KAFD

parcel 4.04

design Report

King Abdullah Financial District Riyadh for Saudi Binladen Group Concept design Report

Paul Stallan at

RMJM_4.04 KAFD

CONTENTS

THE VISION SUPERBLOCK OPTION ONE TOWER OPTION TWO TOWER OPTION

1

1.0 INTRODUCTION - The Vision three design responses aspiration OPTION review MASTERPLAN VISION CULTURAL & CONTEXT A UNIQUE PLACE A UNIQUE CLIMATE CONTEMPORARY URBAN CHARACTER CONNECTIVITY & ACCESS sketch design summary

RMJM_4.04 KAFD

*

VISION

3

VISION THREE DESIGN RESPONSES Paul Stallan’s Global Studio at RMJM have detailed three distinct design options for plot 4.04. The three options are each fundamentally different providing the KAFD client group with a clear choice dependant on priorities.

Each design option conforms to both the KAFD’s final masterplan control document and the design guidance manual for the individual development plots.

The three building options are a superblock, a single tower and a double tower option. These generic responses represent the only three viable building typology’s that the site can support given plot 4.04 zoning.

We have detailed how each of these options can be articulated and related back to the KAFD context, however we would highlight that there is scope for further investment in any of these options in the next detail design work stage identified in the delivery programme.

RMJM_4.04 KAFD

Paul’s Global Studio have however worked in an intuitive and rational basis at this stage to fully understand the architectural and urban potential of plot 4.04. The team believe inspired architecture relies on both an artistic response and a scientific approach to the brief.

A further fundamental consideration at this stage in the project is very simply buildability. In short our proposal must be commercially viable meaning that it requires to be built to a budget and within a specified time scale. Ongoing discussions with our contractor client the Saudi Bin Laden Group and our engineering consultants will therefore continue to ensure that our proposal is deliverable.

We warmly welcome constructive comments and further thoughts on how we might continue to refine our architecture in support of the KAFD brief.

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ASPIRATION overview of our approach RMJM believes that good architecture requires a clear conceptual aspiration and ambition.

Architecture; different from mere building must appeal not only to our senses but also to our intellect.

A building without a dream is a building.

A building with a dream is architecture.

Paul Stallan Global Studio Design Principal RMJM

RMJM_4.04 KAFD

three options a review of each option Developing Design Options for Plot 4.04 at the Urban & the Architectural Scale Our design options have been developed at two scales and with reference to the KAFD guidnce in this respect. We have developed our architecture to respond to the urban scale of the wider masterplan vision and have also innovated at the level of the building plot scale with reference to the design code.

This Final Concept Master Plan Report (FCMP) The Masterplan Guidance for the KAFD is detailed in the ‘Final Concept Master Plan Report’ which is presented in six volumes; i.e. as listed below. We have developed each of our design proposals in direct reference to each volume.

Volume 1: Main Report Volume 2: Planning Guidelines Volume 3: Development Control Parameters Volume 4: Transport and Parking Strategy Volume 5: Supporting Plans Volume 6: Technical Papers The Building Design Guidance in support of the Masterplan Vision The design guidance in support of the Masterplan Vision contained within the FCMP documents again is clearly prescribed. RMJM have again developed each of the 3 options for plot 4.04 so that architecture shares a common approach with the proposed neighbouring buildings.

The three architectural options detailed in this report following have in summary considered the following guidance Overall volume & massing Parcel utilization & functions including gfa and nua Landscaping & public realm Accessibility & general easement Parking & drop-off strategy Elevations in relation to transparency, shading and materials Orientation consideration in relation to climate, energy and views Roofscapes & podiums Maintenance & safety Waste management & delivery strategy Sustainability approach including total energy consumption

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VISION Masterplan The King Abdullah Financial District is designed as a state-of-the-art and fully self contained centre for doing business and facilitating investment and enterprise in the Kingdom of Saudi Arabia.

It is RMJM’s understanding that District will support many of the world’s major banks, financial institutions and professional service companies to play a major part in the diversification of the world’s major oil economy.

RMJM are pleased to be working with the KAFD to deliver what will be the most progressive financial environment in the world.

