The Jeddah Tower

Annex A - Project Description Brief – August 2023

The Jeddah Tower
Project Description Brief

Contents
1. Project Site .......................................................................................................................2
1.1. The Jeddah Tower............................................................................................................................2
1.2. Consultants.......................................................................................................................................2
1.3. Construction and current status........................................................................................................4

2. Project Components........................................................................................................5
3. Podium..............................................................................................................................6
3.1. Access to the Tower .........................................................................................................................6
3.2. Podium and Basements....................................................................................................................6
3.3. Parking..............................................................................................................................................6
3.4. Basements Level Mechanical Spaces..............................................................................................6
3.5. Loading Dock....................................................................................................................................6
3.6. Hotel Ballroom ..................................................................................................................................6
3.7. Hotel Support / Back of House Spaces ............................................................................................6
3.8. Facilities Management / Secutity / Support Spaces .........................................................................6
3.9. Observation Deck Lobby ..................................................................................................................7
3.10. Retail.................................................................................................................................................7
3.11. Residential Drop-off and Lobby ........................................................................................................7
3.12. Tower Base and Podium Landscaped Areas ...................................................................................7
3.13. Landscaped Areas............................................................................................................................7
3.14. Ballroom Pavilion ..............................................................................................................................7
3.15. Levels 1 – 2 Lobby & Drop-offs ........................................................................................................7
3.16. Hotel SPA .........................................................................................................................................7

4. Tower ................................................................................................................................8
4.1. Overview...........................................................................................................................................8
4.2. Office.................................................................................................................................................8
4.3. Hotel..................................................................................................................................................8
4.4. Private Residences...........................................................................................................................8
4.5. Sky Lobby - Residential Apartments Groups 1 and 2 ......................................................................8
4.6. Residential Groups 1 and 2 Apartments...........................................................................................8
4.7. Sky Lobby - Residential Apartments Group 3 and 4 ........................................................................8
4.8. Residential Group 3 and 4 Apartments ............................................................................................8
4.9. Observatory and Sky Terrace...........................................................................................................8
4.10. Plant Rooms .....................................................................................................................................9
4.11. Refuge Floors (8 Floors)...................................................................................................................9
4.12. Spire …………………………………………………………………………………………………………9
4.13. Tuned Mass Dampers ......................................................................................................................9

5. Base Building Architectural Systems and Materials ..................................................10

5.1. Tower and Spire Typical Exterior Wall ...........................................................................................10
5.2. Tower Balconies .............................................................................................................................10
5.3. Tower Base Canopies ....................................................................................................................10
5.4. Tower Base Lobby Wall..................................................................................................................10
5.5. Sky Terrace ....................................................................................................................................10
5.6. Gatehouses ....................................................................................................................................10
5.7. Vertical Transportation System ......................................................................................................11
5.8. Building Maintenance System ........................................................................................................11

6. Site Photos ....................................................................................................................12

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The Jeddah Tower
Project Description Brief

1. Project Site
1.1. The Jeddah Tower
The Jeddah Tower Project (the “Project”) was initiated in 2006 with the objective of constructing the
tallest building in the World at over 1km high.

The Project site is in the Obhur district, north of Jeddah in the Kingdom of Saudi Arabia (KSA).

The Project is the centrepiece development covering 14 hectares with approximately 850,000 square
meters of total constructed area within the broader Kingdom City Master Plan located in Jeddah, Saudi
Arabia.

The Project consists of a super-tall 1,000+ meter mixed use Tower accommodating commercial office,
hotel and residential uses. The constructed area of the Tower, associated Podium and below grade
parking is approximately 450,000 square meters.

The Employer entered into design consultancy agreements with the consultants listed in item 1.2
hereinafter and has signed a contract agreement (the “Contract”) with Saudi Bin Ladin Group (SBG)
in August 2011 to construct and fit out of the Project, complete with associated external works and
services with hard and soft landscape works (collectively referred to as the ‘Works’) within an
established Contractual Time for Completion of 63 months. SBG stopped the Works in February 2018
due to internal problems within their company, accordingly the Employer exercised its rights under the
Contract Agreement and is expelling SBG from Site in 2023 in order to continue and complete the
Works with successful Tenderer which will be awarded the Contract as per the Tender terms and
conditions.

