Tall buildings emerged in the late 19th century in the United States and have since become a worldwide architectural phenomenon. High rise design considers social, economic, architectural, and environmental implications. Socially, high rises can cause psychological stress but also promote efficient land use. Economically, feasibility depends on market demand, costs, and maximizing space efficiency. Architecturally, structural systems and floor plans impact usability and costs. Environmentally, height influences sustainability and regulations provide opportunities and restrictions for innovation.

1. High Rise Design
Tall buildings emerged in the late nineteenth century in
the United States of America. They constituted called
“American Building Type,” meaning that most important
tall buildings were built in the U.S.A.
Today, they are worldwide architectural phenomenon.
Many tall buildings are built worldwide, especially in Asian
countries, such as China, Korea, Japan, and Malaysia.

2. • Defined as a multi-story structure 35 meter < x <100 meters in height,
which is divided at regular intervals into occupied levels, or 12 – 39
floor levels (building with unknown height).
In Malaysia, < 12 levels = High Rise
Source : Emporis Standards Committee (one of the worlds largest property resources and source of
information about buildings around the world.)
What is High Rise Design?

3. Social
Implications
•Impact,
•Effect
•Urban Identity
•Location
Economic
Feasibility
•Time
•Cost
•Manpower
•Spatial Efficiency
•Rentability
Architecture
+ Urban
•Expression
•Infrastructure
Environmental
Implication
Building
By-Laws
•Implications
•Restrictions
•Opportunities
Components of High Rise Design

4. The construction of edifices reaching higher and higher into the sky – and
to a certain extent still is – an expression of power and strength. (Munich Re
Group, 2000)
In today’s dimensions, why high-rise?
• Projection of client’s image and identity: One reason is indisputably the
need for a “landmark”; in other words, to express economic and
corporate power and domination in impressive visual terms; being
distinctive.
• Efficient land use :The steadily rising price of land in prime locations and
an increasingly scarce supply have made it essential to make optimum
use of the air space. It is also due to their significant economic benefits in
dense urban land use (Ali M.M. & Moon K.S., 2007).
• Concentric: Concentration of people in one place; creation of jobs,
commercial hub, one stop center; a node if described in urban context.
ARCHITECTURE + URBAN

5. 5
In urban design context, identity is the characteristic that allow us to
differentiate one space from another – Distinctiveness.
“ City order is related to the way in
which people perceive or read and
understand the environment”
(Moughtin, 2003:26).
The formation of environmental
image is a complex process results
from an interaction between
observer and environment, so the
image is built by association.
BUILDING THE IMAGE

6. Why we
need high
rise ?
Work
Service
Urban
Land Use
entertainment
Infrastructure &
Facilities
Source: Ng, E. (2010). Designing high-density cities for social and environmental sustainability. London: Earthscan.
SOCIAL IMPACT OF HIGH RISE

7. • Cause psychological stress and feel claustrophobic by
creating a rat-cage mentality
• Create social conflicts due to high people density lead to
competition for the use of facilities and space
• Lack of community oriented social life
• Reduced privacy and invoke the feeling of loss of control and
anxiety
• Lose direct contact with nature
Source: Kodmany, K., & Ali, M. (2013). Arguments against tall buildings. In The future of the city: Tall buildings and urban design. Southampton: WIT Press.
SOCIAL EFFECTS OF HIGH RISE

8. Source: MODI, S. (2014). Social issues; architecture/design. Improving the social sustainability of high rise.
EVOLUTION OF SOCIAL SPACE

9. Source: MODI, S. (2014). Social issues; architecture/design. Improving the social sustainability of high rise.
EVOLUTION OF SOCIAL SPACE

10. Social
Space in
High rise
Public-
private
interface
Optimization
Access
Footprint
Space
Design
Ownership
and
maintenance
Cost
Building
regulation
CHALLENGES AND SOLUTION OF
SOCIAL SPACE IN HIGH RISE?

