COMMERCIAL DESIGN TRENDS Asia Vol 30/03 by trendsideas.com

COMMERCIAL DESIGN

GRADE A OFFICE MARKET

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Designed by Massimiliano and Doriana Fuksas Architects, the 1.5k-long Terminal 3 at Shenzhen Baoâ&#x20AC;&#x2122;an International Airport resembles a giant manta ray. Full story at trendsideas.com/as3003p122

CONTENTS

MARKET REPORTS & GRADE A OFFICE BUILDINGS Jakarta With economic performance projected to achieve a growth rate of around 6% this year, the demand for office space in the Jakarta CBD is expected to continue 6 Iskandar Malaysia Often called the Shenzhen of Singapore, Iskandar Malaysia is benefiting from Singapore business expansions and relocations, and developers are prepared 18 Kuala Lumpur Architectural innovation, green certification and MSC status are all provided by developers looking for an edge in the competitive Grade A office market 20 Singapore While office leasing volumes over the past 12 months are down in Singapore, numbers are expected to lift over the next two years, thanks to strong ASEAN growth 26

Shanghai While multinational corporations are expected to take a cautious approach to office expansion in 2014, domestic occupiers will contribute a growing share 32 Beijing Leasing demand from domestic firms for Grade A office space in Beijing was robust during 2013, in contrast to interest from foreign companies 36 Hong Kong Changes are afoot in the Hong Kong office market. A new report from Jones Lang LaSalle says that by 2020 the supply will have diversified to meet changing market trends 40

PROJECT PORTFOLIO ANZ Tauranga From relatively humble beginnings, this office building grew in stature as tenants came on board early and were able to influence the design process, which was all about efficiency 46

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28 Troode St, Perth This boutique office development on a brownfields site proves that even simple sustainable design solutions can produce impressive results 54 ANZ Centre, Auckland The regeneration and modernisation of one of the city’s landmark office buildings has revived its public presence and helped retain its anchor tenant 62

South Beach Tower is a distinctive new Grade A office development in Singapore, due for completion in the fourth quarter of 2014. Read more about current market trends in Singapore on pages 26-31.

OFFICE INTERIORS Clifford Chance, Singapore Contemporary in both form and function, this fit-out has inspired changes to company design guidelines 72 Shengkang Group, Beijing The complete transformation of these offices provides a dramatic mix of excitement and professionalism 80 Lithium, San Francisco A move across the bay presented an ideal opportunity for this social media marketing company to redefine the workplace to better reflect its core values and mission 84 Warner Music, Singapore With its lively mix of bright colours and natural materials, this hip new office has created a prototype for the Asia-Pacific region 92 Wood & Grieve Engineers, Perth Bold 3-D graphics, a dynamic breakout space and exposed services project a playful, transparent ethos 98

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EDUCATION James Cook University, Australia An organic form designed to be covered with plants, the Cairns Institute connects with the verdant rainforest around it 108 Xi’an Jiaotong-Liverpool University, China Inspired by an ornamental rock form, this university building houses four distinct disciplines behind its porous facade 114 Shenzhen Bao’an International Airport Looking much like a giant sculpture from both inside and out, this dramatic new terminal puts traveller comfort first 122

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INDEX

Increasing demand for high-quality office space in Southeast Asia is having a positive spin-off architecturally. The competitive nature of the industry is encouraging innovation, with developers looking to raise service levels and create that special point of difference. @DavidJideas facebook.com/trendsideas

In this issue of Commercial Design Trends, we highlight key trends in the office markets in Jakarta, Kuala Lumpur, Iskandar Malaysia, Singapore, Hong Kong, Beijing and Shanghai. While each area has its idiosyncracies in terms of the economy, regulatory forces and space constraints, there are definite trends emerging. These include a move towards decentralisation – alternative CBDs are looking more and more feasible for many of our cities. Integrated developments are also attracting a lot of attention, as people respond favourably to the live-work-play concept. Mixed-use projects are combining offices, apartments, retail malls and outdoor facilities, all in one giant development, frequently over several towers, set amid lush landscaping. And overriding all of these developments is the move towards sustainability – Grade A office buildings with green certification are perceived to be more marketable as firms acknowledge financial and corporate social responsibilities. Also in this issue, we highlight office interiors that reinforce this move towards social responsibility. The work environment and staff amenities have never looked more inviting. Not surprisingly, such fit-outs play a major role in recruiting and retaining top personnel. We also showcase the new Terminal 3 at Shenzhen Bao’An International Airport, and several innovative education facilities that truly merit the phrase “school was never like this”.

Happy reading

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A modern landmark located in the vibrant hub of Wangsa Maju, the mixed-use Wangsa 118 development offers a balanced executive lifestyle.

Warner Music saw its move into a new office space as an opportunity to create a whole new vibe that would be relevant to the future of the industry.

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A shining symbol of modern education in China – the new Xi’an Jiaotong-Liverpool University Administration Building.

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Market report Jakarta

DEMAND TO CONTINUE With Indonesiaâ&#x20AC;&#x2122;s economic performance projected to achieve a growth rate of around 6% this year, the demand for office space in the Jakarta CBD is expected to continue

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Below:Office space in the Jakarta CBD is likely to be in demand throughout 2014. Shown here are the circular Mega Kuningan complex designed by Woods Bagot (below and top left) and the Multivision premium grade strata office building (lower left) designed by DP Architect.

A shortage of land in the Jakarta CBD and rising prices kept demand for Grade A office space high over the past year. The latest office market report from leading real estate services firm Cushman & Wakefield says that throughout 2013, Grade A offices continued to enjoy the largest take-up – 173,500m2, which was 97% of the total demand. This was followed by Grade C and B buildings at 3600m2 (2%) and 1500m2 (1%) respectively. By business sector, demand was largely driven by the banking and insurance industries, together with IT and telecommunications. The report says leasing transaction activity mostly came from renewals and expansions by existing tenants, resulting from business growth during 2013. The positive performance of the leasing market is expected to continue in 2014, despite potential slower global economic growth. The Indonesian economy is also expected to achieve a growth rate of between 5.8% and 6.2% in 2014, even given recent inflation figures of 7.8% for 2013 and a 26.7% depreciation of the rupiah. Cushman & Wakefield says the total cumulative supply within the CBD market increased during the fourth quarter of 2012, with the addition of MD Place in Jl Setibudi (11.800m2). This brought the total supply to 4.68 million m2, at the end of December 2013. “Approximately 399,000m2 of office supply is projected to enter the market in the year ahead, a significant increase over 2013. This marks a clear return to a supply-demand balance in favour of supply. For the first time, the majority (62%) of this new supply comprises strata title office buildings.” SEARCH | SAVE | SHARE AT my.trendsideas.com

The report says gross rentals for CBD office buildings remained largely stable during the fourth quarter of 2013. Changes came mostly from the weakening of the rupiah against the US dollar – the rupiah was down 9.2% for the quarter. The average gross rental in rupiah terms increased by 8.1% over the quarter to Rp303,500 per m2 per month, while in US dollar terms, it decreased by 1% to USD25.05 per m2 per month. For the year, rupiah gross rentals increased by 40.6%, which was an 11.2% increase in US dollars. A new project introduced to the strata title office market in the fourth quarter was the Sopo Del Office Tower B, offering 27,000m2. The report says the outlook for 2014 is positive. Demand for office space in the CBD is expected to continue at high levels in line with the country’s projected economic growth rate of around 6%. Cumulative demand for CBD offices is forecast to increase by 5.5%, while annual net take-up is predicted to reach approximately 240,000m2. “But despite this growth, average occupancy rates will decrease in 2014 due to the larger volume

