K-Kampus by JKMM Architects

Approach for flexibility in working spaces

Project Specs


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The new Kesko headquarters in Helsinki completed in the Summer 2019 and are now the offices of some 1800 members of staff who are working for the retail group specialising in groceries as well as the building and technical trade.  The contemporary feel of the office environment is future proofed for changes in working methods in years to come.  The design of the building also provides a showcase for Kesko’s products and services.

▼占据整个街区的K总部办公园,K-Kampus occupying the whole block ©Hannu Rytky


K-Campus is located in a recent addition to the city: the Kalasatama district. It enjoys a prominent position in Kalastama next door to the Redi shopping mall and within a stone’s throw from the metro station which has trains reaching central Helsinki within 10 minutes.  To the west, is the slaughter house area and the fast developing Suvilahti with its many services.  The K-campus is made up an urban block with its own distinct identity. In Helsinki, the possibility to occupy a whole city block in this way is a rare opportunity and it has enabled not only a wholistic vision for the campus but has also resulted a strong architectonic presence.

▼沿街长边立面,facade facing the street ©Hannu Rytky

▼立面转角处理,turning corner fo the building ©Hannu Rytky

▼立面上的光影变化,light shadow effects on the facade ©Hannu Rytky


The building complex embodies important values such as customer care and corporate responsibility. The architecture reaffirms these values through its interpretation of Modernist Scandinavian principles, highlighting durability and authenticity. The architects’ approach also combines the immediacy of clarity of vision with care and attention for details and purposeful design. The campus has light brick elevations that have been laid in situ and that alternate with exposed fair-faced concrete as well as large panes of glazing.  From the outside, the warm tones of timber used in the building’s arcades and roof terrace are visible and add another layer to the architecture’s sense of materiality.

▼简洁现代的立面设计,simple and modern design of the facade ©Mika Huisman

▼从外部可见暖色调的底层大厅,the warm-colored ground hall could be viewed from the glass facade ©Mika Huisman

经由主入口,可以看到中庭的院落,其中有公共咖啡区,以及可通过分隔围合完整的演讲厅。 整个空间沐浴在自然光之下,与天然的木饰面、翠绿的植物墙和玻璃的使用相得益彰。空间的中央则是大尺度木台阶形成的台阶式座位区,这些活跃的空间使建筑内部的工作空间翻倍。这些楼梯通向环绕四层楼的中庭连接的各个办公区和会议室。

The main entrance opens up into the atrium courtyard that gives onto a public cafe as well as an auditorium which can be closed off behind partitions.  The space is bathed in natural light that works well with the natural timber surfaces, the verdant green wall and use of glass. At the heart of this space, there is a stepped seating area made up of stairs using timber slats as well as a large scale staircase that doubles up as an active space for working; in much the same way all of the building’s interior areas do. The stairs lead to the dedicated office areas and meeting rooms that wrap around the atrium spanning all of four floors.

▼中庭,楼梯连接着各层办公区,atrium, stair connecting different floors ©Mika Huisman

▼柔和的自然光弥漫整个中庭,soft natural light filled in the atrium ©Mika Huisman

▼台阶下为休息区,resting area under the stairs ©Mika Huisman

▼中庭台阶吸引办公人员步行上下,the steps at the atrium encouraging people to walk up and down ©Mika Huisman


The interiors reinforce the language of the building’s exterior.  Architectural detailing combined with a pared-down approach to spaces that are generous and easily legible facilitates way finding throughout the Campus. The material palette has been selected so that it feels natural, for example, with its oak floors and ceilings lined in pinewood.  The interiors all wrap around a glazed atrium where a scaled up staircase is a visual focal point, acting as a meeting point as well as a symbol for communality.  Meeting and presentation rooms are located on the first floor and, when opened up to the atrium staircase, enable the hosting of functions for up to 1000 people.  The atrium stair has been designed so that it is easy on the foot, thereby inviting people in the building to use it rather than choosing to go up and down by lift.

▼简洁的标识系统利于人们分辨方位,simple and clear way finding system helping people to find their locations  ©Mika Huisman

▼中庭的楼梯鼓励大家减少对电梯的使用,the stairs encouraging people to reduce the use of the elevators ©Mika Huisman

▼走廊天花选用温暖的木色,ceiling of the corridor using warm wooden colors ©Mika Huisman


A building that occupies a whole block in this way makes it possible to offer exceptionally spacious and flexible office accommodation on each floor.  This has been important to the client, as Kesko has teams travelling from around the Helsinki area and congregating in the building.

