ctbuh.org/papers

Title: Greenland Group’s Perspective on Commercial Space in High-Rise Buildings

Authors: ZhaoHui Jia, Deputy Chief Architect, Greenland Group Jing Hu, Executive Vice President, Greenland Group Min Tang, Executive Director, Greenland Group

Subjects: Architectural/Design Property Ownership/Management

Keywords: Commercial Development Planning Supertall

Publication Date: 2014

Original Publication: CTBUH 2014 Shanghai Conference Proceedings

Paper Type: 1. Book chapter/Part chapter 2. Journal paper 3. Conference proceeding 4. Unpublished conference paper 5. Magazine article 6. Unpublished

© Council on Tall Buildings and Urban Habitat / ZhaoHui Jia; Jing Hu; Min Tang Greenland Group’s Perspective on Commercial Space in High-Rise Buildings 绿地集团关于高层建筑中商业空间的思考

Abstract

This article will focus on the hybrid development trend of commercial spaces in Ultra High-Rise buildings during the urbanization process in . The case studies will focus on the related projects developed by Greenland Group in recent years. From analyzing related commercial activities according to the market positioning, in addition to vertical transportation organization and business operations, this article seeks to explore the rationality and sustainability behind all these facts. Zhaohui Jia Jing Hu Keywords: Super High-Rise Building, Commercial Format, Development Trend, Planning and Positioning Principles

摘要

本文重点关注在中国城市化背景下超高层建筑中商业空间的复合发展趋势。案例将着重 分析绿地集团近年来开发的相关项目。从根据市场定位分析的有关商业活动，垂直交通 的组织，到商业运营模式，本文将探索这些现象背后的合理性及可持续性。 Min Tang 关键词：超高层建筑，商业业态，发展趋势，规划定位原则 Zhaohui Jia, Jing Hu & Min Tang

Greenland Group 700 Dapu Rd Shanghai 200023

tel (电话): +021.23296304 fax (传真): +021.53188600.6304 email (电子邮箱): [email protected]

Zhaohui Jia is Deputy Chief Architect of the Introduction 引言 Technology Management and Products R&D Department for Greenland Group. He graduated from Harbin Institute of Technology with a master’s degree The epicenter of the world’s supertall high-rise 随着亚洲经济的崛起，全球超高层建筑的 in architecture. He managed all the technical processes building development has shifted to Asia, 主战场已经转移至亚洲，目前全球最高的 of the (450m) project in from October 2004 to 2010. preceding its economic boom. Out of the 100座建筑中有45座位于亚洲，中国正在 100 current tallest buildings in the world, 45 以一种前所未有的速度进入超高层时代。 贾朝晖，绿地集团副总建筑师，哈尔滨工业大学建 筑学硕士，2004年10月至2010年间负责南京紫峰大厦 are located in Asia. China’s supertall high-rise 绿地集团则是其中超高层建设开发的领导 （450米）的全程技术管控工作。 buildings are growing at an unprecedented 者，2013年位列世界财富500强第359位， rate in the present era, and Greenland Group 房地产开发项目遍及全国主要省区市，海 Jing Hu has served as Executive Vice President and is a leader in the development of supertall 外项目已经布局四大洲七个国家十余个城 Chief Architect for Greenland Group, as well as the General Manager of the Changsha Real Estate high-rises. They are also responsible for real 市。目前中国省会城市中近一半超高层标 Company. Jing Hu leads all technical aspects of estate development projects throughout the 志建筑来自绿地集团（见图1）。已经建成 Greenland Group to keep it at the forefront of China’s real estate industry. major provinces in China, as well as various 的超高层项目有南京紫峰大厦与郑州千 overseas projects spanning four continents. 禧广场，预计到2014年底还有济南普利中 胡京，绿地集团执行副总裁兼总建筑师，长沙房地 产事业部总经理，总领技术方面，带领绿地集团走 Currently, nearly half of the Chinese capital 心、南昌中央广场、南昌紫峰大厦、广东 在中国房地产业的最前沿。 city’s supertall landmarks come from 白云中心四个超高层项目会竣工交付,另有

Greenland Group alone (see Figure 1). 十余座300米及以上项目在建或规划设计阶 Min Tang graduated from Tongji University with a Completed projects include: Nanjing Zifeng 段，绿地集团已经成为世界上超高层项目 master’s degree in architecture in March 2007. Min Tang joined the Greenland Group in April 2007 and Tower; Zhengzhou Qianxi Tower; Jinan Puli 开发建设最多的房地产企业（见图2）。 has served as Executive Director of the Comprehensive Center; Nanchang Central Plaza; Nanchang Product R&D Center and the Eastern Regional Center. Zifeng Tower; and Guangdong Baiyun Center 唐敏，建筑学硕士，2007年毕业于同济大学。2007年 which is to be completed in 2014. There are 超高层的功能、业态在发展过程中也逐渐 4月加入绿地集团，任技术管理产品研发中心和东部 also ten other projects which are currently 地区中心执行总监。 多元化，复合化。本文希望结合以往建成 under construction of in the planning stage 超高层案例与绿地集团多年开发经验对超 which are proposed to be over 300 meters 高层商业业态功能组合模式与发展规律进 tall. With its respectable repertoire, Greenland 行探讨，寻求商业业态背后隐藏的经济规 Group has become a leader in supertall high- 律与社会动因。 rise project development and construction within the real estate industry (see Figure 2).

