AAU / EiABC

Building and Massing Presented By

Adinew Dinku
AAU/EiABC
Addis Ababa University /Ethiopian Institute of Architecture ,Building Construction and City December, 2016
Development Addis Ababa
  Part one – Definition
Content  part two – Massing
 Appropriate consideration

 Part three – graphic out put

 Part Four – Regulation language
  Urban space - may be isolated or linked; may be purposely designed

to display linkage or to emphasize buildings and objects they contain.

Definition
 Spaces may also be enclosed or open….45 deg is full enclosure;

30deg is optimal; 18 deg is minimum…anything less is lack of it!

  Urban Mass; This refers to the arrangement of ground surface,
buildings, and objects to influence the quality of urban space and to

shape urban activity patterns on both large and small scales.

Definition
 In terms of massing, buildings may be projecting into space, be on a

space, or in a space.
  Vision: 45deg is for details; 30deg is for whole objects; 18deg is for
Definition
object plus context
 Light: under bright, clear sunlight the individual parts of objects will
tend to stand out…..as light subdues we tend to see less of details
and more of the overall object. Sculptured objects are best viewed
Definition under even light such as shadow light…thus northern and southern
facades may transmit details differently…..depending our position in
relation to solar patterns.
 Permeability - This refers to the number of alternative routes
through an environment; it affects where people can go and
where they cannot. This offers choice through accessibility and
must be considered at early stages of design.
Variety This refers to the range of uses availed to people in a given
environment; it is the experience of a degree of choice provided by
Definition intermix of uses
Legibility
This refers to the ease with which people can understand the layout
of a given environment and the kind of opportunities it offers.
 Robustness
This refers to the degree to which an environment can be used for
different purposes as opposed to those with a single fixed use.
Visual appropriateness
This refers to the detailed appearance of a place that makes people
aware of the possible uses; it affects the interpretations people put on
places.
Definition Richness
This refers to the degree of choice in sensory experiences that a place
offers to its users.
Personalisation
This refers to the extent to which people can put their own stamp on a
place; decisions about forms and materials of the scheme must be
carefully made to support personalization but also protect public role
  Building

 Base or podium

 Middle tower

 Upper tower top

Massing and
form
  Base Building
 Lower story of buildings

 To frame the public realm

 Articulate entrance

 Assist in the creation of attractive and animated public realm

Massing and  Provide a safe ,s=interesting and comfortable pedestrian experience define and support

the adjacent street ,parks and open space at appropriate scale

form  Integrate with adjacent building

 Minimize the impacts of parking service on the public realm

  Base Building

Massing and
form
  Base Building

Massing and
form
  Base Building
 Height and scale

Massing and
form
  Base Building
 Street animation

Massing and
form
  Base Building
 First floor height

Massing and
form
  Base Building
 Façade articulation and transparency

Massing and
form
  Base Building
 Public private transition

Massing and
form
  Middle (tower ) –shaft
 Location

 Scale

 Floor plate size

 Orientation

 Separation distance between towers

Massing and Affect

form sky view

Privacy

wind

amount of sunlight and shadows that reach public realm and adjacent properties
  Middle (tower ) –shaft
 The design and placement of towers

 Minimize its impact on surrounding streets ,parks ,public and private open space ,

Massing and  Minimize impacts on existing or future buildings on adjacent sites

form
  Middle (tower ) –shaft
 Measures

Massing and  Floor plate size and shape

form
  Middle (tower ) –shaft
 Measures

Massing and  Tower placement

form
  Middle (tower ) –shaft
 Measures

 Separations distance

Massing and
form
  Middle (tower ) –shaft
 Measures

 Separations distance

Massing and
form
  Middle (tower ) –shaft
 Measures

 Separations distance

Massing and
form
  Middle (tower ) –shaft
 Measures

 Separations distance

Massing and
form
  Middle (tower ) –shaft
 Measures

 Separations distance

Massing and
form
  Middle (tower ) –shaft
 Measures

 Tower orientation and articulation

 Orient towers

Massing and  To improve building energy performance

form  Natural ventilation

 Adverse wind

 Shadow impacts are minimized

 Building top – tower top

- Equipment's

- Signage

Massing and - Amenity space

form - Designed through tower massing and articulation

- To create integrated and appropriate conclusion

- Pleasant skyline
 Elements of consideration

Context Urban design principles

Built form
Pedestrian and public realm Context
Open space and amenities Compatibility in scale and proportion
Environmental considerations Visual interest,
Site circulation and parking aesthetics
Appropriate Services and utilities Air ventilation, wind direction
Skyview
consideration Sun and shadow
Elements of consideration History
Public realm
Density Topography
City image Skyline
Technology
Environment
Resource need-
Vanity height
 Context

Massing
Setbacks
Transitions to building height
Design quality and character
Building line along the street
Keep existing pattern of street
Appropriate Existing blocks
Existing open space
consideration
Morphology (shape ,structure
,color ,pattern and materials )