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of new supply entering the market. But they will still remain at healthy levels of between 88% and 91%.” Average CBD gross rentals, particularly in Grade B and C office buildings, are expected to increase further in the beginning of 2014. Landlords of Grade B and C offices are increasingly confident and are likely to raise their rates due to existing high occupancy levels and the outlook for the year ahead. Cushman & Wakefield says average strata titles are projected to see further increments, but at much lower growth rates than over the past three years, as buyers are likely to be more cautious during the national and global economic conditions expected to be seen in 2014. For details, contact PT Cushman & Wakefield Indonesia, Indonesia Stock Exchange Building 2, 15/F, Jl Hend Sudirman Kav 52-53, Jakarta 12190, Indonesia. Tel: (+62) 21 2550 9500. Fax: (+62) 21 2550 9501. Website: www.cushmanwakefield.co.id. save | share Search 43126 at my.trendsideas.com

Below left:Ciputra World Complex in the Jakarta CBD is and integrated residential and commercial development by PT Ciputra Property, a subsidiary of property giant Ciputra Group. When complete, it will feature 15 high-rise buildings. The project is being marketed by Cushman & Wakefield. Right:The completion of apartment and condominium towers at Ciputra World Complex will be followed by an office tower later this year, and a hotel in early 2016.

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Project Cemindo Tower

Location: Jakarta, Indonesia

Developer Wahana Nusantara

CEMINDO TOWER This 62-storey, mixed-use development combines Grade A office space with a luxury hotel, offering a refined destination for work and play

Left:Set to be the tallest building of its kind in the city at 300m, Cemindo Tower has 42 floors of office space topped by the 20-storey 5-star Westin Jakarta Hotel. The high-tech, low-e glass facade is one of the building’s many green features. Above:A soaring entry sets the scene for the spaces to come in the new mixed-use Cemindo Tower in the heart of the Jakarta business district.

Like attracts like, as the saying goes – so it makes aesthetic and fiscal sense that a premium office tower and a refined 5-star hotel would come together in a tasteful addition to the Jakarta skyline. Such is Cemindo Tower, boasting 42 floors of high quality office space topped by the luxurious Westin Jakarta Hotel. Standing in the heart of Jakarta’s prime business district, on completion the tower will be the tallest of its kind in Jakarta at 300m, and will offer more than 60,000m2 of Grade A office space, says Jocelin Sitorus, president director of Wahana Nusantara, the respected developer. Managed by Cushman & Wakefield Indonesia, Cemindo Tower will be an icon on the skyline to everyone who appreciates the finer things in life – whether it’s leading-edge business technology or the refined relaxation offered by a world-class hotel, says project director Herry Tianadi.

“This building is for lease only, and the owner’s group will occupy almost 20% of the building – further assurance that the building will be of a premium quality,” Tianadi says. Behind its shimmering low-e glass facade, the tower is a certified green building, with low-VOC material selections, resource management, recycling and microclimate management. In addition, the building features a refreshing indoor green feature that symbolises the developer’s dedication and commitment to the natural world. Cemindo Tower has attracted a Gold Standard from the Green Building Council Indonesia (GBCI). The environment at Cemindo Tower will be attractive to the upper echelons of business – there are extensive meeting rooms, gathering points and function spaces that dovetail with the hotel. These include fine restaurants, sky dining and rooftop SEARCH | SAVE | SHARE AT my.trendsideas.com

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Left:The tower lobby features a curvaceous sculpture reaching for the sky. High-speed co-ordinated lifts add to the building’s overall efficiency. Above right:All rooms in the hotel feature high-end materials, and a restrained, upmarket decor.

lounges, complemented by food and beverage options. Facilities such as the conference rooms, lavish ballrooms, and private business lounges are all supported by the high-quality hospitality options. The Cemindo Tower’s entry and office interiors are equally impressive, with a 10m-high main lobby and proposed facilities that include banking halls, ATMs, a food court, and minimart. The tower is served by four levels of underground carparks. Cemindo is also located only minutes from the prestigious precincts of Menteng and Kuningan and offers the advantage of three-in-one free access to the surrounding Sudirman and Gatot Subroto areas, where many embassies, hotels, major business and lifestyle centres are located. And, of course, another major bonus is that the five-star accommodation for visiting overseas clients is only a swift lift ride away.

Occupying the top 20 floors, the Westin Jakarta comprises over 280 rooms and facilities. Given its high hospitality rating, the hotel will more than match the refinement on the office floors below. For peace of mind for business and hotel patrons, the tower offers every high-tech security advantage – a key focus for the developers. Completion date is the last quarter of 2014. For further information, contact the Cemindo Tower marketing consultant PT Cushman & Wakefield Indonesia. Tel: +(62) 21 2500 9500. Email: selvy.william@ap.cushwake.com or elliott.hawkins@ap.cushwake.com. Alternatively, visit the website: www.cemindotower.com

Location:Cemindo Tower, Jakarta, Indonesia Developer:PT Wahana Nusantara Architect PT Sekawan DesignInc Arsitek Interior designer Hirsch Bedner Associates, Singapore Construction management Samsung C&T Corporation Main contractor PT Tatamulia Nusantara Civil and structure consultant PT Taylor Thomson Whitting Indonesia MEP consultant PT Hantaran Prima Mandiri Quantity surveyor Langdon Seah Indonesia Wind engineering consultant Windtech Consultant Pty Ltd Facade consultant DSI-TTW Pte Ltd

Geotech consultant PT Wiratman & Associates Security consultant Wira Satya Garda (WSG) Property management PT Cushman & Wakefield Indonesia Total land area:1.63ha Curtain wall:Low-e laminated double-coated glass Typical floorplate:15,317sq ft - 17,491sq ft Number of floors 42 levels tenancy offices; four levels of basement car parks; 20 levels for Westin Jakarta Hotel Ceiling heights:Lobby, 10m; typical floor, 2.9m Lifts:Low zone, 6 units; mid zone, 6 units; high zone, 4 units; service, 2 units; car park, 4 units AC system:VRF, with eight zones per floor

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Project L’Avenue

Location: South Jakarta Indonesia

Developer: PT Bintang Rajawali Perkasa

THIS IS THE FUTURE Integrated developments with offices, residences and retail amenities all set in a lushly landscaped precinct are changing our cities. L’Avenue in South Jakarta is a prime example

There has been a sea change in the way people choose to live in the past couple of years. Gone are the days when it was acceptable to spend hours commuting to work, only to have no time left for friends and family at the end of the day. New integrated developments are transforming not only the look of our cities, but the way we live. Renowned Indonesian developer Pt Bintang Rajawali Perkasa has captured this trend with the new L’Avenue mixed-use development, which is due to be completed in the first quarter of 2015. Strategically located in Gatot Subroto – Pancoran, South Jakarta, this project is just minutes away from the Golden Triangle business hub, but for many residents, work will be just a few steps away. In addition to two apartment towers and a lifestyle retail area, L’Avenue comprises a 23-storey office tower, with a distinctive curved facade that