184 | CTBUH 2014 Shanghai Conference The functions and formats of supertall high-rise buildings in the development process have gradually become more diverse and complex. This paper aims to combine supertall high-rise building case studies with Greenland Group’s several years of experience in the development of commercial activities. This was done by looking at the combination of supertall high-rise building features and discussing the development of the law to understand the commercial activities hidden behind the economic and social driving factors.

The Combined Mode of Supertall High-Rise Building Functions

There are four main categories of supertall high-rise building functions, including: office space, hotel, residential (apartments) and mixed- use. These tend to include other small subsidiaries as well, such Figure 1. Super High-Rise Buildings Distribution of Greenland Group as observatories, upscale restaurants, business clubs, art galleries, 图1.绿地集团超高层项目分布图 exhibition halls, and other forms of public space. Podiums also include small ancillary commercial spaces, convention centers and shopping malls. While the functions between the podium and the main tower are certainly independent, this paper focuses its analysis on the functional model of supertall towers at 300 meters and above.

Single Type Single-Type Function is one major type of operation that is affiliated with a small function, and where the division between property management systems and electric & mechanical (M&E) systems is relatively simple.

Office based: A supertall high-rise office as the main function is the earliest format. Examples include the , the Chrysler Figure 2. Super High-Rise Buildings of Greenland Group Building, the Twin Towers, and the Petronas Twin towers in Malaysia. 图2. 绿地集团超高层项目

Apartment based: Recently, the number of supertall high-rise apartment buildings have increased in the United States and South Korea. The Chicago Spire Tower (unbuilt as of June 2014) and (under construction) in New York are representative examples.

Hotel based: An individual hotel as a supertall tower is quite rare. One example is the JW Marriott Marquis Dubai.

Combined Type Two or more main operation functions with a subsidiary type of operation. Compared with a single operation, the division between property management systems and M&E systems are more complex in a combined type. The advantages are product diversification and stretching the product line for sale or rental spaces to different customers.

Office + Apartment: This particular combination has only emerged in recent years. Since the core area requirements are much smaller than that of an office, apartments are normally set in the upper levels of a building, and are in close proximity with food and beverage facilities (F&B). Examples of these are the Beijing, Wangjing supertall tower, The East Gate, and the Baiyun Greenland Center.

Office + Hotel: This is the most common integration from the last two decades. As the traffic area in the hotel core is much smaller than an office, a hotel is normally located in the upper part of a building. Figure 3. Nanjing Zifeng Tower Figure 4. Wuhan Greenland Examples include the Jinmao Tower, ICC Hong Kong, and the Nanjing 图3. 南京紫峰大厦 Center Zifeng Tower (see Figure 3). 图4. 武汉绿地中心

2014年CTBUH上海会议 | 185 Office + Hotel + Apartment: This is a combination which has only begun 超高层综合体主楼业态组合模式 to develop in the last decade. Generally, the office is set at the bottom, and the hotel and apartment spaces are located in the middle and 超高层综合体塔楼主力业态主要包括办公、酒店、住宅（公寓）与 upper stories. You see this application in supertall high-rise towers, 跨界类产品等四大类，小型附属业态主要有观光层，高档餐厅、 such as the , the , and the Wujiang 商务会所，美术馆、展览馆等。裙房主要有小型附属商业，会展 Greenland Center (see Figure 4). 中心、购物中心等几种。因裙房功能业态与主塔楼具有一定的独 立性，因此本文主要对300米及以上超高层主塔业态组合模式进 Hotel + Apartment: This is a fairly new combination which has only 行分析。 developed in recent years. The vertical transportation requirements for 单一型 both hotels and apartments are similar. Normally, apartments are set in 以一种业态作为主力业态，可能会配有小型附属业态，物业管理 the upper levels, taking into account the value of high altitude scenery, 系统与机电系统划分相对简单。 as seen in the Trump Tower in New York.