Similar height , proportion and

rhythm to neighboring building
to visually unify the street

Provide direct link to transit ,sid

walks and streets
 Context

Massing
Setbacks
Transitions to building height
Design quality and character
Building line along the street
Keep existing pattern of street
Appropriate Existing blocks
Existing open space
consideration
Morphology (shape ,structure
,color ,pattern and materials )

Similar height , proportion and

rhythm to neighboring building
to visually unify the street

Provide direct link to transit ,sid

walks and streets
 Context

Appropriate
consideration
 Built form

Appropriate
consideration
 Open space amenities
Frame the edge of the open space to create quality public
environment with in the site along street edge

Orient tower location in accordance with sun ,wind ,views

Adjecent building use should support open space activities

Appropriate
consideration
 Environmental consideration
- Orient the building towards the sun potential –
reducuing artificial lighting
- For energy generation opportunity
- orient for potential natural ventilation

Appropriate
consideration
 Site circulation and parking

Appropriate
consideration
 Pedestrians and public realm

Appropriate
consideration
 Pedestrians and public realm

Appropriate
consideration
Regulation  Red
language
  Building Height

 to support a legible

 Promote aesthetical pleasing Skyline line form

 Protecting and enhancing important views and vistas

Regulation  Ensure adequate access to the sky view

language
  Building Height

 Generally held to be the height from the street to the surface of flat roof,

with out taking into account roof structures ,equipment antenna or

satellite dish .

 The term is most often significant when attempting to meet zoning

Regulation restrictions, which usually contains their own definitional sections
language
  Building Height

Regulation
language
  Building Height

Regulation
language
  Skyline
 •Balancing the churchillAxis by Balancing The Height from Le-GharSite
 •Ascending Height from BeherawiArea
 •Accentuating The Core of The MCC
 •Following the effect of the topography
 Linking the new cherkos and new business district near BIHERAWI
Regulation
language
  Skyline
 •Balancing the churchillAxis by Balancing The Height from Le-GharSite
 •Ascending Height from BeherawiArea
 •Accentuating The Core of The MCC
 •Following the effect of the topography
 Linking the new cherkos and new business district near BIHERAWI
Regulation
language
  Skyline
 •Balancing the churchillAxis by Balancing The Height from Le-GharSite
 •Ascending Height from BeherawiArea
 •Accentuating The Core of The MCC
 •Following the effect of the topography
 Linking the new cherkos and new business district near BIHERAWI
Regulation
language
 Setback and step back

Tall buildings will include a podium built to the property line

that extends the length of the site on all street frontages. The
façade of the podium will generally align with adjacent
building facades ,parallel to the street , with some strategic
setbacks permitted for covered walkways and building
entrance to create architectural interest.
Regulation
language
 Setback and step back

The minimum height of the base or podium of

the tall buildings will be 3 storeys and the
maximum height will be a 1:1 ratio to the
width of the street allowance .
Regulation
language
 Setback and step back

The minimum height of the base or podium of

the tall buildings will be 3 storeys and the
maximum height will be a 1:1 ratio to the
width of the street allowance .
Regulation
language
  Red ,Blue and yellow line

Red line
Tall buildings will include a podium built to the property line
that extends the length of the site on all street frontages . The
facades of the podium will align with adjacent building facades
. Parallel to the street with strategic setbacks permitted for
Regulation covered walkways and building entrances .

language Building line

  Red ,Blue and yellow line

Blue line
Maximum extension line

Flexible

Regulation
language
  Red ,Blue and yellow line

Yellow line – arcade line

Regulation line where put on place where arcade proposed

Regulation
language
 Landuse- mixed Office
(5-10% retail)
Plot area-3220
Landuse- plaza & taxi/bus
BH-12

G-11 satation
Plot area-1708
no permanent structure is
allowed
pod-3
BFP-1955
Min BAR-0.6
Min FAR-5.4
Landuse- Fuel Filling tation

? ? ? ? ?? ???
Plot area-1577
BFP- 486
BAR-0.3
BH-not regulated

mexico square
038 2333m2
C 25-30
75% 1:11.6 054 4699m2
037 2340m2 MC 40-45
MC 30-35 75% 1:17.2

75% 1:13.5

   

   
    041 3314m2
040 3087m2
existing 1115m2 C 25-30
C 30-35
park - 75% 1:11.6
039 2716m2 75% 1:13.5
- - MC 30-35
75% 1:13.5

   

   
   
045 2124m2 042 2763m2
art,theatre 25-30 C 35-40
043 1982m2
75% 1:11.6 100% 1:15.3

?? ? ? ? ? ? ? 044 1930m2
C
75%
30-35
1:13.5

chamber
art,theatre 20
75% 1:9.7

of com. -
Plaza
7075m2
-
-
Green
-
3411m2
-
-
- -

- 1683m2
Green -
- - 047 1954m2
046 1961m2 MC 15-20
art,theatre 15-20 75% 1:8 048 3954m2
75% 1:8
MC 40-45
75% 1:17.2

Graphic out
put
End
Thank YOU
AAU/EiABC
November 2016
Addis Ababa