Facts about the development: The over-riding objective in establishing a new financial district is to provide an attractive working environment for the growing workforce in the financial sector •

• • •

•

• •

• •

•

RMJM_4.04 KAFD

The King Abdullah Financial District is set to become the leading financial centre in the Middle East, providing an attractive working environment for the growing workforce in the financial sector Conceived as part of the overall economic diversification programme Designed to meet the existing and growing demand for Type A office accommodation Located north of Riyadh, the site is 1.6 million square metres and the development will have floor space of over 3 million square metres In addition to world class office space and housing, the King Abdullah Financial District will also have a Financial Academy and recreational facilities The financial academy will build on an already significant investment in education and training A fully integrated development including offices, hotels, conference centre, shops and recreational facilities with easy access to the airport and well served by the road system Close proximity to the main business district of Olaya Construction is expected to begin in 2007, creating thousands of construction and related jobs over a three year period The land owner and prime developer is the Public Pension Agency

CONTEXT A Unique CULTURE “We are working hard to strengthen and develop our capital market. The role of the King Abdullah Financial District will be to facilitate the financial sector’s contribution to our national economic growth in every way we can.

“We will provide young people and others who want to learn with an opportunity to enhance their skills and develop their full potential to help deepen our financial markets.

Thus, in addition to facilitating business and investment, a centerpiece of the District will be a new financial academy and conference facilities for financial services.

“The purpose of this new financial academy will be to enhance the skills, training, and capabilities of current and future generations to consolidate Saudi Arabia’s position as the largest economy in the region.” His Excellency Jammaz Al-Suhaimi, Chairman of the CMA

Culture and Character RMJM critically understand the Saudi Arabian culture and community understanding the aspirations clearly set out in the briefing documentation. Through our study of the region our whole purpose is to assist the KAFD team deliver inspired, more rewarding and meaningful architecture.

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LOCATION A Unique PLACE The King Abdullah Financial District (KAFD) is designed to become the largest financial centre in the Middle East, to consolidate Saudi Arabia’s position as the Middle East financial capital. It will be the headquarters of the Capital Market Authority (CMA), the Stock Exchange and the Commodity Market and for financial institutions and other service providers such as accountants, auditors, lawyers, analysts, rating agencies, consultants and IT providers. The project is expected to create 44,000 new office jobs and accommodate 12,000 residents.

RMJM therefore understand that KAFD will become a ‘unique place’ not only in Saudi Arabia but internationally. We have considered in each of our three options how we might celebrate the spirit of this new place and contribute to a lasting legacy and mature environment.

Place RMJM have learned to be sensitive, to care and enjoy the places in which we are working and to celebrate through our design the unique qualities of each and every context. We have taken the time to understand the City of Riyadh and the greater Kingdom of Saudi Arabia.

RMJM_4.04 KAFD

RMJM also understand that most successful places, the ones that flourish socially and economically, tend to have certain qualities in common. First, they have a distinct identity.

Second, their spaces are safe and pleasant.

Third, they are easy to move around, especially on foot. Fourth, visitors feel a sense of welcome.

Places that have been successful for a long time, or that are likely to continue to be successful, may well have another quality, which may not be immediately apparent – they adapt easily to changing circumstances.

Finally, places that are successful in the long term, and which contribute to the wider quality of life, will prove to make good use of scarce resources. They are sustainable. KAFD has this vision in mind and we have again reviewed how each of our options helps in this regard.

ENVIRONMENT A Unique CLIMATE RMJM have taken very seriously the issue of Riyadh’s local climate and how it will impact on the architecture of plot 4.04. Our climatic response will address both the macro and micro climate issues of the site.

We will continue to develop our design to improve the environmental and comfort conditions that future users of the building will experience. From the natural shading over open space to limiting extreme heat gains; we will in each of our options continue to invest in the development process going forward to resolve these issues.

Climate

SUSTAINABILITY

Local climate and geography fundamentally influences our architecture. Consequently we have researched the progressive and passive technologies available to us and incorporated these into our 3 design proposals for KAFD.

Sustainability – the measure of the likely impact of development on the social, economic and environmental conditions of people in the future and in other places – must run as a common thread through all our thinking about design. Thinking about sustainability focuses in particular on promoting greener lifestyles, energy efficiency, mixed uses, biodiversity, transport and water quality.

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CHARACTER CONTEMPORARY urban form ‘The vision for KAFD is based on the site and the Arabian landscape, and the main shape of a leaf is forming a whole with the adjoining areas. With the green recreational promenade, the Wadi and the five landmarks in the centre, KAFD will stand out against the Riyadh skyline as an icon for the pulsating heart of a growing financial world.’ Design Manual Vision Statement The above statement has been central in our minds as we have progressed our 3 design options for the site 4.04. We have promoted sculptural responses that relate directly to the organic masterplan grid. We have considered how we might exploit the architectural forms to include sky lounges, terraces and gardens; i.e. Flexible spaces that effectively take up volumes between structural zones and bring additional character to the urban environment.