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creates a strong architectural landmark. The office floor area totals 40,680m2, with typical office floor size ranges from 1200m2-1800m2 semigross. Ceiling heights in ground-floor tenancies are a massive 4m, while in upper-level offices they are a generous 2.7m. Needless to say, the entire building is equipped with the latest technology. But it is the overall environment that provides the key point of difference, and creates a drawcard for investors and residents alike. The two apartment towers incorporate vertical sky gardens on Levels 9 and 22, and apartments and offices overlook an attractively landscaped pedestrian precinct. Walkways meander between grassed areas, and there are shade trees and pavilions to provide shelter from the sun. Water features enhance the ambience for diners enjoying alfresco facilities. Other amenities at L’Avenue are designed for those who enjoy an active lifestyle – these include

Below:L’Avenue integrated development in Gatot Subroto – Pancoran in South Jakarta is a new mixed-use development offering a prestigious lifestyle. It includes a 23-storey office tower with a grand lobby. Right:Developed by Pt Bintang Rajawali Perkasa, L’Avenue also features two residential towers, and retail facilities.

a swimming pool, fitness centre, jogging track, spa and tennis court. The apartments offer a mix of one-, two-, and three-bedroom units, all of which are finished to a high standard and semi furnished. The floors in the living and dining room and main bedrooms are marble. And the kitchens feature wood cabinetry, marble countertops and cooking appliances. The residences also have high ceilings, and floorto-ceiling windows ensure there is plenty of natural light, while full sun is screened.

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With shops, restaurants, cafés and entertainment facilities available on site, all lifestyle requirements are catered for. For more details, contact PT Bintang Rajawali Perkasa, Jl Raya Pasar Minggu Kav 16, Pancoran, Jakarta Selata, Jakarta 12780. Tel: (+62) 21 791 800 88. Website: www.lavenue.co.id. save | share Search 43193 at my.trendsideas.com

Below:L’Avenue has a resortstyle ambience. It features a landscaped pedestrian precinct, with outdoor café tables for alfresco dining. Right:With its distinctive curved form that is wider at the base than the top, L’Avenue office tower (far right) creates a distinctive landmark on the South Jakarta skyline.

Market report Kuala Lumpur

HIGH PROFILE Architectural innovation, green certification and MSC status are all provided by developers looking for an edge in the competitive Grade A office market in Malaysia

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Below:KL Eco City is one of the new developments raising the benchmark for Grade A office design in Kuala Lumpur. The latest office market report from CB Richard Ellis (Malaysia) says developers are introducing many new features to attract buyers and tenants.

It is not just the investors and tenants who are benefiting from the competitive Grade A office market in Kuala Lumpur. The city is also gaining more innovative architecture as developers commission leading architects to provide distinctive buildings that provide key points of difference. The latest Grade A office market report from CB Richard Ellis (Malaysia) says developers are building taller, higher specification buildings that often come with green certification, MSC status and a wealth of special features designed to attract both buyers and tenants. Frequently, these include lush landscaping, dedicated leisure areas, and improved security systems. “Platinum Park, designed by internationally acclaimed architecture firm Foster + Partners, is a good example,” the report says. “One of the largest integrated mixed developments in KLCC, Platinum Park has a unique twist to its design, and incorporates retail outlets, a welcoming lobby, leisure zone and spacious office layouts.” Tun Razak Exchange, Malaysia’s first dedicated financial services hub, is another such project. This development is designed by Machado Silvetti and Associates (USA) in partnership with a local firm, and with Buro Happold as the infrastructure and sustainability consultant. Tun Razak Exchange will bring together leading financial institutions and will help to strengthen Kuala Lumpur’s reputation as a global financial city. The sustainable design has undergone rigorous evaluation by the prestigious US-based Green Building Council. KL Eco City, SP Setia’s world-class city within a city, is also drawing attention for its architectural boldness. Designed by the internationally renowned Jerde Partnership, with GDP Architects and BEP Akitek Sdn Bhd, this development is an integrated mixed-use commercial and residential project. The report says new concepts, such as SOHOs, SOFOs and SOVOs (small office, flexible office and virtual office) are now commonly integrated with the residential elements. Many such concepts are selling well, and the pricing is affordable, with prices below or around RM1 million per unit. SEARCH | SAVE | SHARE AT my.trendsideas.com

CB Richard Ellis says Malaysia’s economic growth remained resilient throughout 2013. “The general property market is expected to slow down slightly in the first and second quarters of 2014, following the impact of budgetary measures introduced this year. The minimum RM1 million limit for foreign investment will affect the mid-range projects, especially in the residential sector, and potential buyers will tend to defer their decisions to purchase. And the Real Property Gains Tax (RPGT) will have a blanket effect on curbing speculation across all sectors.” The report says it has been a quiet start to 2014, with most developers also deferring their launches in the SOHO, SOVO and SOFO sectors till later in the year, possibly in the second quarter. “In contrast, the secondary market will attract

City Southpoint with 610,000sq ft, Summer Suites with 560,000sq ft, and the Paradigm-The Escalade Towers with 550,000sq ft, and Naza Tower@ Platinum Park with 530,000sq ft. Vacancy rates are still hovering between 10 and 15%, and rentals of Grade A office buildings are stead at RM7-RM8 psf per month. However, gross rentals are expected to escalate this year. “Despite continued supply increases, the office market has been proven to be resilient over the past few years. New buildings are getting the bulk of the new tenants, and many older ones will have to refurbish to stay competitive.” The report says The Malaysia Budget announced in October 2013 appears to have had a smaller impact on the overall office market compared to other real estate sectors. Similarly, the general

more attention, with the removal of the Developer Interest Bearing Scheme (DIBS), as the current pricing is still relatively cheap.” As at the end of the third quarter of 2013, the total supply of office space in Greater Kuala Lumpur stood at around 91.5 million sq ft. New supply of office space in Kuala Lumpur to be completed in 2014 and 2015 includes Menara Bank Rakyat with a net lettable area of 1,300,00sq ft, Q Sentral @ KL Sentral with 1,120,000sq ft, Quill 15@Vision City with 650,000sq ft, Mid City Valley

election in May has not affected the market. For details, contact Paul Khong, CB Richard Ellis (Malaysia) Sdn Bhd, Level 9 Menara Millennium, Jalan Damanlela, Bukit Damansara, 50490, Kuala Lumpur, Malaysia. Tel: (+603) 2092 5955. Mobile: (+60) 12 2168 278. Email: paul.khong@cbre.com.my. Website: www.cbre.com.my.

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Below: The Afiniti development in Medini, Iskandar Malaysia reflects the trend towards sustainable buildings that sit within a green oasis. Right: Platinum Park is a distinctive new integrated development in Kuala Lumpur designed by leading UK firm Foster + Partners.

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Market report Iskandar Malaysia

RIDING THE WAVE Often called the Shenzhen of Singapore, Iskandar Malaysia is benefiting from Singapore business expansions and relocations, and developers are prepared â&#x20AC;&#x201C; CB Richard Ellis Malaysia

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Below:Key projects attracting attention in Iskandar Malaysia include the Matex Development (left) in Zone A, Johor Bahru City, by UM Land; and IMedini Walk (below), a four-tower mixed development by the Tang Group in Zone B Medini.