▼员工可以随意选择在中庭的台阶上工作,people could choose to work on the steps in the atrium ©Pauliina Salonen


Each of the four office floors is futureproofed ensuring flexibility in how it is occupied.  The offices’ design lends itself to different methods of working within the same space and collaboration between Kesko’s different teams. The design strategy emphasises that all spaces that are open to Kesko staff can be used effectively as work stations. This is a move away from a more traditional approach to working only at one’s own desk. Instead, at Kesko, the overall fitout right down to IT points and power supply and lighting solutions ensures that itinerant working practices within the K-Campus are fully supported.

▼宽敞灵活的办公空间,spacious and flexible working space ©Pauliina Salonen

▼舒适的休闲办公区域,comfortable leisure working space ©Pauliina Salonen

▼小团队讨论区,discussing space for small teams ©Pauliina Salonen

办公分区遵循员工需求,有专注办公的区域,也有方便一起工作的区域,以及适合会面使用的区域;访客用的会议室则面向中庭,项目用的办公区与会议室相通,可根据需求选择是否对外封闭。 独处的工作空间设计在繁忙热闹的公共工作区中开辟出一片静土,很好地调合了不同的使用需求。每个楼层都有会议室和有厨房的休息空间,咖啡区可兼供会议和其他工作之用。会议室紧邻咖啡区,这样咖啡也能很容易地送达给园区的访客。在K总部办公园中,以各种形式存在的会议区总计有100多个。

The campus offices are divided into zones defined by the needs of staff. There are zones tailored for collaborative working and zones more suited for meetings in addition to zones that focus on solitary working practices.  The meeting rooms intended for visitors face the atrium courtyard.   These open onto generous project spaces that can be closed off as required.  The solitary workspaces are designed so that they pace the character of the work stations by introducing quiet and calm areas amongst busier and more lively ones. There are cafes too on the different levels intended as meeting places as well as alternative workspaces.  As the cafes have been positioned near meeting rooms, they readily serve visitors to K-Campus. All in all, there are over 100 meeting points amongst the variety of workspaces at K-Campus.

▼开放办公区入口,entrance of the open working space ©Pauliina Salonen

▼可被灵活使用的沙发办公区,sofa working space with flexible uses ©Pauliina Salonen

▼单人沙发办公区,sofa working space for one person ©Pauliina Salonen

▼舒适的开放办公区,comfortable open working space ©Pauliina Salonen

▼暖色调的会议室,meeting room in warm colors ©Pauliina Salonen

▼会议室的等候区,waiting area in the meeting room ©Pauliina Salonen

▼较私密的会议区和用于工作及讨论的独立隔间,relatively private meeting space and separated rooms for working and discussing ©Pauliina Salonen

▼需要安静的传统办公室和独立办公室,traditional working space for quiet work  and individual office ©Pauliina Salonen

▼办公楼的厨房和健身房,kitchen and fitness room ©left: Mika Huisman, right: Pauliina Salonen


Acoustics and pleasurable workspaces have been another focus at the Campus. Throughout, there is a desire for the best possible acoustic environment which has led the interiors team to opt for specially designed ceilings and textiles to cover the floors.  The result is a calm and serene sequence of workspaces. The architects also introduced higher than standard ceiling heights for this type of building. This together with the strategic use of glazed surfaces ensures that the K-Campus interior feels uplifting and well-lit. Each floor has meeting rooms with break out spaces which include kitchens. Plants also play a role in the interiors on all of the office floors. The interior lighting scheme combines even ambient lights with large numbers of spot lights for creating atmosphere.

▼天花的定制艺术品与安静的休息区,costumed art installation suspended from the ceiling and the quiet rest space ©up: Mika Huisman, below: Pauliina Salonen

▼休憩及讨论区选用活泼的色彩,访客会议室选用让人专注的木色,vivid colors used in rest and discussing spaces, while wooden colors used in meeting rooms helping people to focus ©Pauliina Salonen

项目的设计原则还包括高效的使用能源,运用人工智能的使用,监控建筑的供暖、照明和空调控制系统,在最大化地降低能源消耗的同时,尽可能地为使用者提供舒适的环境。Kesko总部办公园是芬兰首座在废弃物管理上达到碳平衡的办公楼, 同时也在申请BREAAM(英国建筑研究院绿色建筑评估体系)和绿色办公园认证。

A defining design principle for the project has been energy efficiency. Artificial intelligence has come to play a part in this by monitoring the building control systems for heating, lighting and air conditioning. The objective is to keep energy consumption as low as possible whilst still providing occupants as comfortable an environment as possible. Kesko-Campus will be Finland’s first office building to go carbon neutral in its waste management.  The client and design team will be applying for both BREAAM and Green Office certification for the project.

