Global Markets and Cost Comparison for Tall Timber Buildings Andrew Dunn CEO Timber Development Association
Contents Australia’s Tall Timber Buildings and CLT use to date Cost Comparison Tall Timber Buildings How Does Australia’s Tall Timber Buildings Compare Globally?
Mass Timber Use In Australia Commenced with Forte Living First discussed in April 2009 Built and handed over in late 2012
Forte Living
Mass Timber Use In Australia Since the first project completed at the end of 2012 there has been: – Completed: 29 projects or 31 building – Under construction: 23 projects or 25 buildings – Total 52 projects – 56 buildings
Diversity of Projects
Houses - 19 The Seed Maianbar Swaddling House
Multi-Residential - 12 Credit: Forte, Aveo, Macarthur Gardens Shellharbour, Kenttown, Sheelharbour
Office - 6 International House, (Lendlease) K5, (Lendlease) Strongbuild Office (Strongbuild)
Educational – 4 Monash University Business School, VIC (XLAM) Incubator, NSW (Strongbuild)
Sales Units - 3 Lendlease
Student Accommodation – 3 Union Court Australian National University, Canberra UTAS Inveresk Residences
Hotels - 2 55 Southbank Boulevard Adina Hotel, Taronga Retreat, NSW (Strongbuild) VIC (Atelier Projects)
Childcare - 2 Kings Co-op Childcare, QLD (Strongbuild) Oakleigh South Childcare Centre, VIC (Atelier Projects)
Library - 1 Library at the Docks, Victoria (Lendlease)
Community Centre - 1 Jordan Springs Community Centre, Sydney (Lendlease)
School - 1 Our Lady of Assumption Catholic Primary School, Sydney
Agricultural Building – 1 Jamie’s Barn, NSW (Strongbuild)
Types of buildings CLT Projects – Houses – 19 – Multi-residential – 12 – Offices – 6 – Educational – 5 – Sales Units – 3 – Student Accommodation – 3 – Hotel – 2 – Childcare – 2 – Library – 1 – Community centre – 1 – School – 1 – Agricultural building – 1
Where are they occurring? 2 1 2 26 ACT-1 18 Australian CLT Projects 2
CLT SuppliersT Projects XLAM (New Zealand/Australian) – 17 – Stora Enso (Austrian) – 12 – KLH (Austrian) – 11 – Binderholz (Austrian) – 9 – Cross Lam Aust (Australian) – 1 – Hasslancher (Austrian) – 1 – Xlam Dolimiti (Italian) – 1
COST PLANS Are Timber Buildings Really Cost Comparative or Better
Cost Plans There is a growing number of generic cost plans around the world – Australia – UK – Canada
AUSTRALIA Aveo, Norwest
Australia
Office Building (Super structure only) Timber Model Concrete Model Columns 450,218 307,224 Floors 4,491,903 4,736,195 Roof 559,956 792,480 Lift, Stair and Air Shaft (includes 1,186,793 1,545,465 stairs and cladding) Suspended Ceiling 997,740 997,740 Additional Engineering (fire) & 35,000 0 Termite Protection Preliminary Adjustments -517,500 0 $7,237,259 (-13.6%) $8,379,104
Apartments (Super structure only)
UNITED KINGDOM Ellerslie Road, Yoker, Scotland
UK Two recent completed cost plans – Timber Frame and Masonry by RLB – CLT and Concrete by alinea
UK - CLT and Concrete Height: Six storey Size: 294 apartment Location: London Comparison: CLT and Concrete Cost Planner: alinea Cost Consultants Costs based on Q2 2017 Client: TRADA
UK - CLT and Concrete Complete building cost Fitout costs £25.5 mil No concrete costs breakdown 0.1 % cheaper
UK - Timber Frame and Masonry Height: Two storey, 4 per block, 8 blocks Size: 32 apartment Location: London Comparison: Timber Frame and Masonry Cost Planner: Rider Levett Bucknall Costs based on Q1 2018 Client: Structural Timber Association UK
UK - Timber Frame and Masonry
UK - Timber Frame and Masonry TF 8 weeks quicker
UK – Summary Cheaper but too small to bother with
CANADA Pine and Cypress House, Vancouver Canada
Canada Vancouver City – in 1987 allowed 4 storey Timber Frame construction – In 2009 they were reviewing to allow 6 storey timber frame – Through the Urban Development Institute commissioned the BTY Group
Canada BTY is a Cost Management and Project Management consulting firm They compared – Concrete – Lightweight Steel – Lightweight timber
Canada Results from the study (2009) – Concrete construction: CAD$265 ft 2 (CAD$2,851 m 2 ) – Light steel frame construction: CAD$264 ft 2 (CAD$2,841 m 2 ) – Wood frame construction: CAD$237 ft 2 (CAD$2,550 m 2 ) 11% less expensive than six storey residential concrete or light steel frame
BTY Group Update BTY Group JOE REKAB, PARTNER General yes, costs have stayed competitive The big pressure right now in Canada in the major centres (Vancouver & Toronto) is labour (or lack of)
Vancouver Cost Comparison ALTUS Group –Construction Cost Guide, 2016 Construction cost per m 2 $2,153 to $2,691 $2,260 to $2,906 $1,400 to $1,776 $1,238 to $1,668 Wood frame 1/3 cheaper 41
Other cost comparison quotes Al Poettcker, CEO and president of UBC Properties Trust (UBCPT). "A six-storey concrete building will typically cost an additional $60 to $70 extra per square foot when compared to an equivalent suite in a wood-frame building – which can add up very quickly," 42
Vancouver’s Wood Frame Market share
Vancouver’s Wood Frame Market Share Vancouver wood frame apartment market share – Up to 4 storey – 90% – 5 and 6 storey – 70% commencing at 0% market share in 2009 (300 + projects to date) 44
Canada Summary Wood Frame is considerably cheaper Obtaining dominance in Vancouver
WHERE IS AUSTRALIA IN THE RACE FOR TALL TIMBER BUILDINGS?
