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 Unpublished conference paper 5.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 Unpublished © Council on Tall Buildings and Urban Habitat / ZhaoHui Jia; Jing Hu; Min Tang Greenland Group’s Perspective on Commercial Space in High-Rise Buildings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 China. 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 Zifeng tower (450m) project in Nanjing 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 Empire State Building, 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 432 Park Avenue (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 Burj Khalifa, the Wuhan Greenland Center, 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 supertall building 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。