Beijing COFCO PLAZA by Kokaistudios

Innovation through renovation.

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北京中粮广场建于1996年,地理位置显要。它位于建国门内大街8号,北向长安街,西距紫禁城中轴线仅1公里,是中国元首开启国庆阅兵的起点;南迎城市北京火车站,每天见证着百万人流汹涌着进出城市的门户。

COFCO Plaza was built in 1996 and it occupies one of the best locations in the city; located 1 KM from the Forbidden City and Tiananmen Square along Jianguomen street at the cross with Chang’an Avenue. 

▼改造后的建筑外貌,after transformation

这座建筑还是一个时代的象征:作为中粮集团第一座总部大楼是中粮人20年集体记忆的见证,中粮在这里从一家本土央企成长为世界级食品产业和地产巨头。虽然其总部一年前搬离这里,但很多重要的部门仍然留守并入驻着众多重量级的企业总部,仍是中粮精神的“圣地”;建筑也是九十年代北京公共建筑风格的代表:整座建筑以45度角扭转的柱网嵌入城市肌理的方式非常独特,南北两座V形14层的办公塔楼(AB座)和中间一座同样扭转了45度的正方形连接体(C座)咬合而成,既让塔楼锋利的四角呈现强烈的几何性,又把建筑和用地边界的空间留有很强的公共性。外墙米色花岗岩主体、咖啡色的基座、镜面反射玻璃的带型条窗和金黄的屋顶;内部空间装饰了米色石材为主体的地坪,绿色、和红色石材拼贴的装饰,不锈钢柱子和栏杆,这些都是典型的90年代后现代特征的设计。

The building is the symbol of an era in COFCO’s development as it was the first modern headquarter building for COFCO; a Fortune 500 company and one of China’s most important enterprises; and it was a witness to the incredible development of the company from a local enterprise into a world class business operating primarily in the food and real estate industries and stands as the embodiment of the COFCO spirit. While the main headquarters of the group moved to new premises over one year ago; the building still houses many main departments and is also home to the China headquarter offices for many large domestic and multi-national enterprises. Moreover the building is also representative of a style of public architecture of Beijing in the 1990’s. The main unique features of the building are the two V-shaped fourteen storey office towers (Block A&B) that cut into the surrounding urban environment at a 45 degree angle. These two structures on the North and South side of the plot are linked together by the central square shaped complex (Block C). This combination creates a structure with sharp corners that endow the building with a strong geometry that occupies a unique position on the Beijing sky-line.  The original façade, preserved in the office towers, consists of horizontal stripes of beige granite stone alternated with reflective glazed strip-windows over a brown stone-clad plinth, capped by a golden roof. The interiors, largely renovated, are composed with a combination of beige stone tiles interspersed by geometric combinations of green and red marble, with stainless steel columns and railings typical of the post-modern design style of the 1990’s.

▼改造前,before transformation

▼改造后,after renovation

   

Kokaistudios在初次接触此改造项目时曾有犹疑,将此建筑改造为具有当代性的优越城市空间面临诸多挑战。硬件方面,内部中庭空间凹凸太多、动线复杂、层高有限。20年未曾改造的结果导致了大量弥合新旧设计规范和法规的工作。本次改造一期,包含C座地上地下空间;二期改造范围为AB座大堂和公共空间;分期实施虽然保证了项目可持续的营收,但是也给改造设计带了诸多限制,设计的意图无法完整实施或无法一次性呈现会给公众带来疑惑。我们和客户反复沟通后达成共识:设计在传承中创新,而这正好吻合了Kokaistudios遗产传承和空间品牌化的特长。遗产的传承意味着延续老建筑带来的归属感并释放建筑既有的潜能,空间品牌化则意味着营造一个融入中粮企业文化的空间体验。

