Jeddah Tower
Jeddah Tower Burj Jeddah | |
---|---|
برج جدة | |
General information | |
Status | in development[1] |
Type | Mixed-use: office, hotel, residential, apartments, observation, retail |
Architectural style | Neo-futurism |
Location | Jeddah, Saudi Arabia |
Construction started | 1 April 2013 |
Cost | SR4.45 billion (US$1.23 billion)[2] (preliminary) |
Owner | Jeddah Economic Company; Kingdom Real Estate Development |
Management | CBRE Group |
Height | |
Architectural | At least 1,008 m (3,307 ft) |
Roof | At least 1,008 m (3,307 ft) |
Top floor | 668 m (2,192 ft) (if completed as planned) |
Observatory | 652 m (2,139 ft) |
Technical details | |
Structural system | Reinforced concrete and steel, all-glass façade |
Floor count | 165[3][4] |
Floor area | 243,866 m2 (2,624,950 sq ft) |
Lifts/elevators | 59 (55 single deck and 4 double deck),[5][6] made by Kone[7] |
Design and construction | |
Developer | Jeddah Economic Company (JEC)[9] |
Engineer | Langan International (sub-grade and transportation planning)[8] |
Structural engineer | Thornton Tomasetti |
References | |
[5] |
Jeddah Tower or Burj Jeddah (
The design, created by American architect
Progress towards construction was halted in January 2018, when building owner JEC stopped structural concrete work. At the time, the tower was about one-third of the way completed. The development halt stemmed from labor problems with a contractor following the 2017–2019 Saudi Arabian purge. No firm timeline for completion has been provided,[16] but in September 2023, a new request for proposals was issued to a multinational group of construction firms to complete the project.[17]
Overview
The building has been designed to a height of at least 1,008.2 metres (3,308 ft) (the exact height is being kept private while in development, similar to the
The development is envisioned to grow into a new district of Jeddah.[23] The second phase of the project will be the infrastructure development needed to support the city, and the third phase has not yet been revealed.[24]
The focal point of the development and Jeddah Tower's primary use will be to house a Four Seasons hotel, Four Seasons short-rental apartments, Class A office space, and luxury condominiums. The tower will also have the world's highest observation deck.[25] Although the Jeddah Economic City plot is nearly isolated from the current urban core of Jeddah, no land tracts of such size were available closer to the city.[24] Northward is generally considered the direction in which the city will spread in the future.
The primary designer of Jeddah Tower is Chicago-based architect Adrian Smith of Adrian Smith + Gordon Gill Architecture (AS + GG),[12] the same architect who designed the Burj Khalifa while at Skidmore, Owings & Merrill (SOM),[26] where he worked for almost 40 years.[27] AS + GG was formed in 2006 by Adrian Smith, Gordon Gill, and Robert Forest.[28] The development of the tower is being managed by Emaar Properties PJSC.[29] Thornton Tomasetti has been selected as the structural engineering firm,[30] and Environmental Systems Design, Inc. (ESD)[31] is a part of the AS + GG design team that serves as the building services engineering consultants.[32]
On 2 August 2011, it was publicly announced by Kingdom Holding, the investment company, that a contract had been signed by Saudi Binladin Group (SBG), that construction was going to start soon, and that the tower was expected to take 63 months to complete.[33][34][35] While the official construction estimate is five years and three months (63 months), others calculate that it will take significantly longer, over seven years, based on the duration of Burj Khalifa's construction,[36] which was over six years (with the help of CQC Department).
