This industrial real estate development targets at private small and mid-sized research and technological enterprises to provide them with affordable office spaces at the fringe of big cities. These private enterprises, although non main economic actors comparing to state owned enterprises, are playing an essential role in building a real economy, as Chinese society has come to realize after 30 years of a booming real estate backed economy. The design applies concept of module to achieve budget control while offering green, flexible and interactive office spaces that nurture creativity.
▼办公组团鸟瞰图，bird-eye’s view of the complex ©️He Lian
项目背景 | Project Background
In the outskirts of the second and third-tier cities in China, some areas have been defined as industrial by the governments to accommodate manufactures to serve for the city’s development. However, due to rapid urbanization, more strict environmental pollution control and industrial upgrading, large-scale manufacture plants must move away from major cities. Consequently, new industries are in demand to fulfill these industrial sites in the urban fringe, and the main industries and functions that are filling up the spaces are now research and technology businesses relevant to manufacturing industries.
Our client is a private investment company who has procured the land from the local government after conducting market analysis to develop products of office architecture that meet market demand: an office park that contains mainly single office units and with a fraction for commercial facilities. This is the premise of the design. Target sales and leasing tenants of the office compound are small and medium-size private enterprises. Some of these companies need to upgrade to bigger cities from fourth or fifth-tier cities. They would choose to rent or buy an independent office building of their own on the fringe of city at an affordable price than paying for expensive downtown rent. Moreover, the large-scale industrial plants aforementioned that have moved away still need some functions such as showrooms or clearing houses to remain at the previous location to maintain the bond with big cities. Such market demand hence becomes the backbone of business operation of the office park.
▼办公组团外观，建筑采用白色的曲线造型，exterior view of the complex with white curve boundaries ©Feng Shuxian
The influx of new businesses will bring unprecedentedly higher tax revenue to local governments. Thus the local governments are more than willing to offer the land to real estate developers with rational proposals at a bargain price, which makes it possible for the sales and leasing prices of the end product affordable to private enterprises. This business model benefits local government, developer and private companies, creating a virtuous circle under market mechanism.
Tianyun Office complex is a principal and sample complex completed in Beijing. It is used in testing markets to future large-scale implementations in other cities.
▼办公组团外观，相邻两层的曲线存在一定的差异性，exterior view of the complex, curve boundaries of two adjacent levels are slightly different ©️Zhou Ruogu (up), ©Feng Shuxian (down)
基本单元 | Unit Study
▼基本单元推导过程，形成I形、T形、L型、以及十字形等的基本形体，the generation process of the unit, forming several basic geometrical forms: I-shaped, T-shaped and cross-shaped
▼曲线形外立面/阳台形成过程，generation process of the curve facades / balconies
Our design started from studying the basic office unit. The concept of Modularization is applied in the design of office unit. The floor plan is defined by either one or two 8.4m by 8.4m structure frames with an additional 3.3m cantilever to facilitate office use. Combined with it is an efficient functional core that has solved the puzzle of connecting office units and maximizing the office space use to achieve a room rate at minimum 90%. Units can be arranged to form several basic geometrical forms: I-shaped, T-shaped and cross-shaped, which can be mixed and configured to achieve rich architectural forms and urban spaces. The height of each building can be 5 to 7 floors above ground.
▼办公组团外观，每座办公楼地上都有5-7层楼高度，exterior view of the complex, each building has five to seven floors above ground ©Feng Shuxian
建筑尺度 | Application in Architectural Scale
The design of Tianyun complex is based on the characteristic of the site. L-shaped form was chosen from the four basic geometries to enclose the site to generate a central plaza. Each L-shape building is made of two office units. The buildings have seven floors above ground and one basement level. The total floor area of the large unit is 2600 sqm, while the small unit is 1900 sqm.