Jeddah Economic Company Ltd, for and on behalf of Alinma Jeddah Economic City Real Estate Fund,
a Saudi Arabian Capital Market Authority (CMA) regulated Investment Fund (hereinafter called the
"Employer”) is contemplating to use its rights under the Contract to appoint another Contractor to
complete the Project. To this end, the Employer currently engaged the professional services of the
following Consultants to manage the Tender for the completion of the construction of the Tower.

◼ Adrian Smith + Gordon Gill (AS+GG) – Lead Design Consultant

◼ Dar Al-Handasah Consultants (Shair & Partners) (DAR) – Project Management Consultant,
Engineer and Architect of Record
◼ Omnium International (OI) – Cost Consultant

1.2. Consultants
The following Consultants were assigned to design the Project awarded to SBG:-

Tower Designers
Adrian Smith and Gordon Gill (AS+GG) Main Designer
Thornton Tomasetti Inc (TT) Structural engineering
Environmental Systems Design (ESD) MEP
Rolf Jensen & Associates (RJA) Life safety and code
SWA Landscaping
Fortune Shepler Consulting Vertical transportation
Langan Engineering & Environmental Services Civil and geotechnical
Lee Herzog Consulting Façade access
Lerch Bates Inc Materials and waste management
Auroa Lighting Lighting
Forcade Associates Signage and wayfinding

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The Jeddah Tower
Project Description Brief

Peer Review Consultants

Alan G Davenport Wind engineering
Jenson Hughes Associates Life safety
Consentini & Associates MEP and fire protection
ALT Limited External façade
Edgett Willimas Consulting Vertical transportation
Dr Katzenbach GMBH Geotechnical
Magnusson Klemencic Associates Structures
RWDI (Rowan Williams Davies & Irwin Inc) Wind Climate Assessment

Four Seasons Hotel Consultants

Four Seasons Hotels and Resorts Technical Services and Operator
Dar Al Handasah Consultants (Shair & Partners)
Lead Designer
(DAH)
MUZA lab LTB (HBA previously) Interior Design
Lang Lighting Design, INC (LLD) Lighting Design
EDG Restaurants and F&B Design
Marshall Associates Kitchen & laundry
Merryland INTL. Door Hardware
Sandy Brown Associates Acoustics
Square PEG Signage and Wayfinding
Spartan Security and A/V – Network
BLUESPA SPA

Other Tower Consultants

EC Harris Mace (ECHM) Employers Representative
Dar Al Handasah Consultants (Shair & Partners)
Construction Supervision Engineer
(DAH)
Dar Al Handasah Consultants (Shair & Partners)
Architect of Record
(DAH)
Omnium International Cost Consultant
DTZ (UGL previously) Facilities Management Consultant
Prisme Entertainment Inc Festive lighting and firework consultant
Groupe F Firework designer
Light Cibles Festive lighting designer
BIN Jubair Consulting Safety Design Local registered Engineer
Adrian Smith + Gordon Gill Architecture Residential Groups 1&2 Interior Designer
Kristina Zanic Consultants FZ Residential groups 3&4 Interior Designer
Cracknell Landscape Design LLC Podium Landscape Consultant
Tala Abbas with United Aviation Technology - ATS Aeronautical Consultant

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The Jeddah Tower
Project Description Brief

1.3. Construction and current status

The Employer signed a construction Contract with Saudi Bin Ladin Group (SBG) in August 2011 to
construct and complete the Works within an established Contractual Time for Completion of 63
months.
• The Contractor Saudi Bin Ladin (SBG) stopped the Tower main Works since February 2018
due SBG internal issues and is being expelled from Site in 2023 in order to continue and
complete the Works by another Contractor.
• The Project design is fully completed, and all relevant documents have been Issued For
Construction, moreover the executed Works till date are mainly Concrete Works roughly at
40% progress, other Works roughly 4% and General Requirements and Preliminaries
roughly at 40%
• Limited works related to urgent, mandatory, and necessary activities at Tower and Podium
are ongoing such as fire and life safety, cathodic protection, maintaining existing structure,
attending to Civil defence and GACA requirements, Concrete repair etc.
• The design for the Tower and Podium has been finalized, with only the observatory area fit-
out remaining. The external work design has also been completed.

