space and distance in between buildings provides additional privacy for program as well as maximizing views and daylight.

• Because of the separation of towers, there needs to be a hierarchy of connections between public and private spaces to help the complex achieve a sense of neighborhood and community.

1. Basic 45m module established

Basic 45m module established; 45m x 45m floor plate stacked on six floors. This configuration provides an ideal formula for shading “in between” as well as for economical and flexible office space.

45mx45m oor plate stacked 6 oors. This con guration provides ideal formula for shading “in between” as well as for economical and exible o ce space.

2. 50 % open space established

50% open space and orientation via vistas established. Three large plazas and green boulevards established, making the whole site active and diverse, as well as providing ample landscaping opportunities. The boulevards accommodate mezzanine level environmentally conditioned pedestrian decks.

3 large plazas and green boulevards established, Making the whole site active and diverse, as well as providing ample landscaping opportunities. The boulevards accomondate mezzinine level environmentally conditioned pedestrian decks.

This urban scheme encourages maximum user participation as well as maximum publicintegration, making this newly developed community vibrant and distinguished.

The six-story 45m x 45m office matrix provides flexible office opportunities and ample solar shading while residential “wind-influenced” towers on north side create an iconic image for this new destination. Various open spaces and pedestrian boulevards encourage many diverse districts and activities that will evolve over time.

3. Creation of icon: Tower and superstructure

Creation of icon: Tower and superstructure. Residential towers placed based on wind channeling configuration establish the public “face” of the complex, creating and signifying as a destination place, while large structures mark each plaza’s character.

Residential towers placed based on wind channeling con guration make the “face” of the complex, making it a destination place, while large structures mark each plaza’s charcter.

Vehicular circulation is accommodated at perimeter area of the site leading to shaded parking levels below each of the districts. This, together with ample arcaded and commercial shading and air conditioned mezzanine promenades, makes the whole site a walkable experience, thus allowing for a maximum of social interaction and an active destination for the Jeddah community.

ROYALTERMINALRD.

The New City Circulation Diagram

ROYALTERMINALRD.

The New City Ground Level Floor Plan

ROYALTERMINALRD.

The New City Landscaping (75% open)

THE

ROYALTERMINALRD.

PRINCE SULTAN ST.

NEW JEDDAH MASTER PLAN

The New City Landscaping Concepts

event plaza

large scale flexible plaza

palm groves

interspersed gardens & green

theatre garden

integrated seating & gardens

multi-use theater

gallery gardens

small gardens with seating

reflecting pools & palm groves

public art displays

entry grove

sidewalk-edge seating

palm groves

water gardens

palm allées

linear gardens & water elements

seating

interspersed garden courts

civic square

interactive fountains

large-scale plazas

shade structures

open programming markets

planting-intensive gardens

meditative water elements

cooling misters

DAVIS BRODY BOND • ARCHITECTS + PLANNERS

The New City Perspectives & Variations

THE NEW JEDDAH MASTER PLAN

Impressions with added tower heights

DAVIS BRODY BOND • ARCHITECTS + PLANNERS

spaces and major

The desert lives, vibrates, liquefies almost to an ultra modern sea of shaded streets, hidden plazas, sun filled apartments, and office blocks. The cooler breezes sweep over the undulating roofscape and into the streets, playing in the lush green spaces of the residential district, before dissipating in the busy lanes of the denser-built office district.

A wind-swept, vibrant new destination, inspired by nature and history.

Commerce distributed all over the ground floor, offer all necessary amenities and distractions to the residents as well as to the people working there or coming for shopping.

The mosques, as focal points for the public congregates, form the center of the city

The undulating roofscape not only creates an extravagant new image but allows for constantly changing street aspects and light distribution into all buildings.

One is not only in front of a vibrant piece of new city but a piece of art which originated from reinterpretation of the shaded streets of Jeddah and windswept dunes of the desert.

Maximum density to protect from the sun

Open to the cool breezes and tighten to defeat the dry, hot desert winds

Public

boulevards provide a hierarchy and orientation through the flexible rows of program areas

residential hotel serviced apartments retail office clinic

Windswept Circulation Diagram

retail drop-off

office drop-off

clinic drop-off

residential drop-off

hotel/serviced apt. drop-off

Windswept Ground Level Plan

RoyalTerminalRoad

Prince Sultan Street

Lower Level 2/3

Windswept

Landscaping (68% open space)