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Urban Form & Space

Typology

Morphology

We have responded with enthusiasm and imagination to the provision of a new and contemporary architecture that will support the complex mix of social, environmental and economic forces that will sustain the ambitious KAFD district.

The study of types: We have explored different architectural typologies and embodied plan forms that the site will accommodate. Our process has rejected some building types for plot 4.04. The types that we have detailed are as follows.

The study of how plan types combine: We have reviewed the positive impact of our design options and how each option contributes to the overall master plan environment and their relationship to neighbouring buildings has been explored. Fundamentally we understand how our block relates to others in this district.

To validate and test our design options and access our proposals with their context we have in the report following documented how we have responded to such issues as available light and shade, public and private space and building proportion and geometry. We have also detailed for each option the potential development density of the parcel.

E.g. ; Mixed Use Superblock Mixed Use Tower Plinth & 2 Tower Option

ACCESSIBILITY MASTERPLAN CONNECTIVITY The success of the masterplan and overall urban vision for KAFD will be heavily reliant on excellent connectivity between all parts of this new urban quarter and to the city of Riyadh and beyond. Efficient people movement is key to the enjoyment of the KAFD environment and a quality that should be celebrated. Whether integrating parking, servicing the development, collecting refuse or visiting a colleague in another part of district the contribtion of each plot as it is developed is fundamental.

We have conformed carefully to the datums and building codes established in the design manual. We also hope to enhance the ‘connected’ experience aware of how our design is part of a wider infrastructure and network.

Landscape

Connectivity

Function & Spatial Hierarchy

Landscape is the; setting, backdrop, panorama, terrain, view, scenery, greenery, environment of a place.

We have reviewed the extent to which our building options encourage increased permeability and public access to forges links, makes connections and overcome perceived or actual barriers.

We have with the help of the development brief and design code explored the appropriate ordering of urban rooms and the activities. The correct hierarchy of spatial relationships between internal and external spaces within the building complex is critical and culturally specific.

We have where possible proposed integrating appropriate landscape and features that will serve to soften and humanise the local climate, providing shade and a natural habitat for birds and wildlife.

A principle challenge in the design of the KAFD buildings and the creation of dynamic urban space is to resolve and positively manage connections and separations between widely different activities like parking, service provision and pedestrian movement. Again our designs frame a response to our specific site situation.

For the design options to function well we require to carefully consider how future activities will be supported in the building. The balancing of prescriptive design solutions and flexible open space provision is a central design challenge we face and seek continued council on from the wider KAFD team.

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sketch design stage design progress summary A Staged Development Process in Response to the KAFD Programme Sketch Design Stage Checklist 1. We have appraised the masterplans global & local context; 2. We have rigorously reviewed the KAFD design & planning policy guidance and regulations; 3. We have conceived a distinct vision for our architecture in direct response to the KAFD place; 4. We have assessed as a team with the Contractor the technical feasibility of the options presented; 5. We have detailed a set of general arrangement drawings for each option & supporting visualisations; 6. We have reviewed the development programme & deliverables going forward to assist our client.

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three

OPTIONS

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FLOOR HEIGHT King Abdullah Financial District: Master Plan Reviews (Validation), Master Plan Development and Design

Final Concept Master Plan Report Volume 3 –Development Control Parameters

SPECIAL REQUIREMENTS

Shankland Cox Asia Ltd.

Shankland Cox Asia Ltd.

RMJM_4.04 KAFD

urban form massing diagrams 117

June, 2009

116

First floor to second floor: 5.6m Ground floor to first basement: 5.5m -

June, 2009

OPTION 1A

PROS • Clarity between program elements • High value residential at top of building • Shading to office elevation • Conforms to design guidelines • Maximise views to KAFD center

PROS • Clarity between program elements • High value residential at top of building • Shading to office elevation • Conforms to design guidelines • Maximise views to KAFD center

CONS • Complex structure • Complex core arrangement

CONS • Complex structure • Complex core arrangement

PROS • Clarity between program elements • High value residential at top of building • Sky garden between residential and office • Conforms to design guidelines

PROS • Clarity between program elements • High value residential at top of building • Central atrium as feature to building • Conforms to design guidelines • Retail containers define program at low levels • Maximise views to KAFD center

PROS • Clarity between program elements • High value residential at top of building • Shading to office elevation • Foyer / Sky Gardens create unique space • Central core arrangement • Rational structural solution • Conforms to design guidelines • Maximise views to KAFD center CONS • Efficiency to office floors could be compromised