▼木质楼梯细节,details of the wooden staircase ©Pauliina Salonen

▼简洁的螺旋楼梯,如雕塑一般,simple spiral staircase like a sculpture ©Hannu Rytky

▼总平面图,master plan ©JKMM

▼剖面图,sections ©JKMM

建造阶段: 2019年6月建成

主创建筑师:Juha Mäki-Jyllilä, Teemu Kurkela, Samuli Miettinen, Asmo Jaaksi
项目建筑师:Eero Kontuniemi, Mikko Lehto
BIM 协调建筑师:Mikko Kyläkoski
建筑师:Kirsti Larja, Jukka Mäkinen, Marko Pulli, Mirja Puoskari, Päivi Puukari, Henri Suorsa, Teemu Taskinen, Virve Vuolasvirta, Miina Vuorinen, Tommi Varis
设计助理:Katariina Takala
室内项目设计师:Elina Niemi, Paula Salonen
室内设计师:Viivi Laine, Rami Lehtimäki, Katja Rouvinen, Tiiina Rytkönen
设计师:Sami Laine

项目管理:Haahtela-rakennuttaminen Oy
结构设计:Ramboll Finland Oy
暖通工程:Sweco Finland Oy
电气工程:Sweco Finland Oy
音响与隔音:Akukon Ltd
防火顾问:L2 Paloturvallisuus Oy
室内设计(部分):dSign Vertti Kivi & Co
AV 设计:Akukon Ltd

人造地毯:Bolon, EGE/Orient Occident
地毯:Kasthall/Koolmat, Tisca/Koolmat
灯具: Barber Osbergy, Örsjö, Wästberg, Vivero T, Innofusor, Finom Pure Design, Louis Poulsen, Moooi, Mater
家具:Poiat, Artek, Nikari, Samuli Naamanka, Inno, Aarnio originals, Made by Choice Halikko, Hay, Mattiazzi, Norman Copenhagen, Lammhults, Arktis, +Halle, Vivero, Selkaline, Blå Station

Project Name: K-Kampus
Area: 34200 m2
Location: Helsinki, Finland
Program: KESKO Corporation head office
Construction: Completed in June 2019
Client: Varma Mutual Pension Insurance Company
Design Company: JKMM Architects

Principal Architect: Juha Mäki-Jyllilä, Teemu Kurkela, Samuli Miettinen, Asmo Jaaksi
Project Architect: Eero Kontuniemi, Mikko Lehto
BIM coordinator:Mikko Kyläkoski
Architect: Kirsti Larja, Jukka Mäkinen, Marko Pulli, Mirja Puoskari, Päivi Puukari, Henri Suorsa, Teemu Taskinen, Virve Vuolasvirta, Miina Vuorinen, Tommi Varis
Design Assistant: Katariina Takala
Interior Project Architect: Elina Niemi, Paula Salonen
Interior Architect: Viivi Laine, Rami Lehtimäki, Katja Rouvinen, Tiiina Rytkönen
Designer: Sami Laine

Project Management: Haahtela-rakennuttaminen Oy
Structural Design: Ramboll Finland Oy
HVAC Engineering: Sweco Finland Oy
Electrical Engineering: Sweco Finland Oy
Acoustics and Sound Proofing: Akukon Ltd
Fire Consultant: L2 Paloturvallisuus Oy
Interior Design (partly): dSign Vertti Kivi & Co
AV Design: Akukon Ltd

Main Materials: white brick, white concrete, glass, granite 
Carpets: Bolon, EGE/Orient Occident
Floors: parquet, oak /Parketti Romanoff
Rugs: Kasthall/Koolmat, Tisca/Koolmat
Lightning:  Barber Osbergy, Örsjö, Wästberg, Vivero T, Innofusor, Finom Pure Design, Louis Poulsen, Moooi, Mater
Furniture: Poiat, Artek, Nikari, Samuli Naamanka, Inno, Aarnio originals, Made by Choice Halikko, Hay, Mattiazzi, Norman Copenhagen, Lammhults, Arktis, +Halle, Vivero, Selkaline, Blå Station

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