Kokaistudios was initially hesitant to accept this renovation project as the transformation of such an iconic building with such a strong design language into a contemporary urban space comes with its challenges. The existing interior condition of the atrium was characterized by an extremely concave / convex design with complicated contour lines and limited floor to ceiling heights. Having not been renovated in twenty years one of the major challenges to confront in the renovation was to adapt the building to modern codes and requirements. The renovation project has been divided into two phases, with Phase 1 covering the ground and below ground areas of the central Block C building, its external façade and landscaping. Phase 2 will cover the lobbies of the Block A and B buildings as well as their communal public areas. This strategy of implementation by stages imposes limitations and restrictions on the efficiency and final impact of the intervention however it was required by the client to ensure the on-going rental of the building by the current office tenants.  In determining the strategy for the re-development of the building we built on our root focus on the concept of ‘innovation through renovation’ that has guided our previous work on many innovative heritage and modern building transformations. Kokaistudios has worked to enrich the urban fabric by the re-purposing and re-examination of the potential of existing buildings. In addition we worked closely with the COFCO team to understand their brand and their culture and design a project that embraced and translated this culture into a spatial experience.

▼改造区剖面图,section of the renovation parts

项目定位针对建筑既有的办公规模,彻底取消了家居卖场的功能,以酒店的概念来指导办公功能的布局。首先,C座二层至五层的功能由商场调整为办公,和AB座一道在功能上可类比酒店的客房。其次,建筑地下三层到地下一层成为一个倒置的配套功能:植入了健身、餐饮、商务会议等服务于写字楼(客房区)的配套服务功能。中粮置地在此基础上打造了自己的写字楼3C体系:COFFICE(智能办公体系),COFCO Life(餐饮和健康生活)和COFCO Fantasy众创空间、共享商务办公和画廊展厅)。C座的升级改造不仅增加了写字楼的规模,而且极大提升了整个写字楼的服务空间和空间的价值。这一行动彻底改变了建筑的办公和商业两个原本毫无关联的业态配置。最后,建筑的底层则贯通ACB三座建筑的南北轴线,并让C座的底层成为一个开放的城市广场,配置生活方式功能,服务于室内外两侧的外摆空间,营造开放的都市氛围。针对内部空间设计方面,首先需要做减法:剔除装饰设计附着在建筑空间逻辑之外的变化,比如C座中庭内弧线的边界,A座大堂凹凸曲折的轮廓,让建筑回归了原本的简洁而明确的空间关系。而与之呼应的计划拆除B座入口上方的楼板,增加了B座入口的中庭。这样A、C、B三座建筑均明确了一个几何轮廓明晰的公共空间:六边形,正方形和五边形。

Prior to its renovation the central core of the building was home to many home-furniture showrooms, however this market had shifted to new locations in Beijing over the years and the determination was made to re-position the area to more corporate / office functions. Kokaistudios however did not take a traditional approach and instead we conceived of these areas as a hybrid office / hospitality project; where we would create both offices and also communal areas to support the function of main offices that occupied the towers above. This hybrid area contains fitness, dining, and business conference functions supporting the office towers and COFCO has established its own branded ‘3C’ System for the office building; COFFICE (Smart Office System), COFCO Life (Dinning and Healthy Life) and COFCO Fantasy (Innovation Space, Shared Office and Gallery Exhibition).The upgrade and reconstruction of Block C and the North-South axis to Block A& B has created an entirely new feeling to the building with the ground floor of Block C now functioning as an open city ‘piazza’ with customers inter-mingling and mixing on their way to the various areas of the building complex. The new service functions are a destination in and off-them-selves and create an appealing working and living urban environment for the users of the building.  The target of the interior design intervention was first and foremost simplicity. We wanted to eliminate the variations of the existing decorations that were not in harmony with the architectural space and recover the original concise spatial relationships of the building. With the architectural interventions programmed for Stage 2 of the project – in particular the demolition of the slab above the entrance in Block B – the 3 main Blocks will respectively be characterized by the main geometric shapes of the hexagon, the square and the pentagon. 

