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The Burj Khalifa Project

The Burj Khalifa Project. A Symbol of Economic Strength or a Monument to Hubris?. Bo Zhou Katharina Jungblut. Framework. Introduction Historical background Goals of the project Project planning Implementation: Problems and challenges Evaluation of Success Conclusion and prospects.

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The Burj Khalifa Project

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  1. The Burj Khalifa Project A Symbol of Economic Strength or a Monument to Hubris? Bo Zhou Katharina Jungblut

  2. Framework • Introduction • Historical background • Goals of the project • Project planning • Implementation: Problems and challenges • Evaluation of Success • Conclusion and prospects

  3. Introduction Burj Khalifa

  4. Current Records Tallest structure ever built: 828 m (previously Warsaw radio mast – 646.38 m) Tallest extant structure: 828 m (previously KVLY-TV mast – 628.8 m) Tallest freestanding structure: 828 m (previously CN Tower – 553.3 m) Tallest skyscraper to top of spire: 828 m (previously Taipei 101 – 509.2 m) Building with highest occupied floor in the world: 160th floor World's highest elevator installation, situated inside a rod at the very top of the building World's fastest elevators at speed of 18 m/s) (previously Taipei 101 – 16.83 m/s) Highest vertical concrete pumping (for a building): 606 m (previously Taipei 101 – 449 m) Highest outdoor observation deck in the world (124th floor) at 452 m World's highest mosque (located on the 158th floor) World's highest installation of an aluminium and glass facade, at a height of 512 m World's highest swimming pool (76th floor) World's highest nightclub (144th floor) World's highest restaurant, At.mosphere, located on 122nd floor at the height of 442 m (Previously the world’s highest restaurant was 360, at a height of 350 m in CN Tower) Introduction

  5. Comparison Source: Dubai-architecture.info

  6. Framework • Introduction • Historical background • Goals of the project • Project planning • Implementation: Problems and challenges • Evaluation of Success • Conclusion

  7. Historical background

  8. Real estate boom Source: Dubai Chamber of commerce

  9. Framework • Introduction • Historical background • Goals of the project • Project planning • Implementation: Problems and challenges • Evaluation of Success • Conclusion

  10. Goals of the project

  11. Framework • Introduction • Historical background • Goals of the project • Project planning • Implementation: Problems and challenges • Evaluation of Success • Conclusion

  12. Project planning

  13. Project planning Hymenocallis Buttressed core system

  14. Allocation of floors 106. floor and above: Business space 38. – 105. floor: 1,000 Residential units 1. – 37. floor: „The Armani Hotel Dubai“

  15. Framework • Introduction • Historical background • Goals of the project • Project planning • Implementation: Problems and challenges • Evaluation of Success • Conclusion

  16. Then they said, "Come, let us build ourselves a city and a tower with its top in the heavens, and let us make a name for ourselves, lest we be scattered upon the face of the whole earth." Genesis 11:4, The Tower of Babel

  17. Constructionprocess 2004 2005 2006 2007 2008 2009 2010 January 2004: Excavation starts February 2004: Piling starts September 2004: Construction starts

  18. Constructionprocess 2004 2005 2006 2007 2008 2009 2010 July 2005: Stainless steel prices jump from US$ 400 a ton to US$ 2,200 March 2006: Riot of workers November 2006: Bankruptcy of subcontractor Schmidlin LLC UAE

  19. May 2007: Change of original design to increase height June 2007: Hurricane threat Construction process 2004 2005 2006 2007 2008 2009 2010 November 2007: Repeated strike of workers

  20. March 2008: Redesign of interiors Construction process 2004 2005 2006 2007 2008 2009 2010 May 2008: Decision to install a communications center September 2008: Earthquake

  21. September 15, 2008: Lehman Brothers declare bankruptcy; World financial crisis Construction process 2004 2005 2006 2007 2008 2009 2010

  22. November 2009: Dubai asks for a six-month delay in returning its US$ 26 billion debt December 2009: US$ 10 billion bailout from Abu Dhabi Construction process 2004 2005 2006 2007 2008 2009 2010

  23. 4 January 2010: Burj Khalifa's official launch ceremony Construction process 2004 2005 2006 2007 2008 2009 2010

  24. Framework • Introduction • Historical background • Goals of the project • Project planning • Implementation: Problems and challenges • Evaluation of Success • Conclusion

  25. The Diamond Framework Technology Super-High Tech High-Tech Medium-Tech Low-Tech Array System Assembly Complexity Novelty Derivative Platform Breakthrough Regular Fast / Competitive Time-critical Blitz Pace

  26. Technological changes progress fashion design Risks of a long-term project Changes of economic / financial situation • price volatilities • bankruptcies • changes in demand / supply market Socio-political changes • new stakeholders • public opinion • image, prestige Environmental changes • exposition to elements • threat of natural disasters