Iskandar Malaysia has been the nation’s hot spot for development for the past two to three years, and is still a focus of attention. The latest office property market report from CB Richard Ellis (Malaysia) says there are numerous interesting projects in the pipeline, and many of these, such as the Tang Group’s IMedini Walk and Avira by E&O, are centred in Medini. “Medini offers various tax benefits and is an exception to the new rule that restricts foreign investors to a minimum RM1 million pricing. In other areas, we anticipate projects targeted at foreign buyers will now be more high-end.” The report says the limited existing supply of Grade A office space in Johor Bahru has seen more developers look at adding supply to Johor Bahru City Center and Medini. International attention is also behind the drive. Many industrial sectors in Jurong, Singapore are relocating to Iskandar Malaysia as state leases come to an end. “Tight labour and land markets, high occupation costs and high labour costs in Singapore are driving business expansions and relocations to Iskandar Malaysia, which is often described as the Shenzhen of Singapore, albeit at a slightly smaller scale and slower pace. The Singapore Government investment arm (Temasek Holdings Pte Ltd) already has a strong presence in the region.” The report says China developers are also getting ready to ride the Iskandar wave. They will intensify competition in the southern region with their huge integrated projects. These include projects by Guangzhou R&F Properties Co Ltd, Country Garden Holdings Co Ltd, Hao Yuan Investment Pte Ltd. For details, contact Paul Khong, CB Richard Ellis (Malaysia) Sdn Bhd, Level 9 Menara Millennium, Jalan Damanlela, Bukit Damansara, 50490, Kuala Lumpur, Malaysia. Tel: (+603) 2092 5955. Mobile: (+60) 12 2168 278. Email: paul.khong@cbre.com.my. Website: www.cbre.com.my. save | share Search 43198 at my.trendsideas.com

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Project Wangsa 118

Location: Wangsa Maju Suburban Centre

Developer: Seri Meraga Properties

BUSINESS MEETS LEISURE A modern landmark located in the vibrant hub of Wangsa Maju, the mixed-use Wangsa 118 development offers a balanced executive lifestyle

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Below left:Two towers and an atrium, and a curvaceous, contemporary facade – Wangsa 118 offers the best of retail and office space at one address. Below:Food and beverage outlets, a gym and a rooftop pool are among the amenities.

When a cutting-edge, mixed-use development presents office and retail space rarely available in the city’s prime business district it pays to act quickly – good opportunities can be fleeting. Wangsa 118 is the latest landmark development in Wangsa Maju. Its twin towers and atrium accommodate small office/versatile offices (SOVO) and corporate suites, as well as high-end retail and food and beverage outlets, says Hasdi Hamzah, spokesperson for the respected developer Seri Meraga Properties. “With a sculptural, contemporary exterior, the 17-level Wangsa 118 is dressed to impress. The mix of retail and office space is set against an open, airy environment with a glass-walled gym on the uppermost level and a rooftop swimming pool. There’s also a separate sky garden at Level 7.” The atrium comprises three levels with facility for banking institutions and 25 retail spaces, with cantilevered F&B terraces animating the space. The two upper tiers are accessible by escalators and lifts, including a glass elevator. Retail unit sizes range from 1216sq ft to 1566sq ft. There are 180 units of office suites, ranging from 665sq ft to 4257 sq ft, and ten penthouses suites on the top level. All office suites are complemented by individual washrooms and showers. Wangsa 118 has an advanced security system and super-fast broadband is built into the infrastructure. There are four levels of podium parking and two underground. Major road and rail links connect the complex to all parts of the Klang Valley. “An ideal place to work, shop and play, Wangsa 118 is a future nerve centre for corporate leaders and entrepreneurs,” says Hamzah. For details, visit the Wangsa 118 showroom at Unit 1, Ground Floor, Block 3D, Jalan Wangsa Delima 10, Wangsa Maju, Kuala Lumpur. Tel: +(603) 4149 4118/4188. Email: serimeraga@gmail.com, or visit the website: www.wangsa118.com save | share Search 43299 at my.trendsideas.com

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Market report Singapore

PROSPECTS LOOKING UP While office leasing volumes over the past 12 months are down in Singapore, numbers are expected to lift over the next two years, thanks to strong ASEAN growth” – Jones Lang LaSalle

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Below: Distinctive new Grade A office developments in Singapore include South Beach Tower, due for completion in the fourth quarter of 2014. More than half the space in the building is under negotiation and RaboBank has already secured approximately 30,000sq ft.

With ASEAN countries expected to have the fastest economic growth rates in 2014, Singapore is well placed to reap the reward. The latest office market report from Jones Lang LaSalle says Singapore is at the centre of business activities for the ASEAN region, and therefore is in a good position to capitalise on expected growth. “While domestic growth in the short term is expected to be moderate, the medium-to-long term prospects look good,” the report says. “Developing Asia, which includes the ASEAN region, China and India, is expected to lead the economic growth over the next two years.” Jones Lang LaSalle’s data shows that office leasing volumes are down around 30% across many office markets in Asia. This is the case in Singapore where overall net take-up was 1.3 million sq ft which is slightly below the 20-year average net take-up of 1.6 million sq ft. “We expect these numbers to pick up in 2014 and 2015. Given ASEAN’s growth prospects and Singapore’s positioning as a hub for multiple industries, we expect future average take-up to be closer to 2 million sq ft per annum. This is set against a backdrop of 2.8 million sq ft of take-up in 2010 when the markets last rebounded.” From a micro perspective, the take-up in 2013 was very strong in decentralised areas, with a number of key developments seeing excellent levels of take-up and commitment by major occupiers. Ho Bee Land’s Metropolis is now almost fully let, with anchor tenancies from P&G and Shell, as is Ascendas’ One@ChangiCity, which is anchored by JP Morgan, Credit Suisse and EMC. “Given the economic uncertainty of the past few years, decentralised areas have appealed to occupiers due to both the reasonable rent environment and the fact that the space available has been very good quality in well-established regional centres supported by strong infrastructure. There are three main ‘hotspots’ where this leasing activity has been taking place; these have been at Changi Business SEARCH | SAVE | SHARE AT my.trendsideas.com

Park (One@Changi City, UE Biz Hub East), Alexandra (Mapletree Business City), Buona Vista (The Metropolis) and One-North (Nexus, Galaxis). Rents in these three areas have grown off the back of the strong commitment levels.” The report says the CBD has also been relatively robust, but take-up activity has been dominated by smaller occupiers of less than 30,000sq ft. “The key piece that has been missing from the market, reducing overall demand, has been front office activity from the major financial institutions. Most of the large banking and finance occupiers are fairly static and focused on cost saving.” Jones Lang LaSalle says current expansion is occurring in the following sectors, however: financial services (based on smaller regional banks and fund managers), insurance, technology, energy, pharmaceutical and petrochemical. The current stock of island-wide leasable office space in Singapore sits at 63.6 million sq ft with a vacancy of only 2.5 million sq ft, which represents

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3.9% of the total stock. Historically vacancy rates have averaged closer to 7-8%. The CBD, which has seen the majority of the new construction over recent years, now represents just under half the office stock at 27.5 million sq ft, with a vacancy rate of 6.5%. The vacancy rate is higher than the island-wide number due to the recent completions. However this vacancy still only sits below the 20-year average. Jones Lang LaSalle reports there is a relatively strong pipeline of new supply entering the market between now and 2017, but a notable lack of supply in 2015. The majority of the supply in 2013 has been committed (more than 76%). Taking out the space already leased and the strata space from the 2014 supply, only 50% remains to be leased. The report says there is a good chance that if demand continues to gather momentum, supply could become tight in the CBD in 2015. If that occurs, then in the short term rents are likely to grow at a faster rate than many pundits expect.