▼改造后空间布局,the layout

接着是对空间序列的梳理。从ABC的入口空间进入建筑并经过一段过渡空间的“起”“承”之后,在到达C座中庭的时候空间均为之一“转”:空间在上下的垂直向度和水平向室外的张力被释放开来,将人的体验带向高潮:向上,阳光透过顶部的玻璃穹顶(保留现状的结构)投射进正方形简洁的中庭空间里,经过漂浮的玻璃盒子的反射上演了光影与几何精彩的互动,呈现出万花筒般丰富的效果。同时,日光变化和玻璃盒子外立面方式设计的幕墙让底层的广场得到一种室外空间的感受,一改变了筑内部原本封闭而单调的感受。在顶光的引导下,电梯到达顶层,会发现一个完全沐浴在阳光下,与世隔绝的花园。

Moreover, the spatial sequence of expanded and compressed public spaces – the three atria and corridors linking across them – will fulfill its potential and reach its climax in the central atrium, Block C, now open both above, below and around, seamlessly connected to the surroundings landscape through its new transparent curtain wall, a vertical composition of metal and glass. On the top floors of the central Block C sunlight floods into the central square atrium from the circular dome that has been maintained from the original architectural project. This floating glass box reflects and refracts the sunlight to create a geometrical interplay that changes with the sun’s arc and creates a kaleidoscopic light effect that bathes the green space indoor gardens occupying the indoor courtyard.

▼顶层的花园空间,the green space indoor gardens on the top floor

▼从顶层往下望,光与玻璃盒子的互动,the interactions of the glass box and the light

向平面的四周,由于底层的咖啡或餐饮均采用了通透的形式,从室内的外摆区、商铺再到室外的外摆区和外部的景观花园,形成了平远的景观。向下,新植入的螺旋楼梯不仅仅是空间中优雅的雕塑,同时提供把人流带入中庭中央来感受整个空间的机会。楼梯螺旋而下,人的视线随之下沉,渐渐离开了底层喧闹的入口和室内外生机盎然的绿化景观,将注意力关注到地下三层的空间。在到达地下三层的广场上,重新审视整个中庭的时候,不仅仅会感受高耸的空间带来的兴奋,更吸引人的是中庭周围的空间,如同被庇护的家的场所。B1的画廊和COFCO Life,B2的COFCO Fantasy和B3的健身、休闲等服务功能为写字楼提供了舒适的服务环境。

Precisely in order to blur the boundaries between inside and outside, the ground floor has been conceived from the outdoor landscape gardens in-wards, creating an inviting space which houses a series of cafes and restaurants. The main architectural feature of the basement areas is the newly built spiral staircase, an elegant aerial sculpture that hovers it way downwards and allows people to perceive the entire central atrium of the building. The COFCO branded areas, including COFCO Life on B1, COFCO Fantasy on B2 and the fitness and leisure areas on B3, combine to create an enticing series of services that add value to office building and create a better environment for its users.

▼新植入的螺旋楼梯带人穿梭并感受整栋建筑,the spiral stairs offers an opportunity to go through the whole vertical space

最后是氛围的营造:内部材料的选择和构造的设计与空间的特质以及配置的功能完全是一体化的设计。地上的办公空间和地下的服务空间分别呈现冷暖基调的对比。中粮的绿色生态概念嵌入空间的每个节点,生态绿植的参与和简约的浅米色石材、木的吊顶和地坪,让空间的氛围宁静舒适,一改常规写字楼冰冷的格调,另外,代表了老建筑材料的两种材料仍被恰如其分的组织进来:绿色石材始终限定交通性节点,而哑光不锈钢巨柱则支撑起中庭上部的写字楼的玻璃盒子,并限定了AB座的入口大堂,这些有着历史意蕴的材料均让建筑和老楼的关系充满温情。

This focus on creating an inviting and comfortable environment guided the selection of materials, with an emphasis on sustainability, and plenty of green-spaces that have resulted in a tranquil environment that stands in strong contrast to the dull patterns of conventional office buildings. The creation of a modern and comfortable working and living environment however has been achieved in conjunction with a desire to dialogue respectfully with the original nature and design of the building; namely through the maintenance of two of the main original building materials; the green inlaid stone that serves as the demarcations of the main office block atriums and walkways linking the project and the stainless steel columns that give a continuity to the space. 

