探尋資本市場新機遇，羅昂建筑如何通過精準(zhǔn)的決策定位和關(guān)注細(xì)節(jié)的解決方案獲得項目的成功，為上海南京東路板塊城市更新又添力作?

How can a property asset keep up in a fast-paced changing market?

騰飛元創(chuàng)大廈地處上海九江路686號，毗鄰人民廣場南京路步行街核心商圈，步行可達(dá)外灘。大樓自2004年建成使用以來，一直處于低迷狀態(tài)，在資本市場中口碑不佳。騰飛集團(tuán)在收購此物業(yè)之前，邀請logon羅昂建筑團(tuán)隊對項目進(jìn)行了全方位的可行性研究，并以此為基礎(chǔ)堅定并完成了收購計劃。

Ascendas Innovation Place is an example of a modernization projectexecuted successfully through accurate decision-making through a "Fullpackage service" followed through by logon.design. The building is locatedat No. 686 Jiujiang Road, adjacent to Nanjing Road Pedestrian Street nearPeople's Square and within walking distance of the Bund.

項目位于人民廣場歷史風(fēng)貌區(qū)邊緣，東側(cè)為上海市首批優(yōu)秀近代建筑永安百貨大樓，對項目的立面形式有一定的限制和影響。logon羅昂建筑提出，如何在滿足室內(nèi)基本物理條件的同時，打造周邊范圍的整體和諧成為項目立面設(shè)計的核心理念。

While located in a prime location, the area is characterized asa historical touristic district, therefore, protected like one. This historicaland scenic area is bounded by Jiujiang Road, known for its business character.Being at the edge of the scenic area, more specifically in the limits of oldand new buildings brings its own set of restrictions and thereforechallenges.

大廈作為既有建筑的城市更新類型項目，較短的設(shè)計周期和報批層面的提前預(yù)估，通常是投資商關(guān)注的重點。同時logon羅昂建筑團(tuán)隊考慮到業(yè)主要求：施工期間不影響現(xiàn)有租戶，較短的報批時間和有限的預(yù)算，因此本次設(shè)計不改變原有建筑的使用功能，不變動原有的建筑結(jié)構(gòu)。立面裝修的范圍集中在1-4 層區(qū)域，5 層以上僅進(jìn)行立面清理粉刷，不做大的調(diào)整。室內(nèi)進(jìn)行裝修，以提升使用者舒適感。

In modernization projects for existing buildings, short design cyclesand early estimates for approval are key points for investor interest. Toconsider the approval process for different types of interventions can helpminimize design changes as well as ensure smooth execution. In this case,creating harmony inside and out is the core design concept for the façade.

建筑本身存在較多的局限性，如何正視建筑弱點，打破物業(yè)在資本市場上固有的低端廉價形象，通過品牌重塑和與眾不同的設(shè)計解決方案，實現(xiàn)資產(chǎn)增值，是logon羅昂建筑設(shè)計師所關(guān)注的核心。logon羅昂建筑設(shè)計團(tuán)隊試圖在不改變結(jié)構(gòu)、外立面不向外延伸的情況下，通過有限的改造內(nèi)容，實現(xiàn)出眾的效果。本項目因其物業(yè)本身的特殊性，改造成為現(xiàn)代甲級寫字樓具有較大挑戰(zhàn)性，為了優(yōu)化租金及物業(yè)長期價值，logon羅昂建筑設(shè)計團(tuán)隊考慮通過品牌重塑手段將項目打造為具有自身特色的精品寫字樓，以提升市場競爭力，吸引相應(yīng)的目標(biāo)客群。

Giving a unique solution through positioning and design, thelogon.design team aimed to through limited modifications upgrade the façade andthe function. Precise positioning of the building as a Boutique Grade A officebuilding was the foundation of the reshaping of the successful project.

建筑的一、二層具有較好的可視性，logon羅昂建筑期望將其打造成為一個獨特的可以提升整棟建筑價值的目的地空間，而非傳統(tǒng)的底層功能。logon羅昂建筑引入 BOUTIQUE精品的理念，將過時的建筑改造成新的商務(wù)中心，重新定位建筑功能，將市集理念植入現(xiàn)狀低層零售空間。1-4層功能作為一個單元整體打造，集市集空間、活動空間、聯(lián)合辦公和設(shè)施于一體，以實現(xiàn)品牌重塑。

The first and second floors of the building were designed tocreate an open space with better visibility. These were adapted to the newcommercial atmosphere helping enhance the value of the building. Integratingfood and retail, event area, co-working space and facilities to achieve brandreshaping.

logon羅昂建筑認(rèn)為所有的外立面決策均為以解決問題為出發(fā)點�，F(xiàn)狀一、二層外立面建筑不夠通透，通過安裝裝飾玻璃幕墻，改變原有整體外觀不連續(xù)且封閉的鋁板結(jié)構(gòu)墻，使得整體一二層外立面連續(xù)通透，適應(yīng)新的商業(yè)氛圍，也通過內(nèi)部功能的展示由內(nèi)而外的重塑品牌形象。