Below:South Beach is a mixed-use development comprising a prime Grade A office tower, luxury hotel, highend residences, an exclusive membership club and retail amenities. All South Beach renderings courtesy of South Beach Consortium Pte Ltd. Right:Asia Square Tower 1 in the Marina Bay precinct is now 90% committed, with existing tenants negotiating to take up the balance of space. Image courtesy of Asia Square.

This is further accentuated by the fact that many of the well-located existing Grade A buildings are now fully let or over 95% occupied. Jones Lang LaSalle has looked at the portfolios of Singapore’s largest seven developers by portfolio size, and studied their occupancy levels. The average occupancy rate across these developers is 97%. The report says Grade A rents in the CBD have stabilised and started to grow over the past year as vacancy levels have slowly reduced. Following the recent relocations of many large occupiers to newly completed buildings much of the space they have vacated has been back-filled by existing occupiers expanding or by tenants upgrading with a move into these buildings. If the international banking and finance sector starts to grow again, then rents are likely to grow at a faster rate, quarter by quarter. “The strong position of Singapore and the ASEAN region points to future economic growth,

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but much of this is predicated on a continued recovery in the global economy. Given the current economic uncertainty there will be some headwinds, but the current low vacancy rates, timing and location of the supply pipeline, and Singapore’s successful positioning as a hub for multiple industries point to positive take-up and an upward shift in office rents.” Jones Lang LaSalle is a professional services and investment management firm offering an extensive range of specialised real estate services. For more information, contact Andrew Tangye, Jones Lang LaSalle. Tel: (+65) 6494 3769. Email: andrew.tangye@ap.jll.com. Alternatively, visit the website: www.joneslanglasalle.com.sg. save | share Search 43220 at my.trendsideas.com

Below left:Asia Square Tower 2 in the Marina Bay precinct is now 60% committed. This is the only Grade A building in the precinct to be integrated with a 5-star luxury business hotel. Below:Asia Square in the CBD is a prime Grade A building offering a multitude of amenities. Images courtesy of Asia Square.

Right:Guoco Tower in Tanjong Pagar Centre, Singapore, is a 900,000sq ft premier Grade A office tower within a mixeduse development in a vibrant, established district with direct access to the MRT. The 38-storey office tower forms part of Singaporeâ&#x20AC;&#x2122;s tallest building, and is expected to be completed in June 2016. Image courtesy of GuocoLand.

Market report Shanghai

GROWING OPTIMISM While multinational corporations in Shanghai are expected to take a cautious approach to office expansion in 2014, domestic occupiers will contribute a growing share, says Jones Lang LaSalle

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Below:A more active domestic market is anticipated in the Grade A office market in Shanghai, says the latest report from Jones Lang LaSalle.

Expectations of slowing growth will impact on the multinational corporate (MNC) Grade A office market in Shanghai. In contrast the domestic market will become much more active. Those are the findings presented in the latest office market report from Jones Lang LaSalle. The report says China’s GDP grew by 7.7% year-onyear in 2013, down from 7.8% in 2012, and it is widely accepted that the country’s pace of growth will continue to ease this year. “This slowdown will cause MNC occupiers to remain cautious in their office expansion plans and to be keenly focused on cost-saving opportunities. In 2013, the annual net take-up of Grade A office space was only 123,000 m2 in the Puxi CBD, where MNCs have traditionally dominated the market. It was the third worst year on record since 2000. The other two were 2008 and 2009, the period when the global financial crisis hit the market.” The report says that despite having a decent outlook for revenue growth in China, companies had rising costs as well. This has led many foreign companies to renew leases in their existing offices rather than expand or upgrade to a better building. In addition, more multinationals with offices in the CBD chose to relocate to the fast-emerging decentralised areas of Shanghai to save on costs. These firms were mainly from non client-facing businesses such as manufacturing, trading, logistics, retail and pharmaceutical companies. “Looking forward, the strengthening global economy and the reopening of IPO listing activities in Shanghai should support stronger net take-up of office space. However, expectations of slowing growth in China will weigh on sentiment for MNC tenants, and tighter leasing budgets will continue to be a main theme for multinational tenants in 2014. “In contrast, domestic occupiers are expected to play a more important role in the Shanghai office market in 2014. Last year, domestic occupiers became much more active in the market and contributed a growing share to net take-up, both in Puxi and Pudong. These domestic occupiers were mainly from the financial industry, including asset SEARCH | SAVE | SHARE AT my.trendsideas.com

These pages:Shanghai Tower will deliver much needed supply to the Pudong office market, when it reaches completion in 2015.

management, wealth management and insurers. Domestic companies showed higher rental affordability compared with their MNC counterparts in 2013, and some were willing to pay high rents for premium Grade A buildings to upgrade or set up new offices, a rare phenomenon in previous years.” Jones Lang LaSalle says that with strong support from the central government, Shanghai’s role as China’s financial centre should continue to evolve in the coming years. “As we predicted in early 2013, the Pudong and Puxi markets performed quite differently last year, with rents in the two markets moving in opposite directions. Average Pudong Grade A rents rose by 6.1% year-on-year, while rents declined by 0.5% in Puxi. We anticipate that this trend will continue in 2014. Pudong will continue to see a steady rental growth, while Puxi rents will be largely flat and may decline slightly.” The report says a supply influx in Puxi has led landlords to lower rents. Meanwhile, upcoming supply in the Pudong CBD is very limited. “The 2015 completion of Shanghai Tower in Lujiazui, with 210,000 m2 of office space, has garnered much attention and raised the question on how such a large building will impact on the office market. We feel any fears of economic collapse due to over-supply are unfounded, and we remain optimistic for the future performance of this landmark, based on our understanding of the market. “Pent-up demand for office space in Lujiazui has

been building since early 2013, and the supply will continue to be constrained in 2014. And with few sites available for development, office supply in the next five years will be limited.” The Jones Lang LaSalle report also comments on the impact of China’s first pilot free trade zone (FTZ) in Shanghai. The report says there is little possibility that any of the four areas within the FTZ will become new CBDs over the medium to long term. However, the FTZ will still have profound implications for office demand throughout Shanghai in the medium to long term. “The FTZ is much more than just free trading; the launch is a signal of the government’s continued commitment to push ahead with reforms in the financial and service sectors. In addition, it is expected that the zone will allow for experimentation with pilot reforms in financial deregulation, RMB convertibility and interest rate reform. This will benefit the whole city’s financial services industry and spur greater demand for downstream professional services, correlating to more demand for office space.” For more information, contact Joe Zhou at Jones Lang LaSalle Shanghai. Tel: (+86) 21 6133 5451. Email: joe.zhou@ap.jll.com Alternatively, visit the website: www.joneslanglasalle.com.cn save | share Search 43206 at my.trendsideas.com

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Grade A office market report Beijing

LOCAL SECTOR ROBUST Leasing demand from domestic firms for Grade A office space in Beijing was robust during 2013, in contrast to interest from foreign companies, says Jones Lang LaSalle

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Below: Grade A office supply in Beijing is limited, with vacancy rates around 5%. New supply entering the market during 2014 will be modest, says the latest office market report from Jones Lang LaSalle.