THE NEW JEDDAH MASTER PLAN

Windswept Landscaping Concepts

public par k

public recreation

public par k

linear gardens + seating areas

large-scale lawns

play fields

entr y fountains

flexible programming sports fields gardens

entry fountains

large-scale entry fountains

interactive fountains

reflecting pools

cooling misters

private gardens

seating areas

small-scale gardens

shade gardens

public recreation

large-scale entry fountains

interactive fountains

large-scale lawns

reflecting pools

play fields

cooling misters

flexible programming

sports fields gardens

entr y fountains

retail squa

flexible programming sports fields gardens

hardscape for urban programs

marketplace

civic space

large-scale entry fountains

seating + tables

interactive fountains

reflecting pools

cooling misters

courtyard groves

groves of different characters

small reflecting pools

ornamental gardens

seating areas

quiet, meditative character

public park

public recreation

large-scale lawns

play fields

flexible programming

sports fields

gardens

grand allée

linear gardens and seating areas

grand water elements

palm allée

retail square

hardscape for urban programs

marketplace

civic space

seating and tables

Windswept Perspectives and Variations

THE

NEW JEDDAH MASTER PLAN

Impressions with added tower heights

DAVIS BRODY BOND • ARCHITECTS + PLANNERS

Scheme Three Towers in the Park 03

THE NEW JEDDAH MASTER PLAN

Using the maximum allowed building height offers the possibility to achieve the required program on a minimum footprint with a maximum amount of open space.

This basic concept was followed to create an oasis in the desert of Jeddah, a vibrant and luxurious new Jeddah, offering ultra modern, private luxury housing communities in immediate proximity of office complexes and surrounded by vibrant shopping opportunities.

Based on sacred geometry principles, a main pattern is laid over the site guiding to a harmonious layout of the various required programmatic elements on an idle site.

The gardens of senses are lush park areas spread like a blanket over the northern part of the site, covering the housing communities and luxury shopping areas located inside the podiums and creating a quiet, fresh atmosphere. Water features, flowers and trees create an environment of natural sounds, fragrances, shaded ambiances and create a unique housing and shopping experience.

The maximum amount of open spaces offers a great variety of connecting landscapes. Lush green is the overall binding element, morphing from “garden of senses” towards active urban landscaped plaza.

The urban plaza which backs like a rock the Garden and protects it from the hot winds is offering a vibrant contemporary exchange platform. Shaded and cooled with ultra modern external air-conditioning systems, hosting restaurants and shops it creates a market place of knowledge where people from the surrounding offices can mix and exchange ideas. Visitors can capitalize and nourish the vibrant creative atmosphere while shopping on the ground floor arcade and enjoying the recreational facilities.

A new destination for modern creative people!

CIRCULATION upper plaza level

CIRCULATION street level

retail drop-off

office drop-off

clinic drop-off

residential drop-off

hotel/serviced apt. drop-off

RoyalTerminalRoad

Prince Sultan Street RoyalTerminalRoad

Prince Sultan Street

Towers in the Park Ground Level Plan

RoyalTerminalRoad

Prince Sultan Street

Towers in the Park Upper Plaza Level Plan DAVIS

RoyalTerminalRoad

Prince Sultan Street

RoyalTerminalRoad

Prince Sultan Street

Royal Terminal Road

residential hotel serviced apartments

retail office

Prince Sultan Street

Towers in the Park Landscaping (77% open space) THE

RoyalTerminalRoad

Prince Sultan Street

Towers in the Park Landscaping Concepts

sunken oases

sculpted field

sunken oasis

lush sunken courts

planting-intensive gardens

meditative water elements

cooling misters

meditative plaza seating

small-scale plaza

small interactive fountain

entry allees & canopies

shaded linear courtyards

shade canopies

seating plus tables

public recreation

large-scale lawns

open play fields

flexible programming sports fields gardens

sculpted fields

palm-lined drive

public recreation

large-scale lawns

open play fields

flexible programming

sports fields gardens

vehicular / pedestrian road

linear plaza seating

palm lined drive

vehicular / pedestrian road

linear plaza seating

grand water gardens

large-scale entry fountains

interactive fountains

reflecting pools

cooling misters

lush sunken courts

planting-intensive gardens

meditative water elements

cooling misters

meditative plaza

grand water gardens

large scale entry fountains

interactive fountains

reflecting pools

cooling misters

retail plaza

hardscape for urban programs

market place

civic space

seating plus tables

small-scale plaza seating

small interactive fountain

entr y allees + canopies

shaded linear courtyards

shade canopies

seating + tables

Towers in the Park Perspectives & Variations

THE NEW JEDDAH MASTER PLAN

Impressions with added tower heights

DAVIS BRODY BOND • ARCHITECTS + PLANNERS

Note: The first phase of the New Jeddah Master Plan consisted of proposing three distinct schemes. One scheme — Towers in the Park — was then chosen by the client to be further developed in a second phase.

The New City 02 Windswept

• The idea of a rational state-of-the-art city grid mixed with a variety of open spaces connected by major promenades creates so many opportunities for neighborhoods to evolve and a great variety of events to happen.