•办公为主:办公作为超高层的主力业态是最早出现的成熟业态， Super Tower Commercial Characteristics and Development Analysis 代表项目如帝国大厦、克莱斯勒大厦、世贸双塔、马来西亚双之 塔。 Office Features: A with an office as the main function is •公寓为主：是近年来在美国、韩国、印度出现的超高层项目，代 historically, a more common operation. It could be independent 表项目有美国芝加哥螺旋塔，纽约 432 Park Avenue项目等。 or combined with other operational models as well. Although its decorative style is standard, there are some changes. The space •酒店为主：单独酒店作为超高层主楼主力业态的较少，代表项目 constraint in its form, which is a result of the structure’s development, 如迪拜马奎斯JW万豪酒店。 presents fire safety and other functional limitations. 组合型 Space Plan and Efficiency: Affected by the structural form, main spaces 以两种及两种以上主力业态组合，也可能会小型附属业态，相对 are typically located in the internal core surrounded by 12-15 meters 单一型来说物业管理、机电系统等均比较复杂，优势是产品种类 of external space with a height range of 2.7-3 meters. The floor plan 多，作为销售、出租类型可拉长产品线针对不同客户。 efficiency is less than that of a conventional office project, with a standard construction ratio level, generally between 65-75%. •办公+公寓：是近年来出现的组合模式，因公寓核心筒交通面积要 求远小于办公，因此酒店一般在上部，一般会再搭配相关小型餐 Vertical Transportation and Elevator Configuration: By taking plane lift 饮配套功能代表项目有北京大望京超高层、东方之门，绿地白云 efficiency into account, air lobby and elevator conversions at 300 meters 中心等。 in supertall high-rise buildings are widely used. Double-deck elevators and twin elevators are also used in some supertall projects. However, due •办公+酒店：是近二十年最常见的组合模式之一，因酒店核心筒交 to the complexity of flow and flow efficiency, it is generally less applied to 通面积要求远小于办公，因此酒店一般在上部，代表项目有金茂 projects below those at 300 meters. They are more likely used in supertall 大厦、香港ICC、南京紫峰大厦等。 buildings above 400 meters, with more suitable shuttle lift results. •办公+酒店+公寓：是近十年出现的组合模式，一般办公在下部， Air-Conditioning Systems: Due to the general façade design, and the 酒店、公寓设置在中部与顶部，一般见于体量超大、超高的超 technological limits of exterior high altitude split units, supertall high-rise 高层塔楼中，代表项目有迪拜塔、武汉绿地中心、吴江绿地中心 buildings typically use central air conditioning, including Variable Air 等。（见图4） Volume systems (VAV) and Primary Air Fan Coil systems. VAV produces a higher quality atmosphere with cleaner air in addition to being more •酒店+公寓：是近年来出现的超高层项目类型，因公寓与酒店对垂 energy efficient. However engine rooms require greater amounts of 直交通面积要求接近，一般考虑到公寓的景观价值会将公寓设置 space including a higher floor height. The costs are also high and it is 在顶部，代表项目有美国纽约川普大厦等。 difficult to debug and operate the system effectively. This is why this system is more commonly used in high-end offices. The Primary Air Fan Coil System is better developed due to its ease of operation and debugging capabilities, comparatively speaking. The short coming of this 超高层综合体商业业态特点分析与发展趋势 particular system is that it produces a less comfortable environment and 办公产品： is not as energy efficient as it could be, as well as a potential for drainage 特点： 办公作为超高层的主力业态是最早出现的成熟业态，即可 hazards. Presently this system is often used in middle and high-end 独立作为主要业态也可以和其他业态组合，虽然其装饰风格、智 offices. Besides these two systems, other systems are used less frequently 能化标准有一定的变化，但其发展中受结构、消防安全与使用功 due to their inadequate technology and lack of cost efficiency. 能的制约空间形态变化有限。 The Trends: The office should be the main operational format of 空间平面与使用效率： 受到结构形式的影响，目前基本上以内部 supertall high-rise buildings. Otherwise there is not much useful 核心筒与外部12-15米的外围使用空间为主，净高一般在2.7-3米左 space in this form, unless structural technology and function 右。平面效率低于常规办公项目，标准层得房率一般在65-75%之 changes. However, the level of technological intelligence will be 间。 further enhanced in the future which will bring together different market segments, such as financial offices, SOHO, headquarters, show 垂直交通与电梯配置： 因考虑到电梯效率与平面效率，空中大堂 rooms, mobile offices, business offices, and other categories. 与电梯转换在300米以上的超高层中被广泛采用。双层电梯、双