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Project Description Brief

2. Project Components
The Project is +1000-metre-tall, mixed-use Tower on top of a Podium base consisting of an entrance
level and three below grade Basement levels. The Tower includes offices, Four Seasons Hotel and
Private Residences four residential groups and Observatory. l TCA approximately 440,000m2.

Levels Description Units/Keys

Pile raft foundation
Below Podium Total number of 270 circular bored Piles ranging from
45 to 105 meters depth and 1,5-1,8 m diameter.
Basement 3 (Podium) Car Parking, Facilities Management, MEP
Basement 2 (Podium) Ballroom, Restaurants, Parking, MEP, BOH, FM……
Basement 1 (Podium) Parking, Security, Hotel Administration
Basement 1 Mezz (Podium) Observatory Lobby, Security
Level 1 (Podium) Lobby and Drop-offs (Residential, Hotel and Offices)
Level 2 (Podium) Residential group 2 Lobby, Hotel amenities
Level 4-6 (Podium) Hotel Spa, Pools, Fitness …..
Levels 7 - 13 Offices (sellable areas Core and Shell)
Levels 15 -16 MEP Floors
Level 18 Refuge Floor
Levels 20 - 26 Four Seasons Hotel 182 Keys
Levels 27 - 37 Four Seasons Private Residences 97 Units
Level 38 Refuge Floor
Levels 39 - 40 MEP / BMU Floors
Levels 42 - 43 Residents Sky lobbies Groups 1 & 2
Levels 43 - 55 Residential Group 1 Apartments 102 Units
Level 56 (double height) Refuge Floor
Levels 58 - 67 Residential Group 1 Apartments 57 Units
Levels 68 - 69 MEP / BMU Floors
Level 71 (double height) Refuge Floor
Levels 73 - 83 Residential Group 2 Apartments 61 Units
Level 84 (double height) Residents Sky Lobbies Groups 3 & 4
Level 86 Refuge Floor
Levels 87 - 94 Residential Group 3 Apartments 40 Units
Levels 95 - 96 MEP Floors
Levels 99 - 103 Residential Group 4 Apartments 28 Units
Level 104 (double height) Refuge Floor
Levels 106 - 120 Residential Group 4 Apartments 37 Units
Levels 121 - 123 MEP / BMU Floors
Level 124 (double height) Refuge Floor
Levels 126 - 153 Void Space with Electric / Mechanical Rooms
Level 154 Refuge Floor
Level 155 MEP / BMU Floors
Levels 157 - 159 Observatory & Sky Terrace
Levels 161 - 166 MEP / BMU / MV Equipment / Water Tanks Floors
Level 167 Sky Raft
Level 168 BMU
Level 186 BMU
Level 204 BMU
Level 206 – 218 Tuned mass dampers (870 + 260 Tons)
Level 250 BMU
Levels 240 - 252 Steel top Spire

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The Jeddah Tower
Project Description Brief

3. Podium
3.1. Access to the Tower
Access to the Jeddah Tower is via the Podium through three dedicated drop-offs for Offices, Hotel,
Private residences, and Residential groups 1-4 at Level 1. These areas, along with parking and
service areas, will be accessed via two separate entry drives (North and South Tower Ramps). Along
with a sperate access to Observatory at level B1M & B1.

3.2. Podium and Basements

The Tower Base and Podium consists of levels B3, B2, B1 and B1 Mezzanine Levels.

3.3. Parking
The parking garage consists of 2,205 parking spaces on Levels B3, B2, and B1. The parking is
accessed by 3 helical parking ramps from Level (1). Parking is designated according to specific
program uses and occupants access the building via 6 pairs of dedicated parking shuttle elevators,

3.4. Basement Level Mechanical Spaces

The basement levels contain many of the main mechanical, electrical, plumbing and fire protection
equipment and plant rooms which serve the building as well as all of the incoming services for the
building.

3.5. Loading Dock

The double-height loading dock is located at Level (B2) and accessed from the main service drive at
the southeast corner of the site at South Tower Ramp. Security screening is provided on the main
service drive (South Tower Ramp) so that incoming vehicles can be inspected. Six loading berths and
three compactor/waste container spaces are provided. The Dock has direct access to the main
building service elevators.

3.6. Hotel Ballroom

The hotel ballroom and banquet facilities are located at level (B2) and are accessed either from the
main Drop-Off Ballroom Entry Pavilion, which includes escalators and elevators, or could be accessed
from the Hotel Lobby via elevators.