OPTION 1B

CONS • Potential sand ledges

CONS • Potential sand ledges

PROS • Clarity between program elements • High value residential at top of building • Central atrium as feature to building • Conforms to design guidelines • Maximise views to KAFD center CONS • Potential sand ledges

OPTION 2

PROS • Maximises height of building • Creates feature space at top of building • Maximises views / aspect to centre of KAFD • ‘Beak’ cantilever creates shade to south facade

PROS • Maximises height of building • Creates feature space at top of building • Maximises views / aspect to centre of KAFD • ‘Beak’ cantilever creates shade to south facade

CONS • Potential sand ledges • Complex cantilever at top of building • Office space compromises design guidelines

CONS • Potential sand ledges • Complex cantilever at top of building • Office space compromises design guidelines

PROS • Brief GIFA requirements achieved • Simple facade / structure

PROS • Brief GIFA requirements achieved • Simple facade / structure

CONS • Does not conform to design guidelines • Building does not meet required height • Building ‘dwarfed’ by context • Views to KAFD center compromised

CONS • Does not conform to design guidelines • Building does not meet required height • Building ‘dwarfed’ by context • Views to KAFD center compromised

PROS • Maximises height of building • Creates feature space at top of building • Maximises views / aspect to centre of KAFD • Conforms to design guidelines • Retail space maximised to edges of site CONS • Potential sand ledges

OPTION 3

PROS • 2 towers differentiate between office and residential • Allows for separate entrances / lobbies • Maximises corner views • Conforms to design guidelines • Separates cores • Maximise views to KAFD center CONS • Separate cores

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PUBLIC SPACE, AND PEDESTRIAN ZONES

SURROUNDING BUILDINGS AND VIEWS

Courtyard

54m 66m

32m 39m

FRONTAGE

HEIGHT RESTRICTION ZONE

21m for retail 25m for other uses

Important Edges

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122m 149m

50m 61m

72m 88m

108m 132m

ROAD SYSTEM, RAMPS, AND DROP-OFFS

MONORAIL AND SKYWALKS

Exit

Skywalk

Entry

Drop-off

Monorail

EVA

SITE ENVIRONMENT

POINTS OF ACCESS

N

20 - 50 % Transparency

15 - 20 % Transparency

Parking Exit Skywalk

Drop-off

Skywalk

Parking Entrance Skywalk

21

2.0 option 1 / superblock brief analysis functional hierarchy the office tower the residences retail and landscape facades facades / materials and colour skywalk and entrances parking drawings

RMJM_4.04 KAFD

SUPER Block

OPTION 1

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ARCHITECTURAL VISION The EVENT The Event design provides unique accommodation and space with a difference. To attract investment and interest in the development of this plot we have considered a design approach that offers the public increased choice and the marketable benefits that can be derived from mixed use activity within the single super block building.

For example co-locating small to medium scale businesses in space that has both character and a more social outlook reflects the international trend of the ‘loft office’ concept.

Rather than overly repetitive and generic space this design promotes accommodation that can relate to the sky gardens and cafe terraces.

The architecture expresses the dynamic of the mixed brief in a sculptural and confident way that will provide KAFD with a distinctive brand opportunity.

RMJM_4.04 KAFD

The Event relies on two simple ideas in its architectural composition. The design has a sculptural yet simple building base that is externally monolithic in its character yet internally complex.

The detail of this base is restrained to establish a setting for what we have referred to as the residential ‘cloud’ on top.

The residential units will take full advantage of the great views and celebrate a unique location overlooking the KAFD financial hub.

The building is designed to be widely seen from many vantage points providing an opportunity to develop an event horizon where not only the residents get great views from but where the greater public can see the ‘cloud’ architecturally lit.

Internally the beautiful sky courtyards for office workers and residents alike will light up at night to provide additional drama.

