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Page 1: Forté – Building australias First timBer · PDF fileForté – Building australias First timBer HigHrise Wood Solutions Presentation ... council is a Registered Provider with The

Forté – Building australias First timBer HigHriseWood Solutions Presentation Atlanta Conference 6th February 2013

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tHe Wood Products council…

…is a Registered Provider with The American Institute of Architects Continuing Education Systems (AIA/CES). Credit(s) earned on completion of this program will be reported to AIA/CES for AIA members. Certificates of Completion for both AIA members and non-AIA members are available upon request.

This program is registered with AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product.

Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

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Copyright Materials

This presentation is protected by US and International Copyright laws. Reproduction, distribution, display and use of the

presentation without written permission of the speaker is prohibited.

© The Wood Products Council 2013

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learning oBjectives

At the end of this program, participants will be able to:

1. Learn how cross laminated timber is challenging current building practices to create buildings that are faster to erect and better for the environment.

2. Evaluate the attributes of CLT that can reduce a buildings carbon footprint

3. Understand how the use of CLT can significantly reduce the typical construction schedule of a mid-rise building

4. Learn how CLT buildings contribute to sustainable communities.

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overvieW

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our international FootPrint

– Established in 1958

– Creating innovative and sustainable property and infrastructure solutions

– Operate in 4 key regions – Australia, Asia, America and EMEA

– Over 17,000 employees

– Completed over 10,000 projects worldwide

– Over AUD$11.8 billion funds under management*

– Market capitalisation of AUD$4.1 billion*

* as at 31 December 2011

Australia

ASIA

EUROPE, MIDDLE EASt AnD AFRICA (EMEA)

AMERICAS

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dick dusseldorP, lend lease Founder 1973

“ The time is not far off when companies will have to justify their worth to society, with greater emphasis being placed on environmental and societal impact than straight economics.”

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green Buildings & sustainaBility innovation key commercial drivers in tHe market

Investor Demand

Future Proofing

Asset Value

Corporations Wishing to

Compete for Govt tenders Government

Leadership

Green Lease Requirements

Investor & Community Valuetenant

Demand

Competitive Advantage

Established Benchmark

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lend lease & cross laminated timBer

Lend Lease are assessing the viability of utilising CLT to deliver select projects across their portfolio. The viability of CLT will rely on:

– Economic procurement and importation of timber and/or establishment of a local timber supply and production facility.

– Provision of a cost effective alternative to conventional structural solutions.

– Resolution of technical issues – design & delivery.

– Market acceptance.

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WHy cross laminated timBer?

– Original driver: alternative solution for North Wharf (Vic Harbour) to reduce in ground costs.

– Offers an opportunity to commercialise sustainability.

– Envisaged shorter construction times to provide more opportunity for development feasibilities to meet threshold requirements.

– Reduced tolerances facilitating off-site manufacture.

– Detailed technical due diligence and market research to proof the CLT business case between 2009-2011.

– Culminating in design & delivery of Forté as the pilot project for utilising CLT.

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“If the 19th century was the century of steel, & the 20th the century of concrete, then the 21st century is about engineered timber”

Alex de Rijke, Director of dRMM

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WHat is clt?

Austrian Spruce

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WHat is cross laminated timBer?

– Planks of kiln-dried, finger-jointed spruce are sorted and cut into sheets of up to 16.5m by 2.95m.

– The sheets are then stacked and glued under high pressure in perpendicular layers.

– The process involves a high-pressure bonding system which allows the use of polyurethane adhesive in the boards – solvent-free and formaldehyde-free.

– Crosswise glueing at high pressure reduces the wood’s expansion and shrinkage to an insignificant level.

– The panels are cut and processed CNC technology, resulting in excellent dimensional stability, both in overall panel size and for structural openings. 

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construction using cross laminated timBer

– The CLT panels form a cellular structure of timber load bearing walls with timber floor slabs.

– The solid wood panels are used as plate, wall & diaphragm members.

– Joints are secured with screws & angled connection plates.