經(jīng)驗而言，歷史風(fēng)貌保護(hù)區(qū)的建筑，在顏色選擇和設(shè)計理念上應(yīng)與歷史風(fēng)貌區(qū)的整體風(fēng)格相呼應(yīng)，通常此類建筑不允許出現(xiàn)標(biāo)新立異的立面樣式。因此logon羅昂建筑在項目立面設(shè)計要素上取材于永安百貨，提取永安百貨南立面中，墻面與窗面幾何比例，通過復(fù)制和重新排列，形成了設(shè)計的雛形。同時由于永安百貨建筑立面既有的模數(shù)系統(tǒng)，直接促成本案也具有精確的模數(shù)體系，看似復(fù)雜的外立面僅由三種尺寸的裝飾板排列構(gòu)成。

The original shape of the design of the facade is formed by copying andrearranging the existing modular system of the Yongan department store buildingfaçade next door and bringing it to the facade to keep the proportion andpattern harmony. By installing a decorative glass curtain wall, the originalaluminum structure wall with closed appearance was replaced, and the façadesbecame transparent in the first and second floor. The seeminglycomplicated façade is composed only of three sizes of decorative plates. Thefaçade decorative panel is a metal plate with stable physical properties, andpale gold matte surface reduces the impact on the surrounding environment.

logon羅昂建筑出于對物理指標(biāo)和裝飾效果的雙重考慮，立面裝飾板選擇金屬板，具有穩(wěn)定的物理性能，同時其低飽和度的淡金色啞光表面，減少了對周邊環(huán)境的影響，以實現(xiàn)與周邊環(huán)境的整體和諧。原有3-4層南立面沒有采光，改造后原有外立面石材裝飾面替換成金屬裝飾板的同時，通過旋轉(zhuǎn)外立面單元來創(chuàng)造外立面粗糙感，給窗戶帶來采光，并形成現(xiàn)代的城市界面形象。

The third and fourth floor also benefit of the metal panel sincebefore they had no daylight and now thanks to the perforated panels the spacesin these floors are able to enjoy a better working environment with daylightcoming through.

作為城市更新建筑設(shè)計具有豐富經(jīng)驗的logon羅昂建筑，設(shè)計理念是根據(jù)現(xiàn)有建筑本身表現(xiàn)評估、基礎(chǔ)設(shè)施條件、結(jié)構(gòu)改變的局限性和預(yù)算及投資回報的限制性,制定將采取的措施策略,以提高建筑的適用性。

大廈室內(nèi)設(shè)計在尊重原有功能，不改變現(xiàn)有建筑疏散樓梯及前室、消防電梯的安全設(shè)計的基礎(chǔ)上進(jìn)行裝修設(shè)計。在改造過程中，logon羅昂建筑設(shè)計團(tuán)隊充分考慮平面的使用效率和適用性。1 層的東南角與西南角兩個最重要的商業(yè)可視面目前被兩部逃生樓梯實墻遮擋，為優(yōu)化底層的商業(yè)氛圍，將樓梯間處的幕墻略微外擴，營造出通透的商業(yè)效果，在東西兩側(cè)一層商業(yè)區(qū)，采用Z 字折形的立面效果，增加商業(yè)可視面，突破單調(diào)的幕墻效果。7-14 層的室內(nèi)裝修基于現(xiàn)狀的疏散情況進(jìn)行平面分隔，得房率提高5%左右。

The interior design style is based on a simple style, without excessivedecoration, focusing on practicality. The 7-14 room rates have increased by 5%due to interior design efforts. The interior of the building is designed torespect the original functions and keep existing building evacuation stairs.

室內(nèi)裝修風(fēng)格以簡約風(fēng)格為主，不做過多的裝飾，注重實用性和可持續(xù)性。logon羅昂建筑的設(shè)計將有限的層高提高750px，并通過照明設(shè)計解決了采光問題。因為消防原因標(biāo)準(zhǔn)層過道過長，通過合理的照明設(shè)計，承擔(dān)引導(dǎo)性的同時，給人寬敞、明亮、舒適的感覺。走廊兩側(cè)錯落布置的入口空間，打破了單調(diào)冗長的過道感。

品質(zhì)始于設(shè)計、細(xì)節(jié)成就臻品。設(shè)計從各個方面關(guān)注細(xì)節(jié)，為項目成為品質(zhì)化標(biāo)桿奠定了基礎(chǔ)。logon羅昂建筑團(tuán)隊的現(xiàn)場服務(wù)是項目全流程服務(wù)中重要的一環(huán)，目標(biāo)解決改造項目現(xiàn)場遇到的各種未知問題，保證項目的順利推進(jìn)和品質(zhì)把控。

Maintaining the style simple and practical help to increase the heightof the floor by 30 cm. Lighting design was applied to improve lighting issuesand comfort in the interior spaces. Whilst in the corridors the original fireescape was kept, they were designed to have better lighting and spaciousappearance with a generous elevator lobby in each floor. Quality is assured bythe attention to detail by logon which was key for the success of this project.The high-quality level was achieved through On-site service led bylogon.design, an important part of the process. By solving issues throughdesign, smooth progress is ensured as well as quality.