25

S

N

N W

S

E

Residential

Residential

2.0 option 1 brief analysis

S

N

N W

E

S

Office

Office

S

N

N W Retail RMJM_4.04 KAFD

S

E Retail

Required Building Line

Required Building Line 110m 90m

21m

Height restriction plane

Tower Height

S

N

N W Access Road Facades

Street Facades

S

E Access Road Facades

Street Facades

27

Shading Facades - External Shading Devices

Shading Facades - Deep facades

Shading Facades - External Shading Devices

Shading Facades - Deep facades

Min 40% - Max 60% Min 40% - Max 60%

Transparancy Facades lower level

North Facing Min 20% - Max 50%

RMJM_4.04 KAFD

Transparancy Facades lower level

South Facing Min 15% - Max 20% South Facing Min 15% - Max 20%

Transparancy Facades High level

North Facing Min 20% - Max 50%

Transparancy Facades High level

Access - Main Entrance

Access - Skywalks

Access - Vehicle drop off

Access - Parking entrance

Integrated plant level

Roof scapes - Photovoltaics

Roof scapes - No visible plant equiptment

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residential office sky garden office sky lobby retail podium

2.0 option 1 FUNCTIONAL HIERARCHY PLOT 4.04

OPTION 1 FLOOR

GIFA m2

-4 -3 -2 -1 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20

TOTAL

NETT m2

4880 4880 4880 4880 2553 2800 1204 1020 1020 1020 1020 1788 1788 1164 1164 1164 1164 0 1788 1788 1788 1788 1788 1288 0

4236 4236 4236 4340 1675 1514 902 720 720 720 720 1442 1442 868 868 868 868 0 1357 1357 1357 1357 1357 971 0

48617

38131

NOTE: M&E Area omitted Roof Garden Area omitted Internal Garden Areas on Office floors omitted Total Parking GIFA Total Retail GIFA Total Office GIFA Total Residential GIFA

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19520 5353 13516 10228

FUNCTION

Car Park Car Park Car Park Car Park Retail/Entrance Retail Office & Garden Office Office Office Office Office Office Office & Garden Office Office Office M&E Residential Residential Residential Residential Residential Residential Roof Garden

NETT TO GROSS FLOOR % 87 87 87 89 66 54 75 71 71 71 71 81 81 75 75 75 75 0 76 76 76 76 76 75 0

0m

5m

10m

31

2.0 option 1 the office tower

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0m

5m

10m

33

2.0 option 1 the residences

0m

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5m

10m

35

2.0 option 1 retail and landscaping

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37

TYPICAL OFFICE FLOOR SECTION

2.0 option 1 FACADES

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1. ACCESS ROAD / SOUTH ELEVATION

2. ACCESS ROAD / EAST ELEVATION

1

ACCESS ROAD

2 3

4

ACCESS ROAD

3 1

2

Street (NORTH)

4

3. CUL DE SAC / NORTH ELEVATION

2. STREET / WEST ELEVATION

STREET (NORTH)

39

2.0 option 1 FACADES / MATERIALS AND COLOURS

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0m

5m

10m

41

2.0 option 1 ACCESSIBILITY / SKYWALK & entrances

0m

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5m

10m

43

2.0 option 1 ACCESSIBILITY / PARKING The car parking to serve plot 4.04 consists of four basement levels within the parcel, in line with the Concept Master Plan Report by Shankland Cox Asia Ltd. All cars will access the car park off the main internal road network, adjacent to the main entrance to the building. This entrance positioning allows for increased way finding and orientation along the internal road network and aids in a more rational internal vertical circulation within the car park floor plates.

In the interests of security and on approaching the entrance to the basement car park, all drivers must pass through a two barrier secure access control point to gain entry to the car park levels.

All vehicles exit the car park via a single up ramp adjacent to the main vertical circulation, bringing the driver out to the secondary access road to the West of the parcel. This secondary road aids in reducing traffic congestion towards the main entrance of the building.

Visitor drop off to both the Residential/Office and Retail areas is situated within a lay-by at ground level adjacent to the main entrance and circulation zones of the building. No parking will be permitted in this areas and will be designated for both residential and office if necessary.

Additional drop off zones specifically for residents and office workers who possess designated parking spaces are available on basement level one, allowing direct access to each individual core and can only be accessed through the main car park entrance and ramp.

Also on basement level one are amenity and rest facilities for all drivers associated with the building.

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0m

5m

10m

45

2.0 option 1 DRAWINGS

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47

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49

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51

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53

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55

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57

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3.0 option 2 / 1 TOWER brief analysis functional hierarchy the office tower the residences retail and landscape facades facades / materials and colour skywalk and entrances parking drawings

RMJM_4.04 KAFD

1 Tower

OPTION 2

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ARCHITECTURAL VISION The VANTAGE The architecture of the Vantage is about the maximization of the sites potential to command great views over the KAFD central park area and beyond and also to celebrate its unique place in the masterplan as a prominent corner site that has the scope to brand this urban district.

Plot 4.04 has a excellent aspect and overall orientation that as designers we would be remiss in not responding to.

A simple sculptural cantilevered form on the top of the building dramatically brands the building and provides a unique viewing platform for a public gallery or exclusive penthouse office or apartment.