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timBer as a material

– Timber is the only renewable structural building material of scale

– Forests act as a carbon “sink” - each tonne of CLT has sequestered ~1.6 tonnes of CO2 (~0.5tonnes of “carbon locked-in”)

– Timber has the lowest energy consumption of any building material of scale across its life cycle

– Sourced from sustainably managed forests

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key BeneFits

sa

Fe

– Reduced high risk work (eg work at heights). Elimination of injuries associated with formwork and reinforcing

– Better work environment with less dust, less vibration and noise and less obstructions (no propping), thus reducing the impact of construction and disruption on local communities

– Fewer operatives on site and for a reduced period of time

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key BeneFits

– Sustainably sourced timber is the only carbon neutral structural option – 1m³ of timber stores 0.25t of carbon

– Timber has better thermal performance than reinforced concrete (reducing dependence on synthetic carbon based insulation)

– The production process generates zero waste

– Reduces fresh water consumption compared to reinforced concrete (up to 30 times less per m3)

– Enhances Indoor Environment Quality and positive effects of timber environment (zero VOC’s)

– Reduces pollution on site i.e. noise, dust and contamination of water (eutrophication reduced by 75%)

– Reduces the deliveries to site compared to reinforced concrete (up to 7.5 times less)

su

sta

ina

Ble

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key BeneFits

– 20% of the weight of the conventional structure

– Reduces foundations due to lighter-weight construction as compared to reinforced concrete

– Assists with poor ground conditions of sites such as Victoria Harbour

lig

Ht

We

igH

t

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key BeneFits

– Reduced Preliminary & Supervision costs due to speed and efficiency of the construction methodology

– Savings in follow-on trades as the material is easier to work with than concrete - conduits are pre-cut and the panels are flush fitted

– Reduced holding costs

– High precision and quality control leading to reduction in long term maintenance costs

tim

e s

av

ing

s

& e

FFic

ien

cie

s

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key BeneFits

– Further step change efficiency improvements in conventional construction are very limited

– Undertaking a CLT pilot project will verify the step-change improvements that can be expected from CLT

– The pilot project will allow Lend Lease to identify areas for optimisation of the construction process which may lead to further significant efficiency improvements and project savings

– Construction productivity & efficiency improved as compared to reinforced concrete

– The use of BIM from design to manufacture and construction enhanced

– Up-skilling of labour force both onsite and in the offsite manufacturing process s

te

P c

Ha

ng

e in

co

ns

tr

uc

tio

nP

ro

du

ct

ivit

y

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WHy is emBodied carBon imPortant

tHe Focus on emBodied carBon is increasing

As reductions in operational carbon are achieved, embodied carbon is forming a higher percentage of a buildings overall co2 impact

cradle to gate

gate to site

onsite

operations

maintenance

end of life

oPerational carBon

emBodied carBon

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clt BeneFits 21 reasons to use Wood– Sustainable– Speed of construction– Precise– Quality Control– Lighter than masonry / concrete– Transportable / storable– Continuous work patterns– Mass not frame– Dry, clean, non-toxic– Simple site procedures– Good in a fire– Flexible - easily changed on site– Services integrated offsite

– Structure can be the finish– Strong and durable but can be

replaced if damaged– Warm - own thermal properties

means less insulation– Interesting tactile-flat surfaces– Safe - non allergic & healthy to

inhabit– Color - intrinsic colours, changed

simply– Compatible with other materials– Has aura, smells great, embodies

qualities of scale and time” Alex de Rijke, Director of dRMM

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clt track record

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groWtH oF clt usage in euroPe

Forté Project used 1,000m3 oF clt

0

100

2000

2001

2002

2003

2004

2005

2006

2007

2008

2009

2010

2011

2012

2013

2014

2015

200

300

400

500

600

700

800

,000 M3

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Potential clt market

EuropeProjects = over 20,000Timber = over 4.5 million m3Containers = over 100,000!

AustraliaProjects = 2 by Lend LeaseTimber = over 1,700 m3Containers = over 38!

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Precedent Projects

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2006 - kingsdale scHoolarcHitect: drmm clt suPPlier & installer: klH uk

10 weeks clt construction | 4 skilled labourers | 1 supervisor

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2008 - stadtHaus, murray grovearcHitect: WaugH tHistleton clt suPPlier & installer: klH uk

9 weeks clt construction | 4 skilled labourers | 1 supervisor

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2010 - oPen academy norWicHarcHitect: sHePPard roBson clt suPPlier & installer: klH uk

16 weeks clt construction | 8 skilled labourers | 1 supervisor

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2011 – BridPort Houseclt suPPlier & installer: eurBan

12 weeks clt construction | 4 skilled labourers | 1 supervisor

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Forté – a steP cHange

in Project delivery

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vic

to

ria

Ha

rB

ou

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no

rt

H W

Ha

rF

Fo

rt

é

WHere it started

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Forté, victoria HarBour, melBourne– scale: 9 stories, 23 apartments (with

ground floor retail). Plus 4 townhouses over 2-3 levels adjacent to tower

– Build Period: Start on site: February 2012 Begin CLT installation: June 2012 CLT structure complete: Aug 2012 Practical completion: December 2012

– Architect: Lend Lease

– CLt supplier: KLH

– A land mark innovative project by Lend Lease

– Forte’ is another great example showcasing Lend Lease’s integrated business model with the project being conceived, designed, developed and constructed by Lend Lease.