186 | CTBUH 2014 Shanghai Conference Hotel 子电梯也在部分超高层项目中使用，但因流线复杂、效率偏低一 Features: Hotels have appeared in supertall buildings as a well-formed 般较少在300米以下项目采用，在400米及以上超高层中会用到， institution in the last two decades. It’s seldom used as a single format, 但从使用效果在穿梭电梯上更为适合。 mainly because its business capacity is not sufficient enough to justify the size of the entire tower. The use of multiple brands in the same tower 空调系统： 因立面设计与高空室外分体机技术不够成熟，目前主 could potentially create unwanted competition, therefore, not being a 流的超高层办公还是以集中空调为主，主要有变风量空调系统 practical structural solution. It is unusual to have an individual supertall （VAV）与风机盘管加独立新风系统两种，变风量空调系统空气品 building dedicated to solely being a large-scale hotel, like the JW Marriott 质、舒适度高，节能，机房与层高占用较大，成本略高，调试与 Marquis Dubai and the Saudi Royal Clock Tower Hotel. The construction 有效运行难度大，主要用在高端办公楼中。风机盘管加独立新风 and operation costs, starting from a five-star grade, are expensive. 系统：成熟，易于施工与调试，缺点：舒适度、节能效果弱一些， 有漏水隐患，目前在中高端办公楼应用较多。其他系统由于技术 Space Planning and Efficiency: As the size of the core in the upper tower 成熟度、价格不具有优势在项目中较少采用。 is smaller, it is normally considered a functional setback, and is intensely zoned as an internal atrium. The appropriate distance between the core 未来趋势： 办公仍是未来超高层的第一主力业态，除非结构技术 and façade is between 12 and 13 meters, as spaces any larger or smaller 与使用功能产生重大变化否则空间形态不会有太大的变化，但其 will have unnecessary costs. The construction ratio could achieve 70%- 智能化水平会进一步提升。会结合不同市场特征产生出更多的细 75% in a standard floor with a common floor height of 2.7-3.0 meters. 分产品，如金融办公、SOHO办公、总部办公、展示办公、移动 办公、类商业办公等。 Due to façade restrictions, a unique and iconic architectural space will typically appear in the upper atrium, but it is not ideal from the 酒店产品 operational energy consumption or Fire, Life and Safety (FLS) point 特点：酒店作为非常成熟的产品是近二十年才出现在超高层中， of view. Examples of these are seen in the Jinmao Tower, Guangzhou 一般较少单独作为单一业态出现，主要由于一般酒店规模不足以 East Tower, and KingKey 100. 支撑整个塔楼，采用两个不同品牌档次酒店在同一个塔楼中会形 成同质竞争，个别规模超大的酒店单独作为超高层塔楼案例较为 A hotel composed of office space, through intense setbacks, could 少见，如迪拜马奎斯JW万豪酒店与沙特皇家钟塔饭店等。由于建 effectively shrink the core from the façade outline. This would result in 设成本、运营高昂，规划档次一般五星级起步。 more efficient and reasonable hotel spaces. Examples of these are seen in the World Financial Center and Nanjing Zifeng Tower. 空间平面与使用效率： 在超高层上部时，因核心筒面积较小一般 会采用外围渐变、突变或内部中庭模式，内部核心筒与外部幕墙 Vertical Transportation and Elevator Configuration: Sky lobbies and elevator 距离12-13米比较合适，过大或小都不经济。标准层得房率70-75% conversions are widely used in supertall high-rise building hotels which are 为主，净高2.7-3米居多。 over 300 meters. The reception desk could be located at either the ground lobby or the sky lobby, based on its operational requirements. Double- 部分项目因外形控制原因会在上部出现内中庭，从建筑空间角度 deck and twin elevators are less used in this particular environment. 而言具有独特性与标志性，但从消防与运营能耗角度并不理想， 如金茂大厦、广州东塔、京基100等。 Air-Conditioning Systems: Due to the maturity of the hotel industry, strict standards for air-conditioning systems have been mandated, 酒店同办公组合式，通过体型较为激烈的收分变化，有效地收缩 some requiring four-pine fan coils in addition to individual air systems. 核心筒体量与外部轮廓形成更为经济合理酒店空间，如环球金融 中心，南京紫峰大厦等。 The Trends: For developing cities, it’s crucial to study their financial feasibility, as the construction and operating costs may result in lower 垂直交通与电梯配置： 空中大堂与电梯转换在300米以上的超高层 operating revenues. However, lower construction costs do not necessarily 酒店中被广泛采用，总服务台可根据管理需求设置在首层大堂或 directly relate to lower operating costs or higher operating revenues. 空中大堂。电梯轿厢1350-1600公斤已经成为主流配置，原则上 80-100间客房设置一台客用电梯，每100间客房做左右设置一台货 Residential (Apartment) 梯。双层电梯、双子电梯较少采用。 Features: As the new format of the supertall high-rise has developed in recent years, housing or apartments can either be an independent format, or it can be composed of hospitality institutions or office space. The space requirements for a standard floor plan here are more flexible. Smaller spatial depth is more suitable for small apartments, and larger spatial depth is more suitable for luxurious residences. Independent supertall high-rise buildings usually contain fitness rooms, swimming pools, restaurants, laundry service, a reception and other ancillary functions in its podium, which improve the overall standard of service and quality of living. Such examples include the Chicago Spire (currently on hold) and the 432 Park Avenue project in New York (see Figure 5).