The building responds differently to different orientations. To the east the buildings elevation is sculptural and responds to a greater public aspect.

RMJM_4.04 KAFD

To the west the facade is more part of an internal public space created between other buildings.

South the building takes up a diagonal form that tapers quickly from the buildings base to the top to create a dramatic perspective view from the buildings principle vantage point at pedestrian level.

The architectural form of this option is efficiently organised in a tower form using two cores. The option exploits the full height of the development envelope to provide as many high end residential apartments with the best views.

From a sales and rental advantage this is a critical consideration. Also the buildings base provides well proportioned office space with increased flexibility through the use of a deeper plan arrangement.

Commercially this is both a dramatic and economic design for the KAFD district.

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N

S

W

S

Residential

E Residential

3.0 option 2 brief analysis

RMJM_4.04 KAFD

Office

Office

Retail

Retail

N

S

N

W Required Building Line

E

S

N

Required Building Line 110m 90m

21m

Height restriction plane

Tower Height

Access Road Facades

Access Road Facades

Street Facades

Street Facades 65

S

N

Min 40% - Max 60%

Min 40% - Max 60%

S

W Transparency Facades lower level

N

E

Transparency Facades lower level

South Facing Min 15% - Max 20% North Facing Min 20% - Max 50%

South Facing Min 15% - Max 20%

Transparency Facades High level

Shading Facades - External Shading Devices

Shading Facades - Deep facades RMJM_4.04 KAFD

North Facing Min 20% - Max 50%

Transparency Facades High level

Shading Facades - External Shading Devices

Shading Facades - Deep facades

N

S

W Access - Main Entrance

Access - Skywalks

S

E

N

Access - Vehicle drop off

Access - Parking entrance

Integrated plant level

Roof scapes - Photo-voltaics

Roof scapes - No visible plant equipment

67

residential

office

retail podium

3.0 option 2 FUNCTIONAL HIERARCHY PLOT 4.04

OPTION 2 FLOOR

GIFA m2

-4 -3 -2 -1 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22

TOTAL

NETT m2

4880 4880 4880 4880 2210 2397 0 1438 1463 1495 1527 1560 1527 1495 1463 1438 0 1200 1180 1160 1140 1120 1100 1080 1050 0 1050

4295 4295 4295 4400 1485 1107 0 1045 1064 1087 1110 1134 1110 1087 1064 1045 0 975 959 943 926 910 894 878 853 0 853

47613

37814

NOTE: M&E Area omitted Sky Lounge Area omitted Total Parking GIFA Total Retail GIFA Total Office GIFA Total Residential GIFA

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19520 4607 13406 10080

FUNCTION

Car Park Car Park Car Park Car Park Retail/Entrance Retail M&E Office Office Office Office Office Office Office Office Office Sky Lounge Residential Residential Residential Residential Residential Residential Residential Restaurant M&E Restaurant

NETT TO GROSS ON FLOOR - %

88 88 88 90 67 46 0 73 73 73 73 73 73 73 73 0 0 81 81 81 81 81 81 81 81 0 81

0m

5m

10m

69

3.0 option 2 the office tower

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0m

5m

10m

71

3.0 option 2 the residences

0m

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5m

10m

73

3.0 option 2 retail and landscaping

0m

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5m

10m

75

TYPICAL OFFICE FLOOR SECTION

3.0 option 2 FACADES

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1. ACCESS ROAD / SOUTH ELEVATION

2. ACCESS ROAD / EAST ELEVATION

1

ACCESS ROAD

2 3

4

ACCESS ROAD

3 1

2

Street (NORTH)

4

3. CUL DE SAC / NORTH ELEVATION

2. STREET / WEST ELEVATION

STREET (NORTH)

77

3.0 option 2 FACADES

Lighting - Ambient light

Lighting -Functional light

RMJM_4.04 KAFD

Lighting - Ambient light

Lighting - Functional light

Facade Cleaning - Integrated Walkways

Facade Cleaning - Rope Access

Facade Cleaning - Cradle

Facade Cleaning - Cradle

Facade Cleaning - Crane

Facade Cleaning - Crane 79

3.0 option 2 FACADES / MATERIALS AND COLOURS

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0m

5m

10m

81

3.0 option 2 ACCESSIBILITY / SKYWALK & entrances

0m

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5m

10m

83

3.0 option 2 ACCESSIBILITY / PARKING The car parking to serve plot 4.04 consists of four basement levels within the parcel, in line with the Concept Master Plan Report by Shankland Cox Asia Ltd. All cars will access the car park off the main internal road network, adjacent to the main entrance to the building. This entrance positioning allows for increased way finding and orientation along the internal road network and aids in a more rational internal vertical circulation within the car park floor plates.