通過logon羅昂建筑的匠心改造，煥然一新的騰飛元創(chuàng)大廈擁有集復(fù)合型聯(lián)合辦公、傳統(tǒng)辦公及全天候生活市集的為一體的全新辦公生態(tài)系統(tǒng)。多元化的物業(yè)形態(tài)相得益彰，滿足了企業(yè)租戶全生命周期的各種辦公與生活的需求。

The modernization of the Ascendas Innovation Place has created a newoffice ecosystem that combines coworking spaces, traditional office, andcommercial market. Creating more healthy working environments and more stabletenants.

辦公與零售業(yè)態(tài)的相互賦能，將騰飛元創(chuàng)大廈打造成為生活與工作完美融合的創(chuàng)新之地，也成為這一多元化街區(qū)的新地標(biāo)，為南京東路板塊城市更新又添力作。

In this emblematic neighborhood, Ascendas Innovation Place hasbecome a new landmark where life and work are perfectly integrated.

項目信息

客戶名稱:星橋騰飛

項目地點: 上海

項目地址: 上海市九江路686號

項目類型: 改造、辦公、零售

項目功能: 辦公

服務(wù)內(nèi)容: 建筑設(shè)計、外立面顧問

項目情況: 設(shè)計進(jìn)行中

占地面積: 31,750m2

建筑面積: 95,523m2

容積率: 2.32

建筑高度:100 米

Client: Ascendas Singbridge

Location: No.686,Jiujiang Road,Shanghai

Type: Renovation

Function: Office

Service: Facade Renovation

Status: Design Completed

Site Area: 31,750㎡

GFA: 95,523㎡

FAR: 2.32

Hieght: 100m

關(guān)于logon羅昂建筑

logon羅昂建筑聯(lián)合創(chuàng)始人、CEO王芳女士(左)與聯(lián)合創(chuàng)始人、創(chuàng)意總監(jiān)柯復(fù)南先生(右)

logon羅昂是具有德國背景的國際設(shè)計公司，為城市、建筑和室內(nèi)空間提供創(chuàng)新型解決方案。我們深信，成功的設(shè)計來自對建筑選址與定位、城市與文化、人群與肌理、以及商業(yè)模式與市場趨勢的綜合考量。 設(shè)計初始，我們跨學(xué)科的團(tuán)隊展開對項目的創(chuàng)新型研究，提供設(shè)計解決方案和商業(yè)策劃，這使得logon羅昂以更為客觀并寬廣的視角提供“一站式”服務(wù)。logon羅昂由德國知名設(shè)計師Frank Krüger 柯復(fù)南 先生和王芳女士于2005年共同創(chuàng)立。逾十年間，我們在城市規(guī)劃、建筑以及室內(nèi)設(shè)計領(lǐng)域呈現(xiàn)眾多不 同風(fēng)格及體量的作品，榮獲海內(nèi)外諸多重要的設(shè)計獎項，為業(yè)內(nèi)人士肯定的同時，更專注于連通公眾，為人們打造品質(zhì)空間。

始創(chuàng)于德國，并在中國成功落地生根，如今業(yè)務(wù)拓展到東南亞地區(qū)。logon羅昂積累了大量將當(dāng)代設(shè)計理念植入在地文化的經(jīng)驗，形成了一套自有的工作方法，并于不同的國家和地區(qū)展開實踐。我們與各個行業(yè)及領(lǐng)域的開發(fā)商合作，完成了諸多高質(zhì)量的城市、建筑、室內(nèi)和景觀設(shè)計作品，受到客戶的肯定，并獲得國際與國內(nèi)各項設(shè)計大獎。我們深信，人是關(guān)鍵，logon羅昂致力于為人打造高品質(zhì)空間。

logon is acontemporary German-Chinese architectural design firm. For over 10 years, wehave provided our clients with innovative urban, architecture, landscape andinterior design solutions. That’s how long our practice has pioneered a full package design servicesfor various types and scales of projects. Our multidisciplinary teamextensively researches and provides strategic analysis before tackling anyproject. We believe that successful design must consider site and location,city and culture, the people using it, but also the surrounding context andmarket trends. We place great importance on the viability of the businessmodel, to create better places for people. As proof of our design excellence,logon projects have regularly won awards and been recognized in the media andindustry forums and exhibitions worldwide.