Hotel Meeting Rooms are located at B2 with direct access to the pre-function space as well as from
the Level 1 Hotel lobby.

3.7. Hotel Support / Back of House Spaces

The hotel back of house spaces including the banquet kitchen, laundry, maintenance and storage
spaces are located at Level (B2). Hotel administrative offices have been located at (B1). Facilities
Management / Security / Support Spaces.

Additional facility management and support spaces for the building including security control centre
and security screening, human resources, staff support areas, storage and staff locker rooms are also
located at the B1 Level.

3.8. Facilities management / Security / Support Spaces

Additional facility management and support spaces for the building including security control centre
and security screening, human resources, staff support areas, storage and staff locker rooms are also
located at the basement levels

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The Jeddah Tower
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3.9. Observation Deck Lobby

The Observation Lobby is located at Level (B1) Mezzanine and provides retail and queuing space
related to the observation deck as well as access, via escalator, down to the Observation shuttle
elevators at level B1M and B1. Visitors to the building will access the level 157 observation deck
through this entry.

3.10. Retail
Retail areas at Level B2 have been located adjacent to the Waterfront Promenade – outdoor
pedestrian path located adjacent to a large water feature. These retail stores include
shops/restaurants behind a glass storefront wall.

3.11. Residential Drop-off and Lobby

A designated drop-off and lobby for residents of the residential apartments has been located at within
the Podium at Level (1). The Residential drop-off includes a water feature and specialty lighting which
will provide a unique experience as residents enter the building.

3.12. Tower Base and Podium Landscaped Areas

The Tower Base begins the main architectural geometry of the Tower as it comes to the ground along
with adjacent drop-off areas and outdoor landscape terracing down to the Waterfront Promenade. The
extension of the Tower legs is incorporated with the entry canopies. The Tower legs cover the
vehicular entries to the parking helix ramps which start at Level 1 and go to the basement levels.

3.13. Landscaped Areas

Large external areas comprising both hard and soft landscaping are located on top of the water-
proofed structure of Levels B2, B1, B1 Mezzanine and Level 1 as these terraces down to the
promenade. Areas of landscape and hardscape are incorporated with the vehicular access roadways,
drop-offs, security gatehouses and service entries.

3.14. Ballroom Pavilion

A free-standing pavilion is located in the landscape on the entry road across from the Hotel/Service
Apartment Lobby and provides vehicular drop-off and access to the Ballroom and Meetings Rooms at
levels B2 and Level 1, respectively.

3.15. Levels 1-2 Lobby & Drop-offs

Level 1 is divided into 3 separate and distinct lobbies for Residential, Hotel/Service Apartment and
Office uses. The three lobbies are each accessed by a dedicated vehicular drop-off. Large entry
canopies on each side of the building provide shading and announce the building entries with a
monumental gesture. The office lobby contains the entry for the office elevators. The Hotel/Branded
Apartment Lobby accesses dedicated elevators for hotel and Branded apartments, and is divided so
that apartment owners can have their own private entry while also have the access to the public
amenities associated with the hotel. The Hotel entry includes a large lobby lounge and a grand
staircase connecting to the Level 2 hotel restaurant. The Residential Lobby is where Residential
Group 1, 2, 3 and 4 occupants access express shuttles on two different levels. It is divided to give a
unique entry to each group of residents. All lobbies have direct access to parking shuttles which are
dedicated for each program use. The lobbies also contain support spaces for small sundry shops,
residential support spaces, and hotel offices.

3.16. Hotel SPA

The hotel spa is located at Level (4). Structural accommodation will be made for (2) swimming pools
(male / female).

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Project Description Brief

4. Tower
4.1. Overview
The Tower will have 251 levels and will have a total overall height of over +1000m.
The Tower comprises 3 main wings, which form the main architectural expression of the building as
they culminate at various points in the Spire. Balconies and 'notches' are located throughout the Tower
forming dynamic outdoor spaces and adding to the rhythm of the Tower geometry.

4.2. Office
The lowest programmatic use in the Tower stacking is Office space. Office floors have the flexibility to
be single-tenant or sub-divided into several smaller tenants. Spaces are accessed by three main
corridors on each wing of the building.