In the interests of security and on approaching the entrance to the basement car park, all drivers must pass through a two barrier secure access control point to gain entry to the car park levels.

All vehicles exit the car park via a single up ramp adjacent to the main vertical circulation, bringing the driver out to the secondary access road to the West of the parcel. This secondary road aids in reducing traffic congestion towards the main entrance of the building.

Visitor drop off to both the Residential/Office and Retail areas is situated within a lay-by at ground level adjacent to the main entrance and circulation zones of the building. No parking will be permitted in this areas and will be designated for both residential and office if necessary.

Additional drop off zones specifically for residents and office workers who possess designated parking spaces are available on basement level one, allowing direct access to each individual core and can only be accessed through the main car park entrance and ramp.

Also on basement level one are amenity and rest facilities for all drivers associated with the building.

RMJM_4.04 KAFD

0m

5m

10m

85

3.0 option 2 DRAWINGS

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87

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89

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91

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93

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95

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97

4.0 option 3 / 2 towers brief analysis functional hierarchy the office tower the residences retail and landscape facades facades / materials and colour skywalk and entrances parking drawings

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2 Towers

OPTION 3

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ARCHITECTURAL VISION The oh OH is short for Office and Home. Our design response for two separate and potentially functionally different towers is to create two building forms that are opposite. The residential tower is sculptural and more expressive whilst the office tower is more formal.

One of the key attractions this design presents is for the floorplates in either tower to be very similar.

The scope for increased residential or increased office exists by making each tower potentially able to support a mix of both.

The strict separation of functions is easily achieved however given the trend in contemporary life for greater home working and for office space to be more informal reflecting the loft office ideas especially popular for small and innovative business types.

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The commercial flexibility of this option together with the dramatic architectural expression of two towers on plot 4.04 makes this option an exciting prospect.

The OH tower will be iconic yet will easily integrate into the formal vision and architectural landscape of the King Abdullah Financial District.

This option might also present some programming benefits with the possibility of the early phased release of one tower with the other to follow.

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N

S W

S

Residential

E Residential

4.0 option 3 brief analysis

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Office

Office

Retail

Retail

N

N

S W Required Building Line

S E

N

Required Building Line 110m 90m

21m

Height restriction plane

Access Road Facades

Street Facades

Tower Height

Access Road Facades

Street Facades 103

Min 40% - Max 60% Min 40% - Max 60%

Transparency Facades lower level

North Facing Min 20% - Max 50%

South Facing Min 15% - Max 20%

Transparency Facades lower level

South Facing Min 15% - Max 20% North Facing Min 20% - Max 50%

Transparency Facades High level

Shading Facades - External Shading Devices

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Shading Facades - Deep facades

Transparency Facades High level

Shading Facades - External Shading Devices

Shading Facades - Deep facades

S

E Access - Main Entrance

Access - Skywalks

N Access - Vehicle drop off

Access - Parking entrance

Integrated plant level

Integrated plant level

Roof scapes - Photo-voltaics

Roof scapes - No visible plant equipment

105

residential

sky lobby

retail podium

4.0 option 3 FUNCTIONAL HIERARCHY PLOT 4.04 OPTION 3 FLOOR

GIFA m2

-4 -3 -2 -1 0 1

4880 4880 4880 4880 1860 2800 Res

3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 TOTAL

NETT m2

4236 4236 4236 4340 1057 1806 Office

840 840 840 840 840 700 160 0 700 160 700 160 700 160 700 160 700 160 700 160 48144

Resi 859 859 859 859 859 859 859 0 859 859 859 859 859 859 859 0 859 0 859 0

38991

M&E Area omitted Skylounge Area omitted

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NETT TO GROSS FLOOR - %

Car Park Car Park Car Park Car Park Retail/Entrance Retail

87 87 87 89 57 65

Office/Residential Office/Residential Office/Residential Office/Residential Office/Residential Office/Residential Office/Residential M&E Office/Residential Office/Residential Office/Residential Office/Residential Office/Residential Office/Residential Office/Residential Office/Residential Office/Residential Residential Skylounge/Residential Residential

83 83 83 83 83 82 81 0 82 81 82 81 82 81 82 94 82 94

Office 741 741 741 741 741 600 150 0 600 150 600 150 600 150 600 150 600 150 600 150

NOTE:

Total Parking GIFA Total Retail GIFA Total Office GIFA Total Residential GIFA

FUNCTION

19520 4660 13744 10220

675 675 675 675 675 675 675 0 675 675 675 675 675 675 675 0 675 0 0

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0m

5m

10m

107

4.0 option 3 the office tower

0m

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10m

109

4.0 option 3 Residential Tower

0m

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10m

111

4.0 option 3 retail and landscaping

0m

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10m

113

TYPICAL OFFICE FLOOR SECTION

4.0 option 3 FACADES

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1. ACCESS ROAD / SOUTH ELEVATION

2. ACCESS ROAD / EAST ELEVATION

1

ACCESS ROAD

2 3

4

ACCESS ROAD

3 1

2

STREET (NORTH)

4

3. CUL DE SAC / NORTH ELEVATION

2. STREET / WEST ELEVATION

STREET (NORTH)

115

4.0 option 3 FACADES

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Lighting - Ambient light

Lighting - Ambient light

Lighting - Functional light

Lighting -Functional light

S

N E

Facade Cleaning - Rope

Facade Cleaning - Cradle

Facade Cleaning - Crane

N W

S

Facade Cleaning - Rope

Facade Cleaning - Cradle

Facade Cleaning - Crane

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4.0 option 3 FACADES / MATERIALS AND COLOURS

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0m

5m

10m

119

4.0 option 3 ACCESSIBILITY / SKYWALK & entrances

0m

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5m

10m

121

4.0 option 3 ACCESSIBILITY / PARKING The car parking to serve plot 4.04 consists of four basement levels within the parcel, in line with the Concept Master Plan Report by Shankland Cox Asia Ltd. All cars will access the car park off the main internal road network, adjacent to the main entrance to the building. This entrance positioning allows for increased way finding and orientation along the internal road network and aids in a more rational internal vertical circulation within the car park floor plates.

In the interests of security and on approaching the entrance to the basement car park, all drivers must pass through a two barrier secure access control point to gain entry to the car park levels.

All vehicles exit the car park via a single up ramp adjacent to the main vertical circulation, bringing the driver out to the secondary access road to the West of the parcel. This secondary road aids in reducing traffic congestion towards the main entrance of the building.

Visitor drop off to both the Residential/Office and Retail areas is situated within a lay-by at ground level adjacent to the main entrance and circulation zones of the building. No parking will be permitted in this areas and will be designated for both residential and office if necessary.

Additional drop off zones specifically for residents and office workers who possess designated parking spaces are available on basement level one, allowing direct access to each individual core and can only be accessed through the main car park entrance and ramp.

Also on basement level one are amenity and rest facilities for all drivers associated with the building.

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0m

5m

10m

123

4.0 option 3 DRAWINGS

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5.0 SUPPLEMENTARY INFORMATION technical building service strategies structural systems environmental design

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137

5.0 BUILDING SERVICE STRATEGIES SERVICE STRATEGY All service and delivery vehicles serving plot 4.04 will require to access the basement level one via the same security barriers and access ramps as car traffic. Due to the available clearance heights to each of the floors, servicing vehicles will only be able to access basement level one.

Servicing and delivery bays are provided at basement level one, close to goods/service lifts and the delivery bay has been designed to accommodate vehicles specified within the Concept Master Plan Report.

These service and delivery bays can also be utilised by refuse collection vehicles for the removal of waste, and additional storage for this waste is also provided.

Additional zones have been provided at basement level one to house any necessary servicing equipment and offices for the like of Security Personnel, and Mail Staff for delivery of all residential and commercial mail throughout the building.

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WASTE MANAGEMENT AND DELIVERY STRATEGY The proposals use a centralised waste management facility situated on basement level one which eliminates the potential visual or odour problems along with tying in to the access strategy for the car parking areas.

The development of the waste strategy for tower 4.04 will reference the city-wide waste management strategy set out within the Concept Master Plan Report.

Residential Waste chutes have been provided to all residential cores, are accessible at each floor and terminate at basement one level where the waste will be collected by Facilities Management Personnel regularly and stored in designated stores until suitable times where refuse vehicles can collect it.

Office/Retail Larger items of waste will be transported by Facilities Management personnel via service/fire fighting lifts situated in each core which access all retail and office floors, this waste will also be collected regularly and stored in designated stores on basement level one until suitable times where refuse vehicles can collect it.

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5.0 STRUCTURAL SYSTEMS

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5.0 ENVIRONMENTAL DESIGN

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163

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165

WSP Cantor Seinuk

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