11. Maximised Profit/
Investment
Cost & benefits
Marketability &
cost effective
Maximised plot
ratio
Client
Design Strategies
Project
Management +
Technical
Responsive +
Efficient Design
Spatial Planning
Architect
HIGH RISE DESIGN
According to Merriam-Webster’s Dictionary, “Feasibility” is the
capability of being completed or carried out.
The client’s vision/ objectives must be critically translated and
projected effectively so that not only the design can be made
highly sellable, but becomes ‘responsible and responsive’ to give
comfort ultimately to the end users (purchasers/ tenants).
ECONOMIC FEASIBILITY

12. Economic
Feasibility
Market
Feasibility
Financial
Feasibility
Fiscal
Feasibility
Kheir Al-Kodmany & Mir M. Ali (2013) have highlighted the three major
branches which influences the economic feasibility of high rise
projects from their publication titled The Future of the City: Tall
Buildings and Urban Design.
ECONOMIC FEASIBILITY

13. Clients to ask themselves:
• “Is there a demand for the structure?”
• “Will the market support such a project?”
• There may be huge demands for the building during the planning, but
prospective tenants may no longer be available once the building is
ready.
• Growth factors to be considered:
• Projection of employment growth by occupation
• Income level in the particular area which provides a clear guide to
demand of such spaces in the future.
• Vacancy rate can be minimised if:
• Comprehensive planning during early phase; supported by
community and government.
• The specific future function of the neighbourhood is clear.
MARKET FEASIBILITY

14. Clients to be clear on:
• Rate of occupancy of the building
• Determining the value of a project is challenging because there are
different ways to measure the value of future cash flows. Because of the
time value of money, a dollar earned in the future won’t be worth as
much as one earned today.
Costing involved for the life of the project:
• Development costs (Before) – Materials, Labour, Fees, Documents, etc.
• Operating costs ( During) – Utilities, Maintenances, etc.
• Revenues (After) – Lease, Purchases, Services, other source of profits, etc.
FINANCIAL FEASIBILITY (COSTING)

15. • Directly affected by the impact of the development to the area.
• Impact of skyline/ identity of city: municipal finances, infrastructures, and
quality of life.
Positive Impact
Negative
Impact
FICAL FEASIBILITY (TAX, PUBLIC
REVENUES, PUBLIC DEBT)

16. • The optimum building height of tall buildings is the height at which an owner gets
the most economical rate or return.
• It is the height where the owner can build and receive the highest percentage of
return from rent.
• Therefore, it is meaningless if the client maxes out the potential of the allowed plot
ratio of the land but the building is under occupied/ utilised.
• Consider the following which have effect on/from the building height:
• Materials
• Structural limits
• Elevator systems
• Fire protection
• Environmental impact
• Economy
• Infrastructure
• Unless it is a secondary concern, developers look up to the building to be
monumental.
• Compete with rival neighbours to gain more prestige, profile, attention, publicity,
etc.
ECONOMIC BUILDING HEIGHT

17. Synthesis: Spatial efficiency has to be seen in a way that not only benefits
the client economically, but the end users as well ( prospective
purchasers/ tenants/ staffs/ etc.) for the space to be flexible, creative and
conducive to stay, work and/ or play. Spaces relevant will also be easier to
be managed, maintained and productive.
SPATIAL EFFICIENCY

18. High-rise office buildings are more expensive to construct per square
meter, they produce less usable space and their operation costs are more
expensive than conventional office buildings. The space efficiency, as well
as the shape and geometry of the high-rise building need to satisfy the
value and cost of the development equation. Space efficiency, which is
determined by the size of the floor slab, dimension of the structural
elements and rationalized core, goes along with the financial benefit.
Building efficiency (net-to-gross floor area) of
multi-story office developments (above)
SPACE EFFICIENCY vs
STRUCUTURAL DEVELOPMENT

19. Space efficiency is not only about the ratio of NFA to GFA.
Ozgen and Sev (2009) highlighted that the floor slab shape also has a vital
importance as well, since it influences the following:
• interior space planning
• layout of office equipments
• exterior building envelope
• structural system and component sizes, utilizing from natural light and
air
• access to escape routes, etc.
Generally the more simple and regular the floor slab shape is, the easier it is
to respond to user requirements in terms of
space planning and furnishing. Square, circular, hexagonal, octagonal and
similar plan forms are more space efficient than the rectangular plans with
high aspect ratios and irregular shapes (Ozgen and Sev,2009) .
SPACE EFFICIENCY vs
FLOOR SLAB SHAPE (PLAN)