Due to the many supertall high-rise building formats, it’s a conventional approach to expand the entire product line of residential space. In comparison to a general residence, a supertall high-rise residence may prone to: Figure 5. New York 432 Park Avenue projects 图5. 纽约帕克大道432号项目

2014年CTBUH上海会议 | 187 1. Low efficiency rates 空调系统： 酒店行业因发展成熟，相关空调系统也有严格的规 2. Restricted fresh air from south to north 范，空调末端主要采用四管制风机盘管加独立新风系统。 3. High property management fees 未来发展趋势： 目前在中大型发达城市中五星级以上酒店作为大 4. Overall higher prices 型超高层综合体中主力业态仍将具有较好的前景，在能级较低的 Therefore these residences are typically luxury mansions used as 城市由于建设成本、运营成本与营业收入严重倒挂需慎重考虑。 second homes, and generally appear in developed cities or similar 住宅（公寓） zones. Examples of these are the Burj Khalifa, the Wuhan Greenland 特点： 住宅或公寓作为超高层近年出现的的新型业态，即可单独 Center, and the Wujiang Greenland Center. 作为独立业态，也可和酒店、办公等业态组合，其标准层部分的 Vertical Transportation and Elevator Configuration: These are currently 空间要求较为灵活，小进深适合做面积较小的户型，进深大可做 used in two ways: 面积大的豪宅，可租可售。独立住宅超高层一般会在裙房配置健 身、泳池、餐厅、洗衣服务、会客等附属配套功能，提升整体服 1. The basement elevators transfer in the first floor of the lobby, 务水准与质量，如美国芝加哥螺旋塔（目前停工）、纽约 432 Park allowing the inhabitant to directly arrive at their floor from Avenue项目等 。（见图5） the ground level; here the main desk would be set on the first floor. 在体量超大租售并举的超高层塔楼中作为业态的一部分，拉长整 个产品线是较常规的做法，同一般住宅相比：a.得房率低 b.户型南 2. The first floor is used as a hall, and elevators could reach the 北不通透 c.物管费用高 d.价格昂贵 sky lobby elevator from the basement, which could then transfer between the inter-floor elevators. Here the main desk 因此此类产品更多作为第二居所豪宅产品出现，一般出现在地理 would be set within the sky lobby. Regardless of which are 位置绝佳的发达城市或景观区的地标建筑中。如哈利法塔，武汉 used, the elevator would only have one transfer. 绿地中心、吴江绿地中心。 Air-Conditioning Systems: The air-conditioning system which is generally chosen is the Fan Coil Units combined with Dedicated 垂直交通与电梯配置： 目前常用主要有两种方式： Outdoor Air Systems (DOAS). Water-cooled VRV or water loop heat 一种地下室电梯在首层大堂转换，住户从首层直接到达使用层， pumps are also used in some projects. 总服务台设置在首层。 The Trends: There is a large difference of market acceptance in different countries. As seen in current projects, one and two-bedroom residences still occupy a dominant proportion, while three-bedroom or larger apartments, like penthouses, take up a smaller proportion. The future trend is that high-end second homes will gradually became the first home, and high-end niche products will gradually become regarded as high-end popular products.

Cross-Border Products Features: As market competition intensifies, product segmentation is one of the primary means of engaging customers on a deeper level. The cross product between hotel institutions and residential spaces are now more common in the market. In the future, the cross product between office and commercial space, and between residential and office space, such as executive mansions, will begin to appear. The Figure 6. The executive mansion has both the characteristics of a residence and 图6. 观景台 an office in a plane layout aspect and function. The story height and elevator configuration of the executive mansion is closer to that of an office, as seen for instance, in the Chengdu Greenland Center.

Observation Deck: In ultra compact forms of the early supertall high-rise building, observation decks appear in the era of office-based supertall high- rise buildings. In order to improve public participation, observation decks promote the popularity of a project, especially in cities where supertall high- rise buildings are rare. In the average city or cities with greater numbers of supertall high-rise buildings, observation decks are not a necessity, and are difficult to operate. This is particularly true in cases where hotels make up the upper part of a building. When the was completed, the 71st floor had an observation deck for the public, but closed in 1945. The same happened with the Nanjing Zifeng Tower (see Figure 6).