Construction history
In May 2008, soil testing in the area cast doubt over whether the proposed location could support a skyscraper of the proposed one-mile (1,600 metres, 5,250 ft) height, and MEED reported that the project had been scaled back, making it "up to 500 metres (1,640 ft) shorter."[43] Work on the foundation was scheduled to begin towards the end of 2012.[44] Statements that construction would soon begin were made starting in 2008. In August 2011, the start of construction was slated as "no later than December."[45] This meant the tower was expected to be completed in 2017, though at that time it was also possible that it could still have been completed by the date the media continued to publish, which was the prior estimate of late 2016.[46] Only if construction had begun promptly and gone smoothly could completion in late 2016 have been achieved.[21]
Reports in 2009 suggested that the project had been put on hold due to the
Architect selected
In March 2010,
In October 2010, the owners (Kingdom Holding Company) signed a development agreement with Emaar Properties PJSC. The final height of the building was questionable, but it was still listed to be over 1 kilometre.[56] Kingdom Holding said construction was progressing.[26][57]
Designs for the foundation were in place by early August 2011 and the contract for the
Approvals
In March and April 2011, several news agencies reported that the Mile-High Tower design had been approved at that height and that the building would cost almost US$30 billion (SR112.5 billion).[63] This design was going to be drastically larger than the current design, with a floor area of 3,530,316 m2 (38,000,000 sq ft), and would have used futuristic wind-aversion and energy-producing technology for sustainability. It and the surrounding city would have had the ability to accommodate 80,000 residents and one million visitors, according to RIA Novosti.[63] Adrian Smith denied that he was a part of any of the earlier designs, which had been purported in the media.[64] One source even corrected its article and clarified the misunderstanding.[65]
Contractors selected
In early August 2011, the
On 13 August 2012, it was announced that the landscaping contract for the Jeddah Tower was to be awarded to Landtech Designs, a US-based company, who will be responsible for irrigating 3.4 hectares (8.5 acres) of green space by using the latest technology in sustainable irrigation. The supply of water to irrigate the green space would be collected through rainwater.[72][73]
On 21 September 2012, it was announced that financing for the Jeddah Tower was complete. Talal Al Maiman, chief executive officer and managing director of Kingdom Real Estate Development Co. said in an interview "We have all the investors, all the finance, all the money we need," Al Maiman said. "It took us beyond 20 months to convince investors, working every detail and aspect of financing."[74]
On 10 October 2012, Kingdom Holding awarded contracts totalling $98 million. Kingdom Holding Co. has signed a deal with Subul Development Company for the sale of land in the Kingdom Riyadh Land project for $66.5 million. The Kingdom Riyadh Land project, a mixed-use commercial and residential development, will generate more than $5.33 billion of total investment and will house up to 75,000 people. The final master plan contract was awarded to Omrania & Associates and Barton Willmore.[75] Bauer, a German Foundations equipment manufacturer and contractor was awarded a US$32 million contract to support the initial phases of construction of the Jeddah Tower. This includes the installation of 270 bored piles with diameters of 1.5 metres and 1.8 metres. The enabling works are expected to begin before the end of 2012 and take about 10 months to complete.[76]
On 21 February 2013, the Jeddah Economic Company (JEC) announced that it had appointed an EC Harris/Mace joint venture team to project manage the iconic Jeddah Tower project. The team will be providing project, commercial and design management for the Jeddah Tower development.[77] CEO of JEC, Waleed Abduljaleel Batterjee said that the reason Mace was hired is to use the same team that worked for The Shard in London. On the other hand, EC Harris also has a long list of projects in the region including the Grand Millenium Al-Wahda Hotel, Abu Dhabi's largest hotel complex.[78]
On 29 April 2013, news was reported that the Saudi Water Company had signed a 2.2 billion-riyal ($587 million) supply deal with Jeddah Economic Co. for the Jeddah tower project. The 25-year agreement to supply 156,000 cubic metres of treated and drinking water a day, enough for 62 Olympic-size pools, was signed by the chief executive of the Jeddah-based developer, Waleed Batraji, and Loay al-Musallam, head of National Water Company.[79]
Construction begins
Construction started on 1 April 2013.[80] Piling was completed in December 2013.[81] Above ground construction commenced in September 2014.[82]
In late 2017, the owner of Kingdom Holding Co, which owns 33% of the tower, and the chairman of the Saudi Binladen Group, which owns 17% and is the primary contractor, were both arrested as part of the
In March 2018, Kingdom Holding Company signed a deal with
Delay