The leasing demand for Grade A office space in Beijing saw a consistent theme throughout 2013 – plenty of interest from the domestic market, but not so much from foreign companies. The latest Grade A office market report, prepared by Julien Zhang, managing director for Jones Lang LaSalle North Region and Eric Hirsch, head of markets, Jones Lang LaSalle North Region, highlights a number of salient points. Despite tighter monetary conditions and recent declines in lending, the domestic banking and finance sector remained active in looking for office space and addressing real estate needs, the report says. Overall, foreign companies took a more conservative approach, preferring to reduce their office footprints, given the rapid increase in rents over the previous years. Enquiries from foreign banks were relatively thin, with little expansion in this sector. The IT sector, however, was active in sourcing leasing opportunities, taking up spaces primarily in Zhongguancun, but also in other submarkets such as Wangjing and the CBD. “Demand from international professional services and legal firms was mixed, with many firms taking a cost-savings approach. But there were still some instances of new setups entering the market and some domestic firms expanding and upgrading their premises.” The automotive sector was active in the leasing market and the report says many car makers plan to expand their footprint in Beijing. “Following an increase in activity in the second half of 2013, net absorption of 61,600 m2 was recorded in the fourth quarter, a modest increase of 18,900 m2 from the previous quarter, bringing the whole-year net take-up for 2013 to 304,700 m2. “There were only four Grade A office buildings completed in 2013, with two of them being for selfuse. As a result, year-end vacancy rates remain low at 5%. This is a modest increase in available space from the previous quarter and is mainly attributable to the completion of one building in the CBD, which added 150,000 m2 of lettable stock. At year end, SEARCH | SAVE | SHARE AT my.trendsideas.com

this building was over 20% leased, with companies in the financial, legal and service sectors making commitments, while some IT conglomerate firms were seriously considering occupying spaces at the building as well.” While there were many lease expirations in 2013, the market was dominated by renewals, mostly due to the low vacancy rate. This was coupled with many companies experiencing their first lease expirations after relocating a few years earlier, thereby not needing to address further growth needs. “With this in mind, landlords, especially in the CBD, demonstrated some flexibility during rental negotiations, cautiously balancing rental increases against vacancy pressure leading market rents to decline 1.6% year-on-year across Beijing. “Interestingly, there was a pronounced separation of rental movement at submarkets across the city. On average, rents declined in several areas including the CBD, but strong rental performance was recorded in sub-markets like Finance Street, East 2nd Ring Road and Zhongguancun where space availability is tight. “As we head into 2014, low vacancy rates, coupled with projected demand for Grade A office space from domestic firms and certain industry sectors, are likely to provide continued support for Beijing office rents. However, any rental increment in the CBD is likely to be modest given the large number of lease expiries expected to be seen in 2014 in conjunction with some small pockets of space which are still available. Those submarkets

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with less vacancy pressure will potentially see single-digit rental growth.” Jones Lang LaSalle says new supply entering the market will remain modest, but there are several buildings expected to be completed this year. One building in particular, in Finance Street, is expected to add 40,000 m2 of Grade A office space to the leasing market. This should alleviate some of the demand in that particular submarket, which has a current occupancy rate of more than 99%. Other submarkets with new buildings scheduled for completion include Zhongguancun and decentralised areas, such as Wangjing. Jones Lang LaSalle says the next 24 months will likely see this trend continue with new Grade A office supply in Beijing remaining limited. There are just two Grade A buildings scheduled to enter the market in 2014 with a similar situation expected for 2015. The tight vacancy environment will likely persist until at least 2016/2017 when a few bigger projects are scheduled for completion. Towards the end of this decade an expanded subway network will continue to enlarge the city’s business core. For more details, contact Eric Hirsch at Jones Lang LaSalle Beijing. Tel: (+86) 5922 1263. Email: eric.hirsch@ap.jll.com. Alternatively, visit the website: www.joneslanglasalle.com.cn. save | share Search 43205 at my.trendsideas.com

Below: The E9 project will alleviate some of the space pressure in Finance Street. Right: Gateway Plaza, in the centre of the Beijing international area, is a premier Grade A office building, comprising two 25-storey towers and a retail atrium.

Market report Hong Kong

HONG KONG SHAKE-UP Changes are afoot in the Hong Kong office market. A new report from Jones Lang LaSalle says that by 2020 the supply will have diversified to meet changing market trends

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Below:The Hong Kong skyline will continue to change over the next six years, but many office towers will be in new hotspots. That’s one of the findings of the Offices 2020 Asia Pacific report by Jones Lang LaSalle. Shown here is the Gateway Towers (left) and Dah Sing Finance Centre.

Opportunities will abound for landlords and developers over the next few years, as the Hong Kong office market diversifies to cater to changing trends. That’s the finding of the latest office market report from leading real estate services specialist Jones Lang LaSalle. The Offices 2020 Asia Pacific report has identified several major trends that will impact upon landlords and occupiers leading up to 2020. These include the rising demand for office space from Chinese corporates; the evolution of new hotspots, including Hong Kong East, Kowloon East, Wanchai/ Causeway Bay and West Kowloon; and the completion of new public transport infrastructure, which will make relocation outside the CBD more attractive to tenants. The report notes that new technology and management theories will influence office architecture and space; and there will be shifting attitudes in tenure, with owner-occupancy increasingly favoured. Sustainable buildings will also be in demand, with a shift towards landlords passing savings onto occupiers. “Hong Kong will gradually become a multi-nodal office market as a result of government policies promoting land supply and the emergence of new transport infrastructure,” the report says. “This shift will be encouraged by a surge in tenant demand, largely resulting from the growing presence of Chinese corporates. Gavin Morgan, chief operating officer and head of leasing at Jones Lang LaSalle, says the real estate market in Hong Kong is set to change dramatically over the next six years. “It is important for landlords and occupiers to adjust their strategies in order to stay competitive and maximise their returns.” The finance sector remains a key driver of employment and office demand. But while many Western financial services have adopted new business models, slowing expansion, the demand for staff among Mainland Chinese banks is projected to be robust. It is expected that up to a dozen Chinese banks will establish offices in Hong Kong. SEARCH | SAVE | SHARE AT my.trendsideas.com

Morgan says the emergence of new hotspots is a response to several factors. Because Hong Kong East is a mixed-use precinct with offices, retail outlets, hotels and serviced apartments, it is attractive to corporate occupiers. The completion of the Central-Wanchai Bypass and Island Eastern Corridor Link by 2018 will further enhance its accessibility. While Kowloon East may not be realised by 2020 due to extensive infrastructure demands, it will eventually thrive as the mid-office location for operational staff of large foreign companies, as well as the front offices of non-finance corporates. It is likely to grow with a diverse ownership structure. Wanchai/Causeway Bay is projected to be the primary choice for professional service providers serving clients in Central and Hong Kong East. This follows the completion of the Exhibition MTR station on the Shatin-Central Rail Link, and the release of land to be developed. West Kowloon, even with its high-speed link to China, will be mainly developed as a retail and leisure hub, according to recent plans. Other districts will also benefit from the improved transport infrastructure and subsequent shrinking geography. These include the area surrounding the

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airport, following the completion of the Hong KongZuhai-Macau Bridge. The report says that the rise of cloud computing and the practical reality of wireless power technology will change how office space is utilised. “It will also change the design of new buildings, pushing landlords to re-evaluate building lifecycles. Locations with modern, high-specification buildings with larger floor plates, as well as lower rents, will lure tenants away from denser office locations. “The growth in sustainability initiatives will also impact on the market. In response to increased competition, landlords may start passing energy savings onto occupiers in a bid to attract highquality tenants. Green offices are perceived to be more lettable and marketable due to the notable financial and corporate social responsibility (CSR) benefits for landlords.” For more details, contact Jones Lang LaSalle, 6/F, Three Pacific Place, 1 Queen’s Road East, Hong Kong. Tel: (+852) 2846 5264. Or visit the website: www.joneslanglasalle.com.hk. save | share Search 43225 at my.trendsideas.com

Below left Hysan Place is a shopping mall and office building developed by Hysan Development Company Limited. Below:The dramatic facade of the Octa Tower in Kowloon Bay was developed by the Nan Fung Group. The tower sits on land that was formerly part of Kai Tak Airport. Right:One Island East, developed by Swire Properties, is an extratall 69-storey office tower on Island East, Hong Kong.

