The return from the investment is based on the price the owner can charge for the rent. If shop or restaurant owners begin to lose customers and revenue due to low levels of pedestrian comfort, the demand for the commercial real estate will drop, so will the rent price, and the overall value of the property. That is why real estate developers and architects should analyze the urban wind comfort in the earliest stage of the design process. Otherwise, they could lose money.
When sabotage comes through the air
The infamous Bridgewater Place tower in Leeds (UK), is a good example. The 120 meters tall aluminum-clad structure was built in 2007 and still is the highest building in Yorkshire. Soon after the construction was finished, the disastrous effects of an inadequate (or non-existent) wind analysis showed. The pedestrians were tumbling at streets, being blown down by hurricane-like gulfs.
The result of this architectural mistake turned out to be tragic. People were severally injured, and in March 2011 a 35-year-old man was killed after a lorry was blown over in a busy city center. Two years later Leeds City Council decided to shut the road past the Bridgewater Place tower when the forecast predicts winds up to 120 km/h.
The reputation of the building, the area, the city, and the companies responsible for the construction of Bridgewater Place tower was shattered. However losses go way beyond. In December 2016 the owners of the building CPPI Bridgewater Place agreed to pay £903,000 towards the costs of building wind deflection structures.
This disaster could have been avoided, had the architects performed a wind simulation during the design process. But Bridgewater Place is an extreme example, you may say… And that’s because extreme cases are always didactical!
The business hazard of wind flows
There are examples of urban wind comfort failures in almost every big city. They often go unnoticed. When a business property is not performing well, hardly anyone checks if the pedestrian wind comfort may be the reason.
Near our office, in north Stockholm, two new-build towers have significantly deteriorated the wind comfort in the area. I visited it recently. “Why is it so windy?”, a little girl holding her hat asked her father, who was struggling to open the door to a café located in one of the towers.
It’s summer. The restaurants and cafes should be thriving with customers enjoying the sun outside. Unfortunately, because of the downwash effect, the tables around the towers are empty. A local architect told me that the investors didn’t verify the project with any wind simulations predicting pedestrian comfort on street level.
Conclusion: always better be safe than sorry
The shape of a building influences the microclimate, especially if it’s a high-rise construction - check our infographic
about the main wind effects and it’s solution. Most modern cities recognize the problem, and many are addressing it by creating guidelines and best practice for assessing wind effects and tall buildings.
With all the smart, accurate and affordable wind simulations solutions available today, wind studies in urban projects are no longer ‘optional’. No one wants to lose money. Even worse, no one wants to be responsible for a client losing money. Right?