• This mix of the old and the new and the focus on the public spaces will welcome all back for visit after visit.

• The flexibility of this grid, both for office module and for parking below, allows for a great variety of office spaces. Blocks can be combined if the market economy dictates.

• The proximity and the density of the blocks provide a wonderfully shaded urban environment.

• The wind-oriented Residential Towers provide the iconic image of this new cityscape.

• A highly rational yet poetic scheme, based on varying widths of floor plates for both office and residential uses. This structural rationality extends to the parking levels below.

• The flowing rooflines allow for duplex and triplex residential or office volumes and adds to the variety of the available spaces.

• The lure of the “desert/beach” image is an attraction that makes one want to feel the breezes and the variety of the shaded spaces.

• The open areas are discovered after walking down the promenades and exploring the everchanging streets.

We understood that the choice the client made best fit into the traditional society of the Arabic culture. It was, in their opinion, the most sustainable and appropriate for their goals.

Towers in the Park

• Rational/flexible office modules can grow or contract easily as demands dictate.

• This rational structural layout works well with the lower level parking.

• The office blocks protect against the desert winds.

• The urban piazza provides a great “living room” for Jeddah — a flexible, large-scale public-use space for many diverse events.

• Residential towers shaped and separated to take advantage of the breezes and views are beautifully situated in an oasis of green.

• The groupings of the towers into neighborhoods offer security and privacy from the adjacent urban edge but also easy access when there is a desire for any community activity.

• The mix of retail in the park and in the urban piazza offers a great variety of retail/entertainment/ cultural/business environments.

THE NEW CITY

I always wanted to live in an environment where something great is happening every minute. There are so many things to do right in my backyard yet I still feel like I have a special private place above it all.

I can park under my office, take the elevator to my desk, meet my client 2 blocks away, call my family in for dinner and enjoy a night at the piazza and finish some office work while the family sits outside and listens to some music.

Every time I turn down a different block, something new is happening. There are so many places to visit, events are always springing up. Things are always changing.

WINDSWEPT

I like the proximity and activities of the streetfacing, living and still having our private court out back. There is a nice intimacy between the promenades. This is a great working environment. My office has grown and it was easy to expand on the same floors have continuity of space.

I love the magic and the mystery of this “moving” city. I feel protected from the desert sun, cooled by the breezes and feel that this “mystical” experience is what Jeddah is all about.

TOWERS IN THE PARK

There is a great sense of living in a wonderfully landscaped park, lots of light and what a great view of the fountains and lush landscape. The public piazza is a great meeting place for me and my clients after a fruitful working day. It is always teeming with activities.

What a treat it is, one morning, to walk in the park; and in the evening go to an event in the plaza. The different environments make me feel like I have country and city at the same time.

Towers in the Park Design Refinements

ROYALTERMINALRD.

RoyalTerminalRoad

Prince Sultan Street

5 HEIGHT RESTRICTIONS

3 RESIDENTIAL VIEW TOWARDS

Orienting the residential towers to drive cool sea breezes into the site, the compact office block defines an urban plaza and creates a protective wall against the hot south eastern desert winds.

Embedding the luxury residential towers into a lush park provides a natural buffer. It clearly defines the private and quieter zone of the site, while the busy urban plaza provides an active platform of exchange.

2 ORIENTATION BREEZE: REACTION TO MASTERPLAN

3 RESIDENTIAL VIEW TOWARDS SEA

Due to the nearby airport, only selected residential towers, those at the west side of the site, can be built as high as 45 floors. The towers are placed according to a defined geometric pattern, while allowing nearly every apartment to have a sea view.

Towers in the Park Rendered Sections THE

100m height

45m height

DAVIS BRODY BOND • ARCHITECTS + PLANNERS

Towers in the Park Rendered Elevations

THE NEW JEDDAH MASTER PLAN

DAVIS BRODY BOND • ARCHITECTS + PLANNERS

Towers in the Park Geometry + Views

DAVIS BRODY BOND • ARCHITECTS + PLANNERS

DAVIS BRODY BOND • ARCHITECTS + PLANNERS

3 Design Team

• Davis Brody Bond / Aedas Design Philosophy and Firm Profile

• Büro Happold

• Hargreaves Associates

• Arup

DAVIS BRODY BOND • ARCHITECTS + PLANNERS

Davis Brody Bond / Aedas Design Philosophy

Davis Brody Bond / Aedas is widely recognized as one of the nation’s leading planning and design firms. We are the recipient of the numerous design awards, including the American Institute of Architects’ highest honor, the Firm Award, as well as the Presidential Award for Design Excellence. The foundation of our work consists of projects located in urban areas and the success of their design requires the skillful integration of complex zoning, circulation, transportation and planning criteria.