4.3. Hotel
The hotel floors provide accommodation for approximately 182 keys and will be operated by Four
Seasons Hotels.

4.4. Private Residences

Above the hotel floors is a group of Private Residences which will be operated by Four Seasons.
These apartments will have access to hotel amenities, room service and maid services.

4.5. Sky Lobby - Residential Apartments Groups 1 and 2

The residential Group 1 and 2 sky lobby is located above the branded apartment floors. This sky lobby
allows residents to transfer from double-deck express shuttles to local banks of elevators serving
either residential Group 1 or Group 2. Sky lobby levels will include amenities for Residential Group 1
and 2, including prayer rooms, men's and women's Majlis, Kids playground, GYM, work-out areas,
Media rooms and lounges.

4.6. Residential Groups 1 and 2 Apartments

The residential groups 1 and 2 levels comprise 2, 3 and 4-bedroom residential units. These units vary
in layout based on their level in the building and preferred views, but the unit mix is designed for
efficient stacking of building services. Residential Group 1 and 2 are accessed by a 2-story sky-lobby
where residents transfer from double-deck express shuttles to local elevators for each group of
residences.

4.7. Sky Lobby - Residential Apartments Group 3 and 4

The Residential Group 3 sky-lobby is located above Residential Group 2. At this sky lobby, residents
can transfer from express shuttles to local banks of elevators serving either Residential Group 3 and
Residential Group 4. Sky lobby levels will include amenities for Residential Group 3 and 4, including
prayer rooms, men's and women's Majlis, GYM, Cigar lounge, Media rooms and lounges

4.8. Residential Group 3 and 4 Apartments

Residential Group 3 units, located above Residential Group 3 and 4, are typically larger than those
lower in the building, consisting of 1, 2, 3, 4, and 5-bedroom units. Many of these units are duplexed
with internal stairs.

4.9. Observatory and Sky Terrace

The Observatory is located on levels 157-160 approximately 644m above Mean Sea Level (MSL).
This will be a unique space offering a visitor experience not found anywhere else in the World. In

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Project Description Brief

addition to the internal Observatory there will be an external viewing deck offering views over Jeddah
and the Red Sea.

4.10. Plant Rooms

Plant room floors are generally located between building occupancies throughout the tower. Locations
of plant rooms are above the office floors; above the service apartment floors; between residential
Group 1 & 2, and above Residential Groups 3 and 4. Typically plant room floors are 6 m. high spaces
with mezzanines as necessary to house the various types of equipment including domestic water
pumps and tanks; mechanical equipment; electrical equipment / transformers; fire protection pumps
and tanks; building maintenance equipment and elevator machine rooms. The plant room at the mid-
point of the tower contains the main elevator transfer for the service elevators serving Residential
Group 2 and above. This includes the transfer of the dedicated fire service elevator.

4.11. Refuge Floors (8 Floors)

Dedicated Refuge Floors have been located throughout the Tower, spaced no more than 20 floors
apart as per the requirements of local authorities.

4.12. Spire
The Spire comprises unoccupied space above the fire rated floor at level 167, (+688m) to the
Architectural Top of the Tower.

The spire is formed by the 3 main geometric elements of the Tower, its "wings". Each wing stops at a
different height, the north wing, being the tallest, ends at a height greater than +1000m. The spire
contains a limited amount of window washing equipment and services riser closets, as well as a
workman's lift, service platforms and ladders provided for the purpose of maintenance access.

4.13. Tuned Mass Dampers

A zone between elevation +826m and +886m is reserved for two Tuned Mass Dampers. These
“pendulums” which weigh 260t and 870t respectively are designed to counteract sway in the Tower.
Spire for the comfort of service personnel that might be in the space and to mitigate the possibility od
structural fatigue of the spire concrete silo construction.

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5. Base Building Architectural Systems and Materials

5.1. Tower and Spire Typical Exterior Wall
The Tower exterior wall system consists of a custom high-performance unitized system, aluminium
profiles with a silver anodized finish. The units are approximately 1.5m wide between mullions and 4m
tall. Typical panels are rectangular but triangular and trapezoidal panels have been incorporated in
line with the taper of the various wings of the building. The vision panels consist of high performance
insulated low-e glass with reflective coatings in order to comply with energy performance requirements
and minimize solar gain. Monolithic glass spandrel panels are designed with high performance
coatings to match the appearance of the typical vision glass. Wall types on the mechanical levels
contain slots with integrated aluminium louvers, and steel building maintenance equipment tracks.