High-end Restaurants and Business Clubs: These functions only play a supporting role for public participation in supertall high-rise buildings mainly used for offices or office and apartment combinations. They are Figure 7. Commercial facilities of Shenzhen kingkey 100 building less important if a hotel exists within a building. 图7. 深圳京基100大厦商业设施

188 | CTBUH 2014 Shanghai Conference Art Museums, Exhibition Halls Art museums and exhibition halls are 另外一种首层作为过厅，穿梭电梯可从地下室直达空中大堂，再 used in several compact supertall high-rise buildings. However, one 转换层间电梯，总服务台设置在空中大堂，无论采用哪种模式一 should determine the actual situational need of the project, as their basic 般电梯只做一次转换。 functions are for display and it is difficult for them to maintain profitability. 空调系统： 空调系统一般采用风机盘管加独立新风系统，部分项 Commercial Facilities: According to the development of supertall high- 目也采用水冷VRV或水环热泵。 rise buildings, the vast majority of non- hotel buildings need to have some sort of commercial facility supporting it in order to meet a large 发展趋势： 不同国家、市场环境对其接受度还有较大差异，目前 public demand (see Figure 7). 从实际项目来看，一般情况下一、二居室依旧占据着主导比例， 三居室及超大户型比例较少，复式大户型豪宅一般会在顶部少量 Shopping Malls, Convention Centers: The supporting functions of 采用。从高端第二居所逐步向实际使用第一居所，从高端小众产 podiums do not particularly tie closely to supertall high-rise buildings. 品逐步走向中高端大众产品是其未来的趋势。 They may increase or decrease the quality of other building functions, depending on their operation and management elements. 跨界类产品 特点： 随着市场竞争的加剧，产品细分是深层次挖掘客户主要手 段之一，如酒店与住宅之间的跨界产品—酒店式公寓或公寓式酒 店已经是市场上的常见成熟产品，未来办公与商业的跨界产品— The Development Trend of Supertall High-Rise Complex Building 空中展厅，住宅与办公之间的跨界产品——行政公馆也会出现。 Formats 行政公馆在层高、电梯配置偏向办公，在平面布局和功能布置上 兼具二者特点，是目前正在探索中的新产品。如成都绿地中心。 Functional Format Differentiation and Integration Trends The early function of the supertall high-rise building was mainly 观光层：是早期超高层中常见的小型业态之一，观光层产生于以 to house financial offices, along with accompanying sightseeing, 办公为主业态的时代，主要兼顾项目的市民公共参与性，提升项 dining and other small affiliated functions. In recent years, hotels and 目知名度。在超高层稀缺、景观良好的城市中作用与运营效果较 residences (apartments) have gradually become a more common 好，一般城市或已有多栋类似项目的城市缺乏必要性，而且难以 function due to different market demands and changes in sales 运营。尤其在上部有酒店的超高层中意义不大。如克莱斯勒大厦 approach. Different national conditions and markets determine the 落成时在71楼设有对外开放的观光台，1945年停止开放，南京紫 developmental characteristics of supertall high-rise building functions. 峰大厦观光层的运营情况也不理想（见图6）。 Single housing is much more popular in India, South Korea and the United States, but complex housing is more common in China and 高档餐厅、商务会所：在以办公为主或公寓+办公的超高层中可起到 Dubai. This phenomenon may be caused by political factors, but 一定的配套作用与公众参与作用，如已有酒店业态其作用不大。 perhaps also by blindly following the local trends. These different developmental characteristics will continue in the future. 美术馆、展览馆：作为锦上添花的小型业态在个别超高层中采用 过，需要根据项目的实际情况判断，但基本属于展示功能，难以 In China, the independent supertall high-rise building project is 运营盈利。 less common and is more commonly part of a complex or CBD area. Therefore, it is better to not have too many functions for the 附属配套商业：从目前超高层发展来看，绝大部分无酒店的超高 main tower, and really should not exceed three. Otherwise traffic 层都需要有部分商业配套功能来满足其中大量人流的餐饮、会 organization, electromechanical division, plane efficiency, and 务、商务功能（见图7）。 operational cost will be unreasonable. 大型购物中心、会展中心：作为超高层裙房配套功能，与超高层 Supertall high-rise buildings with potentially more crowded functions, 并无特别紧密的联系，需结合项目看，运营好坏可能锦上添花也 such as wedding halls, theaters, conference rooms, and schools, tend 可能拉低超高层其他业态的品质。 to be more difficult due to fire safety, structural constraints, and other factors. In comparison, offices and apartments are more flexible to 超高层综合体业态发展趋势 respond to changes in the market and customer demand. 功能业态差异化、综合化趋势 Changes in Holding Model Trends 超高层业态早期以金融办公为主，兼具观光层、餐饮等少量附属 Holding Rental Mode: Foreign financial groups, wealthy individuals, or 业态，近年来酒店、住宅（公寓）等也逐渐成为常见业态，从目前 state-owned enterprises were the main investors of early supertall 情况看主要由不同市场需求下的产品细分与销售模式改变造成。 high-rise buildings. The World Trade Center was built by New York and 不同的国情与市场决定了超高层业态的发展特征，比如在美国、 the New Jersey Port Authority, Japan’s Mori Building Co. invested in 印度、韩国单一住宅案例较多，在中国、迪拜以综合体居多，其 the Shanghai World Financial Center, while the Malaysia Oil Company 中不乏有政治因素，但也有定位盲目跟风因素，未来这种差异化 invested in the Malaysia Twin Towers. In China, the largest state-owned 特征将一直存在。 enterprise invested in the Jinmao Tower, making its political and symbolic significance far greater than its function. Primarily owner- 在中国超高层独立项目目前较少，更多作为综合体的一部分或 occupied or used as rental property, long-term property holding CBD区域的一部分，因此其主塔功能不是越多越好，尤其不宜超 makes sense from an investment perspective, and because of such 过三种，否则交通组织、机电划分，平面效率、运营成本等都会 large investments, there is only a small amount of construction. 很不合理。