▼办公组团外观，四个L型将基地围合出一个中心广场，exterior view of the complex, four L-shaped forms enclose the site to generate a central plaza ©️He Lian
▼办公楼单体及中心广场的木制铺面步道，the office building and the wood-paved path in the central plaza ©️He Lian
▼办公组团外观局部，曲线阳台围绕建筑一周，栽有绿植，partial exterior view of the complex, the alteration of two curve boundaries create balconies with plants around office buildings ©️He Lian
The architecture facade is also based on modularization. Rounded corner emphasizes fluidity as well as symbolizing harmony in Chinese traditional culture. We have made analysis on the gradual changes of five types of curve boundaries in the vertical direction and then reduced to an alternate repetitions of two curve boundaries. An office unit with less modules is to maximize the efficiency of duplication and to minimize construction cost when high-frequency repetition is anticipated in a bigger scale development. The alteration of two curve boundaries is sufficient in providing more sunlight to the interior while enriching an individual’s experience of spatial change on the balcony.
▼办公组团外观局部，选择最简洁的两种边界曲线的交替重复，partial exterior view of the complex, each building features for an alternate repetitions of two curve boundaries ©Feng Shuxian
▼办公楼外观局部，partial exterior view of the office building ©Feng Shuxian
▼办公楼的白色曲线形外观局部，partial exterior view of the white curve boundaries of the office building ©️He Lian
▼办公楼外观局部，曲线阳台创造出人在工作之余休憩的流动空间，partial exterior view of the office building, curve balconies enrich an individual’s experience ©️He Lian
▼办公楼外观局部，在室外周围的曲线阳台上栽有植物，partial exterior view of the office building with the balconies with plants around ©️He Lian
▼曲线形的绿植阳台，the curve balcony with plants ©️He Lian
The modularization system saved cost in construction, so the balconies with planters around is affordable within the limit of the budget. The curved balconies with planters embrace the glazed office spaces and creates fluid social space during work breaks. Due to the cold weather in the north part of China, instead of applying deciduous ivy, euonymus japonicus was chosen to create plant terraces to achieve vertical greening which can survive through the cold winter. Each unit has a compact functional core, the glass curtain walls reach the floor on each level to maximize natural sunlight and view for the users. The clean office space offers maximum flexibility for future tenants when they envision their own interior design. Parking and restaurants are built underground. The glass roof in the plaza provides daylight for underground restaurants. All the materials used are domestic materials, which helped to control the budget.
▼木材、大理石和绿植打造而成的室内办公空间，the interior office space made of wood, marble and plants ©️He Lian
▼室内办公空间，与室外阳台直接连接，the interior office space connected directly to the outdoor curve balconies ©️He Lian
▼室内休息空间，通透的落地玻璃，为使用者最大程度地提供了自然采光和面向户外的视野，the interior lounge space, the glass curtain walls reach the floor on each level to maximize natural sunlight and view for the users ©️He Lian
城市尺度（未来发展） | Application in Urban Scale ( Future Development)
Since completion of the Tianyun Complex, it has received great results in test marketing. PRAXiS d’ARCHITECTURE is now working on the next phase of design using this product as the main typology to incorporate it into a land parcel of approximately 200 acres.
▼办公组团夜景，night view of the complex ©Feng Shuxian
景观设计：Alex Camprubi，Arppa Design Studio
Site: Shunyi District, Beijing
Size: 23,600 sqm
Client: Gold Concord Investment Co.,LTD.
Architecture Design: PRAXiS d’ARCHITECTURE
Team: Di Shaohua, Liu Xing, Feng Jiancheng, Lu Dongxia, Huo Junlong, Jiang Bo, Xu Xinxin, Zhan Enhe
Construction Documentation: China Construction Engineering Design Group Co.,LTD.
Interior Design (600 sqm sample office): Lin Zhenzhong, STID Group
Landscape Design: Alex Camprubi，Arppa Design Studio
Lighting Design: Beijing Kai Shun Teng Engineering Consultant LTD
Photographer: Feng Shuxian, He Lian, Zhou Ruogu