5.2. Tower Balconies

Tower balconies are located throughout the building on various levels, near the centre of the building
where the Tower wings meet. Balcony slabs are finished with a waterproof membrane, thermal
insulation and teak wood decking. Balcony soffits are finished with aluminium panels. Safety glass
guard rails include support as required for wind load criteria. Balconies are accessed by glass doors
with automatic operators.

5.3. Tower Base Canopies

The canopies are steel framed structures that extend over the entry drives, and form the roof surface
over each of the lobbies at level 1 and the Hotel Spa at Level 4. The built-up steel girders are
supported on steel columns that are integrated in the exterior walls of the lobbies. The canopies are
attached to the Tower at level 6 and slope outward and downward to approximately level 4. Large
gutters are incorporated into the form, at the outer edges and at the intersection of the Tower.
Rainwater will be collected in these gutters and directed to internal drains. The top surface will be clad
with open joint metal panels supported above a metal standing seam roof. Allowance will be made for
the potential future installation of PV panels, replacing certain areas of the top surface. The underside
of the canopy soffits will be finished in cement plaster. A formed stainless-steel edge profile completes
the shape of the outer perimeter. The overall form of the canopies is designed to complement the
Tower geometry and the site plan elements.

5.4. Tower Base Lobby Wall

The Tower base lobby exterior walls extend up to 10 meters high and are integrated into the sweeping
forms of the canopies above. They utilize a one-way cable supported system that spans from the steel
canopy structure above to reinforced concrete beams below the Level 1 floor. The double laminated,
insulated low iron glass panels will be supported on the cable system with thermally broken stainless-
steel cassette frames. Each lobby will have two revolving doors and 4 swing doors, all with stainless
steel-clad frames.

5.5. Sky Terrace

The Sky Terrace is located at level 157 and is composed of a cantilevered steel framed support
structure and composite deck. It is cladded with metal panels and has stainless steel decorative and
safety guard rails. Horizontal surface is finished with teak wood decking, stone paving, laminated
glass and planted landscaped areas, over an insulated waterproofed membrane.

5.6. Gatehouses
A multi-lane Gatehouse, including its associated surveillance, communication, barriers and security
equipment is located at each of the vehicular and service entries to the project. These structures have
integral canopies that shade the vehicular lanes and are clad with metal panels and have high-
performance laminated security glazing.

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5.7. Vertical Transportation System

The Tower has a total of 59 elevators. These comprise dedicated groups of passenger and service
elevators for each occupancy use. Passenger lifts serve the Office, Hotel and Branded Apartment
occupancies from ground and the Residential occupancies from three separate sky-lobbies. Express
shuttles access each sky-lobby and allow residents to connect to groups of local elevators. In addition
to the main tower elevator system, the Podium and Tower Base are served by several groups of
elevators and escalators which access the various podium occupancies.

5.8. Building Maintenance System

The building maintenance system for the Tower consists of custom-building maintenance machines
located in equipment rooms throughout the Tower. The 3 main facades of the building are served by a
group of units located near the centre of the building on typical mechanical floors at levels These units
run on tracks which are integrated with the building façade at the mechanical levels. The sloping end
walls of the wings are served by telescopic booms located at Level 168 and the underside of the Sky
Terrace is served by units located at level 156. Additional building maintenance equipment is
dedicated for the podium 'legs' and the spire.

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6. Site Photos

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Of f c
hen 3
i ce

age
4

. W.
Of fic
e

Sew
dom
Of fic Pr emco
e

W
Kit C
hc
Of
en ice

W
O ff ic K C
e i tc h
en

O f ice

BLOCKS

warning signs

regulatory signs

regulatory signs 2

parking

ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD
1 2 3 4 5 6 7 8 9 10 11

additional signs

Site Premises

Construction site fence

Tower property line

Construction Phase

Area for future additional extension

PROJECT
NORTH
H
QIB

RT
T
LA

ANNEX B - JEDDAH TOWER - JEDDAH - KSA

NO RUE

SK-DAR-LOGISTIC
LOGISTIC SITE PLAN - FACILITIES ALLOCATION