› Sale and Rental Mode: Supertall high-rise buildings, like Harry Fatah 消防安全与超高层结构约束等因素也决定了一些人流密集的业态 and Nanjing Zifeng Tower, are the representative of the sale and rental 较难在超高层中采用，如婚礼殿堂、电影院、会议厅、学校等， holding mode seen in recent years. Hotel and commercial functions 但办公类、公寓类等主流产品可能会存在更多的细分模式以应对 不同的市场变化与客户需求。

2014年CTBUH上海会议 | 189 represent the hold mode, and the office and residence functions 持有模式变化趋势 represent the sale mode. The process of pre-sale has successfully 持有出租模式：早期超高层主要投资方主要是国外大的财团、富 solved the main problem of capital. This is one of the main reasons 豪或国企，如美国纽约与新泽西港口事务管理局建设的世贸中心 for the rapid development of supertall high-rise buildings, and for the 双塔、日本森大厦株式会社联合体建设的上海环球金融中心，马 large number of real estate businessman and enterprises investing 来西亚石油公司建设的马来西亚双塔等，在国内以大型国有企业 in supertall high-rise building construction. The consideration for 投资为主如金茂大厦等，其政治意义或标志性意义远大于使用功 potential sales to customers has contributed to the emergence and 能，主要作为自用或出租物业，从投资角度属于长期持有物业。 exploration of new types of building functions. It helps some people 因投资巨大，也只能少量建造。 achieve their dreams of being homeowners, and brings partial ownership of supertall high-rise buildings accessible to the people. › 租售并举模式：近年来以哈利法塔与南京紫峰大厦为代表的超高 However, management issues still need time to be tested. 层采用租售并举的模式，持有核心的的酒店、商业，办公、住宅 等销售，通过过程中预售成功解决了主要资金问题，是近年来超 › Sale Mode: Generally, supertall high-rise buildings with office and 高层大面积发展的核心推动原因之一，一大批房地产商、企业投 apartment functions are sold. 入到超高层的建设中，因销售产品线与客户群的考虑，也促成了 新业态类型的产生与探索。应该说也是圆了很多个人成为超高层 Trends of Property Management Mode: The development of the 小业主的梦想，超高层从神坛逐步走向民间，但其管理问题也需 functional formats’ variation and integration, and the rental and sale 要时间去检验。 mode, has caused new developmental challenges for the future of property management. The multi-owners mode of property sales › 出售模式：主体业态全部出售，一般以办公+公寓或办公、公寓 will especially increase the difficulty of future property management. 等单一业态为主。 Finding the equilibrium between price and management level is an issue which will need to be addressed in the near future. 物管模式变化趋势：差异化、复合化功能业态的发展以及销售与 持有并重导致了未来物管模式的新发展与挑战，尤其出售物业中 › The Exploration of a New Property Management Model: The relatively 多业主模式会使得未来的管理难度进一步加大，如何在未来的发 simple types of property models, such as offices or apartments, 展中找到价格与管理水平的平衡点是未来的难点。 and other traditional single property models, can typically meet the functional demands of a building. However, for more complicated › 新型物业管理模式的探索：对于超高层物业较为单一的类型，如 functional demands, the single property model does not fully meet 办公、公寓等采用传统单一物业模式还可以满足需求，对于功能 the needs of management. Since large property companies with a 组合复杂的超高层单一物业模式较难全面满足管理方面的需要， comprehensive business management ability is very rare, it is difficult to 因具备综合业态管理能力的大型综合物业公司应该说凤毛麟角， choose a property model. At present, the main property models selected 难以选择。目前主要选用以下模式：由一个大物业（办公、公寓 are as follows: purchasing larger properties (like offices and apartments) 类）加若干个小物业，如商业、酒店、会议、观光等的模式，能 plus some supplemental smaller properties, such as commercial, hotel, 耗计量、管理界面划分等是一个较难的问题。 conference, tourist attractions and other functions. Finding a balance › 信息化、集成化发展趋势：通过信息集成有效提升管理效率，降 between price and management is still a challenging issue. 低人力成本是未来主要发展方向之一。 › Information Integration Trends: The main direction of development in › 专项化加强型发展趋势：针对超高层消防安全与生命安全难题， the future is to effectively improve management efficiency through 建立消防专队、防爆专队等也有了较好的尝试，在环球金融中 information integration, and to reduce manpower costs. 心、金茂大厦、紫峰大厦中都有尝试。 › Specialization and Enhancement Trends: In order to address the fire and › 差异化发展趋势：随着超高层数量的增多，其物业管理的水平与 life safety issues of supertall high-rise buildings, there are exceptional 价格也将呈现差异化发展，既有高端的物管要求也会有许多项目 attempts to establish fire and special rescue teams. These special teams 进入到中高端或中端物业要求，但无论如何良好的物管水平是其 are used in the Global Financial Center, the Jinmao Tower and the 未来保值增值的重要原因之一。 Nanjing Zifeng Tower.