  27. Construction finished despite financial crisis Logistics (24/7) Alternations in height and design Structural efficiency (“buttressed core”) Infrastructure and maintenance system Burj Khalifa: A reason to celebrate? October 2007: • Price: US$ 1,725 – US$ 2,776 • per square foot • 90% of properties sold before • financial crisis; 10% return for Emaar

  28. Project Awards 2010 • Arab Investment Summit • Arab Achievement Award 2010: Best Architecture Project 2010 • Arabian Property Awards • Architecture Award (Mixed Use) Arabian Region 2010 • Arabian Property Awards • Architecture Award (Mixed Use) Dubai 2010 • Chicago Athenaeum • American Architecture Award 2010 • Chicago Athenaeum • International Architecture Award 2010 • Cityscape • Commercial / Mixed Use Built 2010 • Cityscape Awards for Real Estate in the Middle East and North Africa • Best Mixed Use Built Development 2010 • CTBUH • Best Tall Building Middle East & Asia 2010 • CTBUH • Global Icon Award 2010 • Institution of Structural Engineers • Award for Commercial or Retail Structure 2010 • International Commercial Property Awards • The International Architecture Award (Mixed Use) 2010 • International Highrise Awards • Special Recognition for Technological Advancement 2010 • LEAF Awards • Best Structural Design of the Year 2010 • Middle East Architect Magazine • Project of the Year 2010 • National Council of Structural Engineers Association • International Projects Category: Outstanding Project 2010 • Popular Science Magazine • Best of What's New 2010 2010 • Spark Awards • Silver Award 2010 • Structural Engineers Association of Illinois • Excellence in Structural Engineering: Most Innovative Structure 2010 • World Architecture Festival • Award: Shortlisted 2010 • World Architecture Festival • Award: Shortlisted / Structural System Burj Khalifa: A reason to celebrate?

  29. …or a reminder of Babylon?

  30. Breakdown of real estate market in 2008/09: Burj Dubai property prices fall by 50-60% Oversupply issue: 90 % sold, yet not clear how much is occupied Further drop in prices by 20-30% due to projects completed in 2010 …or a reminder of Babylon?

  31. Sustainability / Added Value construction and maintenance costs? sustainable contribution to building practices? …or a reminder of Babylon? Labor controversy • primarily workers from South Asia • very low wages (down to US$ 4/day) • housing in abysmal conditions

  32. Framework • Introduction • Historical background • Goals of the project • Project planning • Implementation: Problems and challenges • Evaluation of Success • Conclusion

  33. Conclusions and prospects • Built during Dubai’s boom years, finished amidst a global property crash • Symbol for Dubai’s ambitions and contradictions • Unique landmark in architecture • Global attention and recognition • Unlikely to boost long-term economy / real estate market • Unsustainable contribution to global building practices • Questionable treatment of humans

  34. Achievement of goals?

  35. ...Any questions?

  36. Sources • V. N. Prasad; S. Govind: The Burj Dubai Project: A symbol of Economic Strength or a Monument to Hubris?, IBS Center for Management Research, PROM/007, 2010 • http://www.som.com • http://www.burjkhalifa.ae • http://smithgill.com • http://en.wikipedia.org/wiki/Burj_Khalifa • http://www.forbes.com/2010/01/04/dubai-burj-khalifa-lifestyle-real-estate-tallest-building.html • http://www.nytimes.com/2010/01/05/business/global/05tower.html?_r=2 • http://www.spiegel.de/spiegel/print/d-68167788.html • http://www.guardian.co.uk/artanddesign/2010/jan/04/burj-dubai-height-architecture • http://www.welt.de/kultur/article5712850/Mit-dem-Burj-wird-Dubai-zum-Babel-unserer-Zeit.html • http://www.focus.de/reisen/reisefuehrer/arabische-halbinsel/tid-16719/dubai-panoramablick-auf-450-metern-hoehe_aid_466902.html • http://www.glasssteelandstone.com/BuildingDetail.php?pageNum_UserComments=1&totalRows_UserComments=370&ID=701 • http://www.archi-ninja.com/burj-khalifa-dubai-the-truth-behind-the-bling/ • http://www.dw-world.de/dw/article/0,,5086062,00.html • http://www.suite101.com/content/dubai-and-the-united-arab-emirates-a158203 • http://www.greenprophet.com/2009/06/burj-dubai-babylon/ • Interview with Adrian Smith on 23/03/2011 • The Bible (English Standard Version)

  37. Adrian Smith: the father of Burj Khalifa • August 19, 1944: Born in Chicago, Illinois • 1967 – 2006: Skidmore, Owings and Merrill • 2006: Adrian Smith + Gordon Gill Architecture • Greatest challenges: • design - contextual to Dubai • economic downturn • Burj Khalifa: a success due to: • unique silhouette • symbol of Dubai‘s optimism and pride • the height • Burj Khalifa’s contribution to the environment: • increase value of land by having a • landmark-status building in the center • „I believe people will want to live there“

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