– First CLT building in Australia

– Targeting first 5 star green star residential (as built)

– First Lend Lease Australia project to incorporate pods

– High profile location

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arcHitectural design tyPical aPartment level

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structural design

CLt

Concrete Frame

Piles

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Forté – HoW sHould We measure success

– Achieve 5 Star Green Star (As-Built) ?– Realise authority approvals. ?– Cost effectively resolve technical detailing. ?– Realise a fit-for-purpose product. ?– Design a marketable product. ?– Realise cost savings in relation to trades and P&S. ?– Proof CLT as a viable alternative structural solution. ?– Provides a base case study to leverage step change

improvements in future CLT projects. ?

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Project delivery Focus

1. Cost Competitive

2. Transport Logistics

3. Programme and P&S

4. Approvals

5. Fire Protection & Acoustic Performance

6. Durability

7. Design Process & Technical Detailing

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1. cost comPetitiveCOMPOnEnt BAU CLt CHAnGE

Foundations – Double precast piles with caps– Strip Footings.

– Single precast piles with caps– Strip footings.

POSItIVE

Ground Slab nEUtRAL

Columns [Level 0 only] – 600 x 600 columns – 450 x 450 columns POSItIVE

Level 1 slab [Transfer Slab] – 700 thick slab @ 150kg/m3 – 400 thick slab @ 165kg/m3 POSItIVE

Suspended Slab [Typical] – 200 thick reinforced concrete slab – CLT panel [146mm thick]– Concrete screed + uniroll– Double layer of FRPB ceiling

tARGEtInG

Structural Walls – Concrete wall and Stud Partition with 1x13 mm FRPB lining and insulation to one side

– CLT Double Panel [2x123mm thick] with 1x13 mm FRPB lining fixed on and including furring channels and insulation to one side

POSItIVE

Roof Slab – 250 thick reinforced concrete slab – CLT panel [146 or 200mm thick]– Topping slab to slab

tARGEtInG

Facades – Precast Panels– Painted textured finish– Scaffolding/Screens -75% area

– CLT Panel [128mm or 158mm thick]– Rainscreen– Scaffolding – 100% area

tARGEtInG

Services – Building under 25m – No Sprinklers – Sprinklers required [Pilot scheme]– Ease of Installation

tARGEtInG

Programme 4 tARGEtInG

P&S 4 tARGEtInG

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KLH Factory Koper Slovenia Suez canal Shed at Victoria Harbour – LL IKEA

Port Melbourne – Australian Customs

2. transPort logistics – Forté

sHiPPing a Building From euroPe to australia

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32.17mHigH

485tonnes oF timBer

759clt Panels

5 green star

tHe World’s tallest timBer aPartment Building

exPected to Be tHe First residential Building to acHieve tHis

2. transPort logistics – Forté

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2. transPort logistics – Forté

34,550screWs

5,500angle Brackets

saving1,451 tonnes oF carBon

sHiPPed in

25containers

on 2sHiPs

lend lease aPPrentices uPskilled in neW construction tecHnique

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3. realise Programme and P&s

Leverage off shorter structural install:

– Early design & procurement

– Following trades close behind leading edge

– No on-site measure

– Pre-fabrication initiatives

– Bathroom pods

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3. realise Programme and P&s

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4. gain aPProvals

– Fire protection – Structure – Services Installation

– Structural integrity

– Building Certification

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5. Fire Protection & acoustic PerFormance

codes in uk/euroPe and australia

UK/Europe– Building Regulations: CLT is compliant– Codes of standard for design: Eurocode 0 – Basis of structural design Eurocode 1 – Actions on structures Eurocode 5 – Design of Timber Structures Part 1-1 – General Part 1-2 - Structural Fire design

Australia– Building Regulations: Building Code of Australia deemed to satisfy code does not consider a timber building above

3 stories therefore a fire engineered solution is required for CLT buildings above this height.– Codes of standard for design: AS 1170 – Structural Design Actions AS 1720 – Timber Structures – Design Methods

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Fire PerFormance Won’t it Burn doWn?

technical

– Highly predictable performance.

– Layers charr at 0.7mm / min.

– Sacrificial layers and / or supplementary materials can be used.