20. Floor slab efficiency is adversely affected by the
height of a high-rise office building, as the core
and structural elements expand relatively to the
overall floor slab to satisfy the requirements of
vertical circulation as well as lateral-load
resistance.
Tall buildings with high slenderness ratio are
inherently more expensive to build and suffer from
adverse floor slab efficiency (Ozgen and Sev,2009) .
SPACE EFFICIENCY vs
FLOOR SLAB SHAPE (PLAN)

21. Traditionally the function of tall buildings has been as commercial
office buildings. Other usages, such as residential, mixed-use, and hotel
tower developments have since rapidly increase.
(Mir M. Ali & Moon K.S. 2007)
Tall buildings in different regions, Year 2006
(above)
FUNCTION OF HIGH RISE

22. This classification of structural
systems is presented more as a
guideline and should be treated as
such.
Still need to consider other design
and service criteria:
• to building shape,
• aspect ratio,
• architectural functions,
• load conditions,
• building stability &
• site constraints.
STRUCTURAL CLASSIFICATION
Steel
Concrete

23. Transfer Beam
-Brunswick Building, 1965
Shear Wall
INTERIOR STRUCTURE

24. Tube Structure
-John Hancock
Center, Chicago
Steel Diagrid
-St. Mary Axe,
-London
EXTERIOR STRUCUTRE

25. NATIONAL
LAND CODE
•Categories of land use.
•Sub-division, partition & amalgamation of lands.
•Issuance of final title (continuation).
TOWN &
COUNTRY
PLANNING
GUIDELINES
•Zoning Proposal, Set-Back, Plot Ratio.
•Car parking requirements.
UNIFORM
BUILDING BY-
LAWS (UBBL)
•Fire-fighting
•Ventilation
HOUSING
DEVELOPERS /
STRATA TITLE
ACT
•Specifies the obligation and requirement of Property Developer.
STATUTORY REQUIREMENTS

26. • PART I - Definitions and interpretations used in the by-laws
• PART II - The procedures for submitting plans to the Local
Authority
• PART III - The required space [dimensions], light and ventilation
• PART IV - The required temporary works during construction
• PART V - Structural requirements and considerations
• PART VI - Constructional requirements
• PART VII - Passive fire protection requirements
• PART VIII - Active fire protection requirements
• PART IX - Miscellaneous definitions and references and, the
procedures on reporting on building
BUILDING BY-LAW 1985

27. • Professionals, i.e: architect + engineers accountable and
responsible for the drawings and documents submitted to LA.
• Certify the stage of the development under relevant expertise.
• Building failures – professionals are to blame for breaches of
duty.
• Economic loses – professional’s certifications have been
disputed.
IMPLICATIONS

28. • Its enforcement is governed by States = different at each
State.
• The by-laws does not reflect the “state-of-art”, ever changing
constructional technologies and sciences.
• Irrelevant – ignorant .
• Envelope height and setbacks.
• Lack of incentive to incorporate energy efficient design/
installations
RESTRICTIONS

29. • Public space at ground level – retail development more
viable at street level.
• More environmental standards to be applied to maintain
building efficiency.
• Taking account into daylight and thermal mass – window,
façade, wall.
• Be innovative for the fire protection provision.
• Urban greenery.
OPPORTUNITIES

30. • Maunsell F. (2002), Tall Buildings and Sustainability Report. London: Corporation of
London
• Munich Re Group (2000), High Rise Buildings. Germany: Munich Reinsurance
Company
• Kheir Al-Kodmany & Mir M. Ali (2013), The Future of the City: Tall Buildings and
Urban Design. USA: WIT Press
• Mir M. Ali & Moon K.S. (2007), Structural Developments in Tall Buildings: Current
Trends and Future Prospects. Australia: University of Sydney
• Sev A. & Ozgen A. (2009), Space Efficiency in High Rise Office Buildings
• Ng, E. (2010). Designing high-density cities for social and environmental
sustainability. London: Earthscan.
• Kodmany, K., & Ali, M. (2013). Arguments against tall buildings. In The future of the
city: Tall buildings and urban design. Southampton: WIT Press.
REFERENCE