› Trend of Differentiation: With the increasing quantity of supertall high-rise buildings, property management and price levels will show 超高层复合商业业态规划定位原则 differences in the development of both high-end and mid-range property management requirements. In any case, a good property 契合市场原则 management level is one of the main reasons for future value increases. 超高层业态定位与组合取决于市场的诉求，不同国度、城市发展 能级决定了业态的主要发展方向，如果前期业态定位不清，否则 即使所有的设计、顾问、施工单位都选择最好的单位结果可能叫 好不叫座。 Planning and Positioning Principles in the Integration of Commercial Functions for Super High-Rise Buildings 科学、适度原则 超高层的产品业态基于市场，但也深受相关政策、法规、规范影 The “Marketing Analysis” Principle 响，相关政策与规则下会影响不同的产品业态的发展方向与特 Supertall high-rise building functions depend on market demands. The 征。 development level of different countries and cities determine the main direction of a building’s function and development. If the pre-function positioning is unclear, even the best design, consultancy and construction work will not guarantee that a project will be met with praise.

190 | CTBUH 2014 Shanghai Conference The “Scientific and Proportionality” Principle 整体优于局部原则 Supertall high-rise building functions are based on the market, but 超高层综合体业态总会有主次之分，站在总体的角度不可能所有 they are also influenced by relevant policies, regulations and norms in 局部都完美，一定要有局部服从整体的概念，否则局部完美一定 its geographical location. The relevant policies and rules will influence 会牺牲整体利益，整体的完美取决于局部的互相妥协与协作。 the direction and characteristics of different building functions. 复杂问题简单化原则 The “Overall Supertall Local Area” Principle 在复杂的综合体中结合业态划分、持有与出售比例、自身擅长业 Supertall high-rise building complex functions will always be primary 态等多种考虑，将复杂的设计、业态简单化才可能保证未来运营 or secondary, when taken in regards to the whole perspective. Since 的合理化与市场化。 all parts can’t be perfect, the concept that the parts should obey the overall perspective is important; otherwise the overall perspective is sacrificed. A perfect overall perspective depends on the compromise 结语 and collaboration of the different parts with each other. 随着亚洲经济的快速发展，超高层综合体的发展正在进入一个崭 The “Simplifying Complex Issues” Principle 新的时代，新的城市规划与销售模式的变化带动了超高层业态的 In complex, integrated body functions, combined with a number 综合发展，目前的超高层业态呈现多元化发展的态势，但由于建 of considerations such as division of functions, the hold and sell 成案例不多，相关研究依然有限，因此我们对超高层业态发展背 proportion is a good format. Only by simplifying the complex design 后的许多经济因素、政治因素及运营情况了解依然有限，需要我 and function, can it be possible to ensure the rationalization and 们共同努力去关注、思考。 marketing of future operations.

Conclusion

With the rapid development of the Asian economy, the development of supertall high-rise buildings is entering a new era. Changes in sales models and urban planning led to the comprehensive development of a supertall high-level building function. The current situation of supertall high-rise building function development is diversified. However, due to the lack of the completed case studies, and the limitation of relevant research, the understanding of many economic, political, and operational factors behind the development of supertall high-level functions is still limited. Joint research efforts are still needed.

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