My Criteria In my opinion, to be impressive in the world of tall wood buildings you need to be o Built or underway – no proposed buildings o 7 or more storeys of timber construction o Must be modern (this century please) o Timber elements must be predominately used in loadbearing vertical and horizontal element Why?
Why seven storeys or above? Canada has hundreds (300+) at 6 storeys already
Lots of Older Buildings Greater than 6 Storeys Perry House, Brisbane circa 1913
6 Storey has been done for centuries (6 actually) Rennes, Brittany Circa 1400’s 52
Load Path in Timber Doorman, Rotterdam 16 on 4 Steel framed
Terminology When describing how high a timber building is, you need to indicate how much is timber and how much is concrete Example: 5 on 3
Australian Example Seven over seven Seven storeys of concrete over seven storeys of timber
Australian Example
Strongest You Say Concrete – 30 MPa Hardwood (Grey Ironbark) – 95 MPa
CTBUH’s List of Tall Timber Buildings (www.ctbuh.org)
CTBUH’s List of Tall Timber Buildings (www.ctbuh.org)
Completed Tall Timber Buildings LAST 10 YEARS
2008 Älvsbacka Strand Skellefteå, Sweden 7 Storey Timber Frame
2009 Limnologen: Växjö, Sweden Portvakten: Växjö, Sweden Murray Grove: London, UK 7 on 1 Storeys Timber 7 on 1 Storeys Timber 8 on 1 Storeys - CLT frames frames
Murray Grove
2010 Nothing - I suspect the GFC lag slowed things down
2011 H 8: Bad Aibling, Germany Bridport House: London, UK 8 Storeys - CLT 8 Storeys - CLT
2012 Lifecycle Tower One: Dornbirn, Austria, 8 Storey – CLT and Glulam Strandparken: Stockholm, Sweden 8 Storey - CLT Forte Living: Melbourne, Australia, 9 on 1 Storeys - CLT
2013 Pentagon II Ås, Norway, 8 Storey - CLT Via Cenni: Milan, Italy, 9 on 1 Storey - CLT Maison de l'Inde: Paris, France 7 on 1 Storeys - CLT
2014 K8: Aalen-Waldhausen, Jules Ferry: St. Die-des-Vosges, Germany, 7 Storey - CLT France, 7 on 1 Storey - CLT
2015 Puukuokka: JYVÄSKYLÄ, Finland, 8 on 1 Storeys, CLT Eskolantie: Helsinki, Banyan Wharf: Finland, 7 Storeys -CLT London, UK 9 on 1 Storeys - CLT Treet: Bergen, Norway 14 Storey – CLT and Glualm Vallen: Växjö, Sweden, 7 Storeys
2016 Moholt: Trondheim, Norway Hotel Nautilus: Pesaro, Italy 9 Storeys - CLT 7 Storeys - CLT
2017 The Garden: Sydney, Australia 5 on 1, 6 on 1 & 7 on 1 Storeys - CLT Brock Commons: Vancouver, Canada 17 on 1 Storeys – CLT and Glulam
2017 Highpoint Terrace: London, UK 7 storey - CLT Carbon12: Portland, USA 7 on 1 Storeys - CLT
2017 Dalston Lane: London, UK Orgine Condos: Quebec, 9 on 1 Storeys - CLT Canada , 12 on 1 Storeys - CLT
2017 Frostaliden: Skövde, Sweden Moxy Hotel: Oslo, Norway 8 Storeys - CLT 7 Storeys - CLT
2018 Ellerslie Crescent, Yoker, Scotland 7 Storeys - CLT
Under Construction Aveo Norwest: Sydney, Australia Wood City: Helsinki, Finland 9 on 2 Storeys - CLT 7 on 1 Storey - LVL
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