SECTION FOCUS PROJECT PORTFOLIO

FORWARD MOMENTUM Future proofing is a feature of all these projects, which reflect a demand for ultra-high efficiency

Project ANZ Tauranga

Location: Tauranga

Architect: Wingate + Farquhar

ON DEMAND From relatively humble beginnings, this office building grew in stature as tenants came on board early and were able to influence the design process, which was all about efficiency

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Preceding pages and below: Designed as a gateway development, the new ANZ Tauranga building signposts a major intersection in the city. A deep recess in the front facade highlights the main entry, and helps to break up the perceived mass of the building.

If there was ever any doubt that commercial tenants would be prepared to pay extra for a highly efficient, well-designed workplace, then this project puts the idea to rest. Tenants signing on early for space in the new ANZ Tauranga building raised the bar themselves, demanding even more services and efficiencies. This in turn led to a much larger, more sustainable building with improved facilities. Architect David Wingate of Wingate + Farquhar says that right from the start, the team looked for the most efficient floorplate possible. “Because this was to be a very large building, it made sense to put the core in the middle where services could be shared by up to six tenants,” Wingate says. “We were able to align the front and rear entries, maximising the lobby space and amenities. “Visually, the recessed front entry helps to break up the mass of the building. The main canopy not only divides this long elevation, but also heightens the sense of arrival and connects visitors more directly with the vertical circulation within.” Wingate says the design also responds to the significance of the site, on a prominent corner. “This needed to be a gateway building – it’s scale acknowledges the junction between Cameron Road and Elizabeth Street, which is a major urban intersection. This is also why we provided a setback – to create a new public space for the city.” Different facade treatments on each elevation help to minimise the bulk of the 8000m2 office. “We wanted to break down the parts so it would look like two buildings coming together in the middle,” says the architect. “Deep louvres provide sun control on the north side, while the east and south facades are glazed. The west facade, attracting the greatest heat from the sun, features a large, precast concrete wall with smaller areas of glazing. These are punctuated at the ends with panels of exposed aggregate. On one side there are long slot windows in the aggregate.” The team specified a 1500mm-grid building, which provides efficiencies in terms of a seamless fit-out. The ceiling tiles are 1500mm x 500mm, SEARCH | SAVE | SHARE AT my.trendsideas.com

as compared to the traditional 1200 x 600mm. Wingate says the 1500mm system has become more common in Europe and Australia, but this building is believed to be the first installation for Tauranga. “We spent a lot of time talking to potential tenants and designed the building around their needs,” says the architect. “The design matured as we progressed, and tenants actually demanded facilities that have made it a much better building. Working with the construction team from Day One also meant we could control budgets and construction methodology to provide savings.” Wingate says the biggest challenge for the team and developer was in getting firms to move from

very large premises to offices with a small footprint, albeit a more efficient workplace. “The rentals in the new building are a little higher than the rather low average in Tauranga, but because space in the new building is used so efficiently, the value is obvious. Staples Rodway, for example, had 1600m2 in its former premises; now it is down to 920m2, but the firm has more space than it can use, so there is plenty of room to grow.” Wingate + Farquhar also designed the interior for many of the tenants, including Staples Rodway. “It was a win-win situation for the tenants,” says Wingate. “They could be involved right from the beginning and could make changes early on if these were required.”

Left:The facade treatment varies on each elevation. The south and east facades are glazed, while the west facade features precast concrete panels and fewer windows to reduce solar gain. The anchor elements on the corners are exposed aggregate panels. Top right:To create a costeffective reception area for Staples Rodway, the building architects at Wingate + Farquhar introduced suspended ceiling elements that also help with acoustic insulation. An existing pottery collection that had been languishing in various rooms in the old premises was given a new lease of life within a special display niche. Right:Pale timber accents contrast the corporate blue carpet and chocolate brown chairs in the new Bayley’s office, also designed by Wingate + Farquhar.

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Below:Timber features throughout the base build, and reappears in the law offices of Cooney Lees Morgan. Colour accents enliven breakout areas.

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Below:Slot windows frame the view from the Cooney Lees Morgan office (top), while bright colour accents enliven breakout areas for Staples Rodway (lower).

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Left and below:Herringbone timber slats make a dramatic ceiling in the Elizabeth Café on the ground floor of the new ANZ Tauranga building. The design team created a courtyard environment on the inside, which helps to draw the eye of passers-by.

The interiors all reflect the move towards a more open, transparent workplace that offers flexibility along with space saving. As well as workstations, there are plenty of breakout areas, small tables for informal meetings and shared spaces. “We introduced the concept of the third office to the Cooney Lees Morgan fit-out, which is like a marketplace, or a piazza, popped into the middle of the office,” says Wingate. “This breaks up the monotony of the open-plan workstations with their rows of desks. It’s a non-hierarchical gathering place. And with modern communications technology, workers are more mobile – they can work anywhere. At times, when work schedules are different, they can even share desks.”

A café was added to the ground floor. Originally just one large open space, the interior is now divided by a timber block wall with a fireplace that helps to keep the café intimate and welcoming. With its full-height glazing, the café has a strong connection to the street, bringing a vibrancy to the corner, and a new destination for local residents. The architect says that while the developer did not seek a rating from the NZ Green Building Council, the building has been designed to meet Green Star criteria.