▼地上办公与地下休闲呈现冷暖色调的对比,the cold tone of the office on the upper floor shows a great difference with the warm tone of leisure space on the lower floor

▼哑光不锈钢巨柱贯穿整栋建筑,the stainless steel columns that give a continuity to the space

▼木的吊顶让空间的氛围宁静舒适,the wood ceiling contributes to a warm and comfortable atmosphere

▼休闲空间,the leisure spaces

▼楼梯,stairs

外立面的设计同样围绕着传承和创新的矛盾关系,重点是C座调整为写字楼后和AB座塔楼的关系,C座需要更为通透的立面来满足办公的功能,同时不失去建筑和AB座的联系。设计既没有选择复制AB塔楼主体带形窗的立面,因为这样做C座将被淹没在AB座巨大的体量肌理中,从而毫无个性;也没有让C座进行毫无顾忌的自我表现,因为那样会孤立于群体之外从而失去力量;相反的,C座创造性强调并重申了与AB基座柱列的关系,而让建筑总体的关系得到巩固和强化;底层的石材柱子向上分叉、延展、转换形成支托,包裹一个晶莹的玻璃盒体。C座的立面不仅作为个性彰显的建筑主体而存在,而且加强了建筑群组整体的概念,同时这个新的立面简洁有力的限定了建筑和城市间的公共景观的背景。

The re-design of the façade is also a representative of the fine line between the preservation of the original design of the building in Block A and B and the striving for innovation with the Block C building façade. Previously composed as an entirely solid block, it has being re-designed to meet the new needs of the office tenant areas as well as to gain its own individual expression and presence within the complex, while maintaining an equilibrium with the other two blocks. 

▼外立面石柱,the stone column

▼底层的石材柱子向上包裹一个晶莹的玻璃盒体,the stone colome stand straight to enclose the glass volume

▼入口对望街道,entrance face to the street

▼办公空间,office

中粮广场改造在落成之后,在北京的城市更新领域已经收获了众多的赞誉,项目的成功不仅是建筑再利用的优秀案例,同时更是城市更新的胜利。在Kokaistudios的城市观点中,整体设计的观念是至关重要的,整体设计并不意味着设计单项或建筑单体的简单叠加,而是设计不同方面的叠加所产生真正的化学反应。项目改造完成后不仅让中粮广场建筑本身得到了提升,写字楼内部的人群和公共活动得到了激发,而且广场的公共服务也吸引着周边写字楼的人群,改变着这个区域的办公生态圈。 新的肌体不仅作为孤立的个体被创造,而是能够恰如其分的融入老的肌体,并且在功能、空间、时间和城市形象等各个方面激发彼此的潜能与活力。

Since the completion of the renovation project the COFCO Plaza has been lauded as a positive example of how urban renewal and regeneration projects can be under-taken in Beijing; respectful of the original design of the building yet aiming strongly at creating a new urban environment representative of the new needs of the Beijing market. Since re-opening the public areas of the COFCO Plaza have been rejuvenated and enlivened not only for the tenants of the building but also for the surrounding areas and the space has become a hub and catalyst for change also for the for the surrounding buildings and neighborhood.

▼夜色与建筑,night view

项目名称: 北京中粮广场
位置: 北京市东城区建国门内大街8号
面积: 49,000平方米
建筑改造: Kokaistudios
首席建筑师: Filippo Gabbiani, Andrea Destefanis
建筑设计总监: 李伟
室内设计总监: 王思昀
设计团队: 秦占涛、 Eva Maria Paz Taibo、Daniele Pepe、Kasia Gorecka、 Marta Pinheiro、黄婉倩
合作单位: 中国建筑技术集团有限公司
摄影: Seth Powers
开业时间: 2017年6月

PROJECT INFO
Project: Beijing COFCO PLAZA
Location: No. 8 Jianguomen inner street, Dongcheng District, Beijing
Size: 49,000 sqm
Architectural renovation: Kokaistudios
Principal Architects: Filippo Gabbiani, Andrea Destefanis
Architecture Design Director: Liwei
Interior Design Director: Rake Wang
Design Team: Qin Zhantao,Eva Maria Paz Taibo,Daniele Pepe,Kasia Gorecka、Marta Pinheiro,Rebecca Huang
LDI: China Building Technique Group Co., Ltd
Photography: Seth Powers
Opening: June. 2017

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