There was steady progress, but in January 2018, building owner JEC halted structural concrete work with the tower about one-third completed due to labour issues with a contractor following the
Restart
In September 2023, the Middle East Economic Digest (MEED) reported that Jeddah Economic City had restarted the project and a request for proposals had been issued for a contract to complete the construction of the tower. Fourteen construction contractors from the region, Europe, and China were given three months to prepare their bids.[90]
Design
Challenges
Sustainability of such a tall building would include problems such as vertical transportation limitations, with elevators only being able to go so far; building swaying, caused by wind; and super column settling, which occurs because concrete tends to shrink as it hydrates and settles under load, whereas steel is dimensionally stable, thereby causing the floors to become uneven.[91] Additionally, a very big core size is required in very tall buildings to support the structure as well as to house the large number of elevators needed. The core size consumes a significant amount of the space on the lower and middle floors.[92]
One of the ways Jeddah Tower attempts to overcome these problems is with its smooth, sloped-exterior design, which, although more expensive to build, offers superior aerodynamic performance over "stepped" designs such as the Burj Khalifa, allowing it to have a more conservative core overall. This was determined by wind tunnel tests performed at Burj Khalifa. Jeddah Tower will also use copious stiffening materials to prevent the excessive swaying that would otherwise make the occupants of upper floors nauseated on windy days,[93] including very high strength concrete that will be up to several metres thick in certain parts of the core. This, along with the highly integrated steel frame and shear walls, is also intended to prevent catastrophic failure of the structure in the event of a terrorist attack.[52] Traditionally, the space consumed by elevators was considered to make a building become increasingly less profitable past 80 floors or so. More recently, it has been the advent of truly mixed-use design such as Shanghai Tower and Burj Khalifa, as well as improved building technology, that have outdated this rule of thumb, which generally applied to single use buildings.[94]
Like Burj Khalifa, Jeddah employs a similar Y-shaped, triangular footprint which promotes stability
External form
The triangular footprint and sloped exterior of Jeddah Tower is designed to reduce
No official floor count has been given; however, Smith stated in a television interview that it will be about 50 floors more than the Burj Khalifa, which has 163 occupied floors,[101] leading to the inference that Jeddah Tower will have over 200 floors.[E][52] The tower will also feature a large, roughly 30 m (98 ft) diameter outdoor balcony, known as the sky terrace, on one side of the building for private use by the penthouse floor at level 157;[102][103] it is not the observation deck.[104] It was originally intended to be a helipad, but it was revealed to be an unsuitable landing environment by helicopter pilots.[52] The lower air density, exacerbated by the thin desert atmosphere, will cause the outdoor air temperature towards the top of the tower to be lower than the ground level air, which will provide natural cooling. There is also significantly more air flow (wind) at heights, which is very strong at one kilometre and had a large impact on the structural design of the tower.[52] The Burj Khalifa actually takes in the cooler, cleaner air from the top floors and uses it to air condition the building.[105] Jeddah Tower will be oriented such that no façade directly faces the sun; it will also use the condensate water from the air conditioning system for irrigation and other purposes throughout the building.[106]
Elevators
The building will have a total of 59 elevators, five of which will be double-deck elevators, as well as 12 escalators. The elevators are made by the Finnish company Kone. It will also have the highest observation deck in the world, to which high speed elevators will travel at up to 10 metres (33 feet) per second (36 km/h or 22 mph) in both directions.[102] They must also be efficient so the cables are not unbearably heavy.[92] Jeddah Tower will have three sky lobbies where elevator transfers can be made, and no elevator will go from the bottom to the highest occupied floor.[52]
To overcome elevator issues, the tower will use its large number of efficient elevators as well as its three sky lobbies, which allows transfers to be made between elevators serving a specific area with no elevator being overburdened. Much was learned from Burj Khalifa that helped with the design of Jeddah Tower[96] not only structurally, but in methods for designing practical mechanical, electrical, and plumbing (MEP) systems, as well as adhering to local regulations and international building codes.[107] Despite all the physical challenges, Adrian Smith states that practicality is still the greater challenge over structural durability, even in such super-tall designs, and that as with all buildings, Jeddah Tower's form was primarily derived respective of what the building's uses would be, then in accordance with the structural factors that would have to be considered to deliver it.[52] Orange S.A. are designing the information and communications infrastructure of the building.[108]