We seek to make every project exceptional. There is a strong consistency in our work that can be characterized by a commitment to several goals:

• Our design is committed to serving the people who use, visit and inhabit our buildings. This concern for the human dimension of our buildings is also supported by our focus on cultural, educational, institutional, corporate and housing projects that make positive contributions to the public realm and quality of life.

• Our projects respond to the social, physical, cultural and economic context in which they exist.

• An in-depth master plan or a fully developed design grows out of an understanding and commitment to meeting our clients’ functional and programmatic needs.

• We are committed to energy responsible design and the incorporation of sustainable design measures. We use materials and building systems that provide long-term value and are efficient uses of natural resources.

• Every project we undertake is seen as an opportunity for innovation and exploration of new ideas.

We distinguish ourselves from other practices in our commitment to giving equal importance to every project. This is achieved by developing the full potential of a project’s program, its formal qualities and recognizing the human dimension of each client’s mission. Not surprisingly, this lack of pre-occupation with “style” has led to creative planning and building designs which are internationally recognized for excellence. Our approach to planning and design, whether for a single building, a campus or a larger piece of the urban fabric, is to create a place that embraces the existing assets, capitalizes on its idiosyncrasies, is self-sustaining, and serves a wide range of users.

Firm Profile

Established in 1952

120+ staff working in New York, Washington, DC and São Paulo

Aedas: 2,000 staff in 32 offices across the United Kingdom, Asia, Europe, and the Middle East (Dubai, Abu Dhabi, and Bahrain)

Signature projects:

• Valeo Thermal Systems, Detroit

• US Census Data Processing Center

Bowie, Maryland

• Eskind Biomedical Library

Vanderbilt University, Nashville, Tennessee

• New York Public Library Expansion & Restoration

New York, New York

• Brooklyn Botanic Garden, Brooklyn, New York

• Ford Motor Company Engineering Design Center, Northwestern University, Evanston, Illinois

• National September 11 Museum at the World Trade Center, New York, New York

Over 150 design awards, including The American Institute of Architects Firm Award, The Presidential Award for Design Excellence, and three Business Week / Architectural Record Awards.

Davis Brody Bond / Aedas Selected Experience

Selected clients and projects include:

Estée Lauder, Inc. • L’Oréal • Harvard University • AT&T

Yale University • IBM, Inc.

• Time Warner

Museum of Modern Art, NY

• The Whitney Museum, NY

Lincoln Center for the Performing Arts, NY

New York Public Library

• The Rockefeller Foundation

Waterside, NY

• Empire Tower, Abu Dhabi

Emaar Tower, Dubai • Xiamen International Cruise City, PRC

Büro Happold Environmental Engineering + Sustainability

Established in 1976 • 1700 staff working in 19 offices in 7 countries including Dubai and Riyadh

Signature projects: Abu Dhabi Investment Authority, UAE • Al Faisaliah, Riyadh • Kuwait Pearls Sea Cities, Kuwait • King Abdullah Economic City, Jeddah • Tellapur Master Plan, Hyderbad, India

Hargreaves Associates Landscape

Established in 1983 • 62 staff working in New York, San Francisco, Cambridge, and London

Signature projects: Sydney 2000 Olympic Plaza

• Louisville Waterfront Park

• William J. Clinton Presidential Center, Little Rock

• Reflections at Keppel Bay, Singapore

• Charles Hostler Center, American University in Beirut

• Taikoo Hui Plaza, Guangzhou, China

Arup Traffic + Transportation Planning

Established in London in 1946

• 9000 staff working in 86 offices in more than 37 countries including Dubai, Doha and Qatar

Signature projects: Second Avenue Subway, New York City

• Lower Manhattan Street Management, New York City

• Access BART System-wide Study, San Francisco Bay

• New Songdo City, South Korea

• Dubai International City

• Dubai Park Square Development Master Plan

• Zayed Sports City, Abu Dhabi

• Capital Plaza, Abu Dhabi

• Dubai Festival City

• Zone 4 and Atrium

• Kingdom Center Project, Riyadh

• Dubai Business Bay

Design Team

Jing Chang

Khania Curtis

Allison Davis

Bruce Dole

Jonathan Drescher

Abdullah Fayez

Christopher K. Grabé

Ken Haines

Dylan Jhirad

Takehiko Katayama

Mulham Khogeer

Guilherme Leme

Steve Marsden

Liz Nebiolo

Don Nicoulin

Beatrix Oetting

Lorenzo Pesola

Christey Robinson

Olivia Ryan

Sara Sachs

Craig Schwitter

Amy Seek

Greg Tuzzolo

Keidy Zschocher

© 2009 Davis Brody Bond

Merged and revised

for web publication Apr 2024

by Dylan Jhirad

www.davisbrodybond.com