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GENERAL BUILDING DATA

Building Name: Neighbourhood One Residences (N1R)

Location and Site: Abu Dhabi, UAE

Building Occupant Name: Masdar

Occupancy or function types: Residential

Size (total square feet): 624,000 SQFT

Number of stories: 5 levels and 3 existing parking podium

Dates of Construction: March, 2015 - May, 2017

Primary Project Team:

  • Owner: Masdar 

  • Owner Representative: Mubadala Development Company

  • Project Manager: Louis Berger

  • Contractor: Brookfield Multiplex

  • Concept Design: Woods Bagot

  • Cost Manager: AECOM

  • Technical Advisor: GHD

  • MEP Contractor: Haydon MEP

Actual Cost: Confidential

Project Delivery Method: Design-Build

Architecture:

The Neighbourhood One Residences plot is located within the North-East area of the Masdar City master plan. The design consists of 500 residential units comprising one and two bedrooms apartments, located on an existing podium. Supporting facilities for the staff welfare to be incorporated into the development include gym, swimming pool, laundry drop-off etc. The design should incorporate a clear methodology for collecting the staff and transporting them to the airport by Etihad buses and coaches.

The key drivers in this design have been to test the environmental credentials of the scheme through comprehensive analysis and modelling along with obtaining a greater understanding of the as-built constraints and availing input from engineering and specialist consultants.

The design embodies the following principles:

  • Low rise blocks of varying heights from four to five stories. 


  • Building footprint that fronts the podium perimeter to respond to the mass of the car park podium. 


  • Creation of four courtyards of differing scales providing social and reflective spaces. 


  • Cut outs and openings within the facade which encourage air movement through the courtyards. 


  • Facade and roof line that is articulated in stepped manner to disguise the repetitive nature of the apartment units. 


Architecture:

The Neighbourhood One Residences plot is located within the North-East area of the Masdar City master plan. The design consists of 500 residential units comprising one and two bedrooms apartments, located on an existing podium. Supporting facilities for the staff welfare to be incorporated into the development include gym, swimming pool, laundry drop-off etc. The design should incorporate a clear methodology for collecting the staff and transporting them to the airport by Etihad buses and coaches.

The key drivers in this design have been to test the environmental credentials of the scheme through comprehensive analysis and modelling along with obtaining a greater understanding of the as-built constraints and availing input from engineering and specialist consultants.

The design embodies the following principles:

  • Low rise blocks of varying heights from four to five stories. 


  • Building footprint that fronts the podium perimeter to respond to the mass of the car park podium. 


  • Creation of four courtyards of differing scales providing social and reflective spaces. 


  • Cut outs and openings within the facade which encourage air movement through the courtyards. 


  • Facade and roof line that is articulated in stepped manner to disguise the repetitive nature of the apartment units. 


Major national model codes:

  • International Building Code (IBC)

  • American Welding Society’s (AWS) D1.1/D1.1M

  • AISC's "Code 


  • Uniform Plumbing Code of Abu Dhabi

  • Abu Dhabi EHSMS Regulatory Framework

Zoning: N1R complies with Abu Dhabi Urban Planning.

(information is limited, still researching)

Historical requirements: No historical requirements.

Major national model codes:

  • International Building Code (IBC)

  • American Welding Society’s (AWS) D1.1/D1.1M

  • AISC's "Code 


  • Uniform Plumbing Code of Abu Dhabi

  • Abu Dhabi EHSMS Regulatory Framework

Zoning: N1R complies with Abu Dhabi Urban Planning.

(information is limited, still researching)

Historical requirements: No historical requirements.

Building Façade:

The facade design has been carefully developed to respond to the environmental requirements of the buildings and to provide a degree of privacy from a visual and acoustic perspective. Given the respective nature of the apartment layouts the challenge has been to create a building envelope that belies this uniformity but also considers a modularity that is required from a practical and an environmental perspective. The design adopts lightweight drywall system, except where fire-enclosure is necessary where precast concrete walls are used. Also, precast- prestressed hollow core slabs where used. 

Roofing:

N1R roofing will be fluid applied roofing where the roofing materials used with a Solar Reflectance Index, smooth-surfaced roll roofing complying with ASTM D6380, Class S, Type III.