Internal systems
Chicago-based[109] Environmental Systems Design, Inc. will provide mechanical, plumbing, electrical and fire protection engineering,[15] as well as teledata, audio/visual, security systems, and acoustics.[110] Langan International will be responsible for geotechnical engineering as well as some ground level site work such as transportation engineering and parking,[8] including the design of the proposed 3,000–4,700 car underground parking garage[111] that will be located near, but not under the tower to prevent terrorism.[52] Langan also designed the tower's foundation, which has to be able to support the tower despite the less than optimal subsurface conditions, such as soft rock and permeable coral, which could cause the piles to settle.[59]
Saudi Binladin Group is owned by the family of the late al-Qaeda leader Osama bin Laden.[112] As a result, it has sparked some minor media buzz.[113] When asked his thoughts about this in an interview, Adrian Smith simply stated that they are the largest construction firm in the Middle East, most significant work in Saudi Arabia was done by them, and that it is a very large family that shouldn't be stereotyped by one of its members.[52] Furthermore, in January 2012, New York City judge George B. Daniels ruled that no charges could be filed against SBG to repay the victims of 9/11 as there is no evidence of the construction firm financially supporting bin Laden after he was removed as a shareholder following the 1993 World Trade Center bombing.[114]
Economic viability
In addition to its primary functions, the building is slated to include a significant amount of retail as well as a wide variety of other unique amenities with the intention that it functions as a nearly self-sustaining entity, approaching the concept of a "
The 23 hectares (57 acres) area around Jeddah Tower will contain public space and a shopping mall, as well as other residential and commercial developments, and be known as the Jeddah Tower Water Front District,
The concept of profitability derived from building high density developments and malls around such a landmark was taken from the Burj Khalifa, where it has proven successful, as its surrounding malls, hotels and condominiums in the area known as Downtown Dubai[116] have generated the most considerable revenue out of that project as a whole,[97] while the Burj Khalifa itself made little or no profit.[117]
In July 2011, a report by consultancy EC Harris found that Saudi Arabia is the cheapest country in the Middle East to build in, half as expensive as Bahrain, and 34% cheaper than the United Arab Emirates, where Burj Khalifa is located.[118] The future towers' site is located in very close proximity to King Abdulaziz (Jeddah) International Airport, and may impact the usable airspace.[98] While skyscraper experts have stated that towers well over one kilometre, even two kilometres (6,600 feet) high, are technically feasible, physical sustainability and practicality issues come into play in towers of this height.[119] As for physical restraints, Bart Leclercq, head of structures for WSP Middle East recently said, "I truly believe that 1 mile, 1.6 kilometres, is within range. Over that, it may be possible if there are improvements in concrete quality. But 2 km is too big a figure; it's just a step too far at the moment."[93]
Impact
There is an impending[
Just as the Jeddah Tower will complement the Jeddah Economic City development that will be built around it, there are many infrastructure and revitalisation projects underway and planned throughout Saudi Arabia, such as the US$7.2 billion (SR27.1 billion) new airport terminal under construction at King Abdulaziz (Jeddah) International Airport,[121] that will complement the Jeddah Economic City as well as develop Saudi Arabia, which has been likened to a Third World country with crumbling infrastructure and widespread disasters, including severe flooding,[122] such as the flash floods in early 2011 that damaged 90% of the roads and over 27,000 buildings in Jeddah.[123]
According to a representative of
Furthermore, economists have found large new skyscrapers to be a negative economic indicator,
Reception
The developers' theory is that the international attention gained through large developments and having the world's tallest building will incur gentrification of the country[131] and even be a financial success in the long run. Architect Adrian Smith, the designer of the tower, states, "...this tower symbolizes the Kingdom as an important global business and cultural leader, and demonstrates the strength and creative vision of its people. It represents new growth and high-performance technology fused into one powerful iconic form."[100] However, Bob Sinn, principal engineer at Thornton Tomasetti, stated that the practical challenges of building very tall buildings are greater than the structural challenges.[132]
"We intend [Jeddah] Tower to become both an economic engine and a proud symbol of the kingdom's economic and cultural stature in the world community," said Talal Al Maiman, a board member of both Kingdom Holding Company and Jeddah Economic Company.
