FORT

Creating the worlds

tallest CLT apartment
building
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.
The Worlds
Tallest Timber
Apartment
Building
A land mark innovative project by Lend Lease
Fort is another great example showcasing
Lend Leases 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
Lend Lease and
Cross Laminated
Timber
Extensive due diligence process:
3 years research and development
1 year of building design
1 year of construction
Continuing monitoring of building via fibre
optic network
What is
CLT?
What
is CLT?

Austrian Spruce
CLT FROm A DEVELOPERS
perspectiveed prod
16m
Stable engineered product
Highly mechanised production process 3m

Simplicity - basic assembly concepts

Scale - large panel dimensions that suit
major commercial construction
Robust
Key benefits
from our perspective
Reduced high risk work (eg work
SAFE
at heights). Elimination of injuries
associated with formwork
and reinforcing
Better work environment with less dust,
less vibration, noise and obstructions
Reduced impact of construction
and disruption on local communities
F
 ewer operatives on site and for a
reduced period of time
Key benefits
from our perspective
C
 arbon neutral structural option 1m of
SUSTAINABLE
timber stores 0.25t of carbon
Better thermal performance
G
 enerates zero waste
Reduces fresh water consumption
Enhances Indoor Environment Quality
Reduces the deliveries to site
x 90% LESS
Key benefits
from our perspective
8
 0% weight reduction
LIGHT
WEIGHT
Less mass to support
Reduces foundations
Assists with poor ground conditions
Basic craneage
Key benefits
from our perspective
Reduced Preliminary & Supervision costs
time savings
& efficiencies
Savings in follow-on trades
Reduced holding costs for developer
High precision quality
The
Challenges
Some things developers arent fond of:
Products that are not used locally
Limited long term performance history
Making customers nervous
Solutions with added finance or insurance risk
Asking builders to change their habits
Precedent
Projects
Growth of CLT usage
in Europe

,000 m3
800

700

600
500
400
300
200
100
0
2000

2001

2002

2003

2004

2005

2006

2007

2008

2009

2010

2011

2012

2013

2014

2015
Fort project used 1,000m3 of CLT
2006 - Kingsdale School
Architect: dRMM | CLT Supplier & Installer: KLH UK

10 weeks CLT construction

4 Skilled Labourers
1 Supervisor
2008 - Stadthaus
Murray Grove
Architect: Waugh Thistleton | CLT Supplier & Installer: KLH UK

9 weeks CLT construction

4 Skilled Labourers
1 Supervisor
2010 - Open Academy
Norwich Grove
Architect: Sheppard Robson | CLT Supplier & Installer: KLH

16 weeks CLT construction

8 Skilled Labourers
1 Supervisor
Fort
Fort
VICTORIA HARBOUR
MELBOURNE

Scale: 9 stories, 23 apartments

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

 FORT
started
Where it

Victoria Harbour
North Wharf
ARCHITECTURAL
Solution
ARCHITECTURAL
Solution
ARCHITECTURAL
Solution
STRUCTURAL
Solution

CLT

Apartments
Concrete Frame
and Transfer Slab
Retail

Deep
Driven Piles
STRUCTURAL
Solution
STRUCTURAL
Solution
STRUCTURAL
Solution
Building
Services

Lifts in a Timber Shaft

Lifts in timber shaft previously achieved
at Murray Grove. Same contractor used
for Fort
Standard lift doors and frames fitted to
timber shaft with coach bolts
Fire tests
Modular
BATHROOMS
FORT by the numbers

32.17m the worlds

HIGH tallest timber
apartment building

5 expected to be the
first residential
green building to
star achieve this

485 759
tonnes of CLT PANELS
timber
FORT by the numbers

34,550
screws
5,500
angle brackets

ON
25
Shipped in

CONTAINERS 2SHIPS
Lend lease
Saving
1,451
apprentices
uPskilled in new
construction
technique
tonnes of carbon
Tyranny of Distance

shipping a building
from Europe to Australia

KLH Factory Koper Slovenia Suez canal Port Melbourne Shed at Victoria Harbour
Australian Customs LL IKEA
CHALLENGES
Authority Approvals
Planning Entitlement
Building Codes
Structural Certification
Fire protection of structural and services
Building
Codes

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

Australia
Building Code of Australia deemed to satisfy code does not consider a timber building above 3 stories
Codes of standard for design: AS 1170 Structural Design Actions
AS 1720 Timber Structures Design Methods

Solution is therefore a fire engineered Alternate solution

Technical
Fire
Performance
Highly predictable performance.
Layers char at 0.7mm / min.
Sacrificial layers and / or supplementary
materials can be used.
Fort uses a combination of protection
and sacrificial.
Fire
Performance
of CLT Fort (2012)
AS1530 Part 4 (equivalent to BS 476 Part
Fire
21 Determination of the fire resistance of Performance
loadbearing elements of construction)
of CLT Fort
FR 90/90/90: 128mm wall panel with 13mm fire grade
plasterboard direct fixed (2012)
Structural adequacy
Integrity
Insulation
FR 90/90/90: 158mm wall panel - bare
Structural adequacy
Integrity
Insulation
FR 120/120/120: 146mm floor panel with 2 layers 16mm
fire grade plasterboard direct fixed
Structural adequacy
Integrity
Insulation
Technical
Acoustic
Performance
Equal or higher than conventional concrete
frame / masonry / plasterboard wall
Focus on low frequency need to add
mass via floor build up
Australia has high code requirements
Lend Lease has higher than code
standards
Moisture Protection
Durability
Rain screen facade
Moisture content should be around 12%.
Controlled By Design. Metal Cladding

CLT protected by sarking and cladding.

Ventilation cavity draws heat away from
the timber.
Moisture detector sensor rods strategically
located within the CLT.
CLT

Plaster Board
Vermin protection:
Vermin
Code requires timber structures to be protected
What about
from termites
termites?
CLT structure sits on concrete podium for
ground seperation
Physical termite barriers at perimeter and
services penetrations (chemical free)
Annual inspection regime
Design PrOcess
& Technical Detailing

It is a different design /
construction process
All design completed up front
File to factory process
3D modelling in auto-CAD
Installation sequencing, crane calculations
Minimises waste, reduces onsite decision
making and errors
Whole building
prototype
OBJECTIVES:
Create a market facing product
Achieve 5 Star Green Star (As built)
Achieve authority approvals
Resolve technical detailing
Achieve a fit-for-purpose product
Demonstrate CLT as viable alternative
Constructibility
Impact on design process
Impact on other building tasks

A base case to leverage step change improvements in future CLT projects

 Summary
Design Experience Lessons
Procurement
What does
Construction Experience our R&D tell
us thus far?
Industry Relations
Consumer Market Reactions
 Fort
Proven speed sucCess
Clean and safe factors
Robust, high quality result
Potential to be cost competitive
Contractors love it
Bankers and insurers get it
Customers are
not afraid of it
The
future
Dock Square Library,
Melbourne
Dock Square Library,
Melbourne
CLT a smart and
sustainable
construction solution
for Singapore:
Sustainable building solutions
Innovation hub status that will
generate smart jobs
Drive for greater productivity
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
www.forteliving.com.au