Sustainability Features:

The Neighbourhood One project has been designed to achieve an Estidama Pearl Building Rating System (PBRS) 03 Pearl Rating. The Estidama PBRS is an environmental rating system for buildings, developed by Abu Dhabi's Urban Planning Council whereby buildings are awarded a Pearl Rating based on the number of optional credits they achieve on top of 20 mandatory credits. There are up to 180 optional credits (depending on the building type). The building is pursuing an Estidama Pearl Building Rating System (PBRS) 3 Pearl Rating and LEED Gold Rating under the LEED 2009 New Construction Rating System. In addition to the requirements of Estidama and LEED, the Masdar Sustainability Key Performance Indicators KPI’s must be achieved as well as various Masdar specific project requirements, including but not limited to Masdar Sustainability Management System. 

  • Products made with high quality polycarbonate, nylon and aluminum. Materials can be easily separated and recycled individually. Polycarbonate can be fully re-purposed into a new product.

  • Glass should be Free of Formaldehyde: Insulation manufactured with 100% acrylic binders and no formaldehyde. 


  • Low Emitting: Insulation tested according to ASTM D5116 and indicated to emit less than 0.05-ppm formaldehyde.

Structural:

The structural design criteria adopted for the project is based upon IBC 2009. The main material is concrete. More information has been requested.

Mechanical:

Ventilation: To ensure flexibility of design the Gymnasium located on the P01 Level is not provided with fresh air connections. It is expected that the tenant will provide their own local air handling plant which will be suitably sized for the use of the space and to meet the Estidama and Masdar KPI’s. This air handling plant will connect to the louver provided at the perimeter from which all external air will be supplied from and exhausted through. The Gymnasium has been provided with intake and extract louvers sized to provide ventilation to the space in accordance with ASHRAE 62.1 2007 plus 15%. 


Chilled Water: The chilled water to the building will be provided via a connection to a city wide district cooling network. The incoming feed and return chilled water pipes will connect to plate heat exchangers on the B01 Level. A secondary circuit will also connect to the plate heat exchangers and feed the building’s cooling systems via variable speed pumps. Different areas will have different flow rates.

Plumbing Water: A cold water service connection will be taken from the cold water transfer pump set manifold through a copper ionization system to supply a cold water storage tank located on the building roof. 


Fire: A fire pump system is provided which serves a wet riser system, a sprinkler system and a fire hose system. This fire pump system will deliver water throughout the building as required in a fire situation. All tenant areas are protected by this wet pipe automatic sprinkler system. Upright sprinkler heads have been provided to the tenant areas as part of the base-build provision. Ceiling recessed sprinkler heads are to be provided by the tenant as part of the fit-out installation in accordance with UAE Fire and Life Safety Code.

Electrical:

Each Retail tenant and the Gymnasium are provided with a TPN electrical supply terminated in an isolator. Tenant to provide sub main distribution board or final distribution board dependent on total connected load. 

Lighting:

The tenant shall be responsible for supplying and installing all lighting within their demise. The tenant shall install occupancy sensors in all common areas and maintain a maximum lighting power density.


Telecommunication:

An internal mobile telecom distribution system is provided throughout the building by both Etisalat and Du. 

Security:

An IP based access control system is provided to control the movement of personnel within the building. A proximity based card system is utilized to permit access through; pedestrian barriers in B01 Collection Lounges, magnetically locked doors and entry to elevators. Tenants will be provided with a number of cards based on the area of their demise which will be programmed to limit access to their tenancy and common landlord areas only.

Construction:

The project delivery method used in Neighbourhood One Residences project is Design-Build. Masdar, the owner, hired Mubadala as their representative. They have appointed Brookfield Multiplex as the main contractor with a Design and Build Contract. Brookfield Multiplex has the full responsibility to complete the design in accordance with the Employer’s Requirements, obtain all necessary authority approvals, and complete construction within the agreed project budget and schedule. Neighbourhood One Residences will provide No. 500 one-bedroom and two-bedroom apartments in two build structures which will be constructed on top of the existing car parking podium structure. The two apartment buildings will be broken into individual blocks that are interconnected at different levels. The project started on March, 2015 and the expected completion date was March 2017, due to a delay, three-month extension was requested and approved. The new completion date is May, 2017. 

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