Gallery
-
12th floor (10 January 2015)
-
23rd floor (7 June 2015)
-
44th floor (7 July 2016) at night
-
46th floor (13 July 2016)
-
47th floor (2 December 2016)
-
As of June, 2017
-
As of August, 2019–2023
Floor directory
It is estimated that the Jeddah Tower will have just over 200 floors.[E][52]
Floor | Purposes |
---|---|
> 168 | Empty Spire |
168 (682 m) | Tuned mass damper |
158–167 | Building control machines |
157 (637 m) | Observation deck, outdoor balcony |
155–156 | Hotel, restaurants |
154 | Four Seasons Hotel
|
144–153 | Hotel rooms |
141–143 | Building control machines |
140 | Hotel rooms, refuge area |
127–139 | Hotel rooms |
125–126 | Hotel sky lobby |
115–124 | Hotel rooms |
114 | Building control machines, refuge area |
104–113 | Residence |
103 | Residence, refuge area |
94–102 | Residence |
93 | Residential sky lobby |
90–92 | Building control machines |
89 | Refuge area |
80–88 | Offices |
79 | Refuge area |
67–78 | Offices |
65–66 | Sky lobby |
64 | Refuge area |
51–63 | Offices |
48–50 | Building control machines |
47 | Refuge area |
35–46 | Offices |
33–34 | Sky lobby |
29–32 | Building control machines |
18–28 | Offices |
16–17 | Building control machines |
6–15 | Offices |
3–5 | Building control machines |
2 | Shopping mall |
1 | Office lobby, serviced hotel lobby |
B1 | Observatory entrance, shops, and restaurants |
B2 | Parking, Building control machines |
See also
- List of tallest buildings
- List of future tallest buildings
- The Illinois
Notes
- A. ^ a b c The actual height of the Burj Khalifa was not revealed until the opening ceremony. The developers of Jeddah Tower are similarly keeping the final height secret, stating only that it will be at least 1,000 metres (3,300 ft) high. In a television interview for WTTW in Chicago, architect Adrian Smith stated that the tower will be a little over twice the height of the Burj Khalifa, which is 828 metres (2,717 ft) high counting the antennas, suggesting that Jeddah Tower may be closer to 1,600 metres (5,200 ft); one mile high. Some sources have suggested that Jeddah Tower will break Burj Khalifa's record by over 740 metres (2,430 ft).[24] In 2014, online sources were using the number 1,008 m (3,307 ft).[133]
- B. ^ gross floor area; the actual usable floor space, which is what buildings are typically measured by, will presumably be less. This area has also been reported as 540,000 m2 (5,800,000 sq ft).[20]
- C. ^ a This assumes a 2012 start date and the estimated completion time of 63 months.
- D. ^ a Figure attained using the formula for the area of a circle (πr2) and the given value of 30 m (98 ft) as the diameter.
- E. ^ a b No official floor count has been given; however, Adrian Smith said it will be about 50 floors taller than the (163-floor) Burj Khalifa.[134] In November 2010, an older kilometre-high design was said to contain over 200 floors.[39]
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External links
- Kingdom Holding Company website
- Jeddah Tower on the CTBUHSkyscraper Center
- Slideshow image gallery of renderings by Fox News
- Jeddah Tower on Twitter
- Construction on Jeddah Tower Resumes on YouTube