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Fire PerFormance oF clt

– Combustibility of timber is related to the ratio of surface area to volume

– Fire performance of timber is predicable and well documented globally

– Fire Resistance (FR) is achieved through charring, typically 0.7mm per min

– Tested and certified charring rates to EN 1363 and EN 1365 for each CLT manufacturer given in European Technical Approval (ETA) document note: Harmonised EU standard being introduced by 2014

– 3 layer wall panels typically achieve 30min FR (integrity, insulation and thermal)

– 5 layer wall panels typically achieve 60min FR (integrity, insulation and thermal)

– FR of 90min or greater possible with protective cladding i.e. gypsum board

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Fire PerFormance oF clt – Forté (2012)

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Fire PerFormance oF clt – Forté (2012)

as1530 Part 4 (equivalent to Bs 476 Part 21 determination of the fire resistance of loadbearing elements of construction)Fr 90/90/90: 128mm wall panel with 13mm fire grade plasterboard direct fixedStructural adequacy Integrity Insulation

Fr 90/90/90: 158mm wall panel - bareStructural adequacy Integrity Insulation

Fr 120/120/120: 146mm floor panel with 2 layers 16mm fire grade plasterboarddirect fixedStructural adequacy Integrity Insulation

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acoustic PerFormance

technical

– Equal or higher than conventional concrete frame / masonry / plasterboard wall

– Focus on low frequency – need to add mass via floor build up

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moisture Protection

– Moisture content should be around 12%.

– Controlled “By Design” to mitigate the risk of reduced moisture due to excessive heat and exposure on outer skin.

– The inner CLT skin is protected by interior wall linings.

– The outer CLT skin is protected by perforated sarking and façade cladding.

– Passive ventilation (cavity) draws heat away from the timber.

– In addition to a rain screen facade, Forté will have moisture detector sensor rods strategically located within the CLT panels to confirm facade performance.

Rain Screen Facade Detail

Ventilated & Drained Cavity

Air Barrier WRB

Framed Floor Assembly

Insu

latio

n

Cladding

CLT

Cross-cavity Flashing

6. duraBility

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7. design Process & tecHnical detailing

“ Cross laminated timber offers opportunities to use timber in situations where designers would normally use traditional materials such as steel, concrete & masonry. As with any new structural material, it is essential that designers understand how to achieve its potential while respecting its limitations”

– Balcony drainage

– Wet area & balcony setdowns

– Termite protection

– Lifts in a Timber Shaft

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vermin – WHat aBout termites?

vermin protection:

– The BCA requires primary timber structures to be protected from termites

– The CLT structure will commence at Level 1 (concrete podium)

– Installation of a proprietary physical termite barrier system (chemical free)

– Physical termite barriers at perimeter and services penetrations

– Annual inspection

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7. design Process & tecHnical detailing

Lifts in a timber Shaft

– Lifts in timber shaft has been achieved at Murray Grove with Kone as contractor

– Plates with studs attached were installed from outside of timber shaft, standard lift brackets installed inside onto the studs

– Standard lift doors and frames fitted to timber shaft with coach bolts

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it is diFFerent design / construction Process

– All design completed up front

– File to factory process

– 3D modelling in auto-CAD

– Installation sequencing, crane calculations and logistics & delivery planning undertaken in design phase

– Building design is automatically converted into manufacturing process (CAD / CAM)

– Minimises waste, reduces onsite decision making and errors

7. design Process & tecHnical detailing

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Forté – delivered

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1 weeks clt construction | 5 skilled labourers | 1 supervisor | 1 trainer

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lend lease is delivering a landmark innovative Project at victoria HarBour in clt – Forté

– 1st Lend Lease project in Australia to use prefabricated bathroom units

– Lend Lease designed, developed and delivered (including CLT installation by 5 skilled labourers)

– The World’s tallest timber apartment building

– 1st CLT building in the Australian marketplace

– High profile location – Bourke St, Melbourne

– Zero lost time injuries and first aid incidents for the construction

– 1,451 tonnes CO2 reduced – equates to taking 345 cars off the road for a year

– 7.7 Mega litres of water saved

– Targeting a 5 Star Green Star As-Built rating (expected to be the first in Australia)

– Delivered time savings of 30% over concrete

– Will provide significant cost and efficiency information for future projects

industry leadersHiP

innovation

sustainaBility

HigH quality

Forté positions lend lease as the leader in sustainable,modern methods of construction in australia

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Forté – HoW sHould We measure success

– Achieve 5 Star Green Star (As-Built) 444

– Realise authority approvals. 444

– Cost effectively resolve technical detailing. 44

– Realise a fit-for-purpose product. 444

– Design a marketable product.Sales release February 2013

– Realise cost savings in relation to trades and P&S. 4

– Proof CLT as a viable alternative structural solution. 444

– Provides a base case study to leverage step change improvements in future CLT projects. 444

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www.forteliving.com.au

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lend lease clt – vic HarBour , melBourne

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lend lease clt – dock square liBrary, melBourne

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lend lease clt – dock square liBrary, melBourne

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questions?

This concludes The American Institute of Architects Continuing Education Systems Course