Project:ANZ Tauranga Architect:David Wingate, Wingate + Farquhar (Auckland) Structural electrical engineer:Redco Mechanical and electrical engineer:Innerscape Quantity surveyor:Rider Levett Bucknall Main contractor:CBC Construction Mechanical/HVAC services:Guy Refrigeration Electrical, data services:Stewart Browne Group Fire protection:Argus Fire Protection Curtain wall, aluminium joinery, sliding entrance doors and motor gear:NZ Windows Precast concrete:Nauhria

Metal roofing:Roofing the Bay Membrane roofing:Arid Technologies Louvres:Louvretec Lifts:Kone Fire curtains:Smoke Control NZ Wall linings and ceilings:Ceilings Unlimited Doors and hardware:Open Doors Glass wall to lifts:GlassArt Stainless steel:Paramount Stainess

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Story by Colleen Hawkes Photography by Amanda Aitken SEARCH | SAVE | SHARE AT my.trendsideas.com

THINK BIG This boutique office development on a brownfields site proves that even simple sustainable design solutions can produce impressive results

Project 28 Troode Street

Location: Perth, WA

Brownfields sites bring their own challenges, but there can be many benefits to redevelopment. Land costs are often less, and such projects can provide an opportunity to improve the public domain by enriching the entire area. This boutique office development in West Perth, known as 28 Troode Street, highlights a sustainable solution to a brownfields site. Designed by The Buchan Group, the building needed to accommodate the site’s steep gradient and triangular shape,

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Architect: The Buchan Group

while simultaneously providing an appealing office and a Green Star-rated work environment. Architect Lou Cotter says the site was originally contaminated scrubland that incorporated a small vacant mechanics’ workshop, which was covered in graffiti. However, there were some positive aspects – the location beside the Mitchell Freeway meant there was easy access to the CBD via road and rail. There were also good city views. “The site clearly had potential,” the architect

Preceding pages:Painted fibre-cement panelling in random patterns articulates the west and east facades of the 28 Troode Street office building in West Perth. The slot windows have deep reveals that create shading and help prevent solar gain.

Below:The long north-facing facade is glazed to allow plenty of natural light inside. Large fins help to shade the interior from the direct sun. The profile of the fins is repeated on the sculptural stainless steel column at the base of the stairs.

says. “The brief called for a flexible design – the building needed to be able to accommodate a number of small tenancies, or a single tenant occupying the whole building, which is in fact what eventuated in the interim. “We wanted to incorporate passive design principles, so it was essential to maximise natural daylight, while minimising solar gain. Consequently, there is full-height glazing on the north and south facades to provide natural light to all office areas.

The ground floor on the street elevation is set back from the level above to create a covered pedestrian space. The generous eaves also help to reduce glare within the building. “For further sun protection, we introduced large vertical sunscreens to this facade. These have a distinctive profile that is echoed by the sculptural stainless steel cladding on a column at the entry. The same profile can be seen on suspended timber blades on the ceiling inside the reception area.”

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To cater to the triangular shape of the site, the building’s form reduces to the east. This facade, and the longer west facade have minimal glazing to reduce solar gain. “A series of deep slot windows cut into these facades is essentially self shading due to the depths of the reveals,” says Cotter. “The opaque sections, which feature durable fibre-cement panelling, are colourfully articulated in earthy shades that reflect the colour of weathered steel, without the associated cost.” The central services core of the stepped west facade is defined by reverse-fixed Klip-Lok steel, in a dark charcoal shade. Composite aluminium features on the external soffits above the entry. These have a reflective metallic finish. But the design team has again provided strong textural contrast – the entry is lined

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with roughsawn American black walnut in a variety of thicknesses and a random vertical pattern. The battens are finished with a light tung oil. “We used the same timber panelling within the VDM fit-out in the reception area,” says Cotter. “The timber can also been seen as a trim and sculptural element on the reception desk.” Other features of the office fit-out include polished aggregate concrete flooring, which is used to highlight the key circulation areas. The flooring beneath the seating areas is a tinted concrete. To enhance a sense of transparency between floors, the stair wall was built using LVL timber columns that support Webforge aluminium screens. The timber treads are supported on a central steel spine, and the stair risers are in-filled with perforated aluminium sheets that help to keep the overall look sleek and contemporary.

Below:The stepped west facade features a mix of painted fibrecement panels and reverse-fixed Klip-Lok steel. The steel clads the services core in the centre of the building. Right:Suspended timber fins that have been painted add visual interest to the reception area of the former VDM office – the company has since moved to smaller premises.

Left:Roughsawn American black walnut battens in random widths are a key feature of both the entry and the reception area. Lower left:The offices include breakout areas for staff, with attractive outlooks. Below:Aluminium screens are a feature of the central staircase. Below right:The ground-floor plan highlights the main entry and the stepped design of the west facade.

Cotter says the building has achieved a 4-Star Green Star Design rating, and is on track to achieve a 4.5 Star NABERS rating. “The sustainable initiatives included a reduction in energy use, along with water conservation. The glass is double glazed and argon filled, and provides excellent daylight penetration into the 1100m2 floorplate. The building also features high-efficiency lights that operate on movement and daylight sensors. As well, we provided extensive End of Trip facilities for workers who cycle – the site is beside a regional cycleway.” Cotter says tenants also benefit from an internal courtyard, which is a two-level breakout area that is

partially roofed and shielded from traffic noise. This provides a tranquil space where workers can relax. “The other major transformation that has resulted from the development, has been the change to the original scrubland,” says the architect. “The new development dramatically improves the public domain, enriching the overall area, improving the quality of building in the vicinity, and providing enhanced landscaping. “The contaminated land has been reclaimed and rehabilitated – the scrubland and dead grass has made way for new trees, native planting and a variety of flora, which improve the ecological value of the site.”

Project:28 Troode Street, Perth Developer:Ascot Capital Architect:Design architect Lou Cotter, project architect Roger Wakefield, The Buchan Group, Perth, WA Construction company:Merit Projects Structural engineer:BG&E Consulting Engineers Mechanical engineer:GSA Engineering Electrical engineer:ETC Quantity surveyor:Borrell Rafferty Associates Landscaping:EPCAD Fire consultant:Complete Fire Design Acoustic consultant:Lloyd George Acoustics Environmental consultant:Norman Disney & Young Hydraulic consultant:Hutchinson Associates Roofing:Colorbond from BlueScope Steel; Lysaght Klip-lok Facade:Glazing; fibre-cement panels; Klip-Lok steel Sunscreens:Swiss Pearl panels by SGI Architectural Partitioning:Compact laminate by Rynat Industries

Window fascias:Alpolic by SGI Architectural Blinds:Vertilux roller Lobby flooring:Polished concrete Solid timber slats:American black walnut by Austim Solid timber stair treads:Tasmanian blackbutt by Austim Timber veneer:Black American walnut from The Laminex Group Paints:Dulux; Taubmans; Resene; Ameron Coatings Awards: 2013 AIA (WA Chapter) Awards Commercial Category, Commendation: Story by Colleen Hawkes Photography by Michael Conroy, Silvertone Photography save | share Search 43393 at my.trendsideas.com

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Project ANZ Centre

Location: Auckland

Architect: Warren and Mahoney

REFRESHING CHANGE The regeneration and modernisation of one of Auckland’s landmark office buildings has revived its public presence and helped retain its anchor tenant

The ANZ Centre, originally the Coopers & Lybrand Tower, first made its mark on the Auckland skyline in 1991. Twenty years on, the building stood confidently as a good example of late ’80s office design, with a long term tenant occupying a substantial portion of the building. But for how long? This was the dilemma faced by the building’s owner, Precinct Properties, says development manager Iain McIntyre. “ANZ were a substantial occupier and exploring options for a new premises, so we had to come up with a compelling strategy to retain them.” Architects Warren and Mahoney were engaged to revitalise the building and, in the process, help convince ANZ to stay on as the anchor tenant for the next 15 years. Principal John Coop says that

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due to its age, some aspects of the building were not performing well, and public spaces had become weak and unsupportive of the occupants, and no longer engaged with the rest of the city. “We needed to give the structure a new lease of life, retain its premium grade status, and create a project that would be internationally modern,” says Coop. “The existing tenants clearly required a high-performance working environment that was both flexible and collaborative; one that was more closely related to their clients.” It was also critical to address the building’s response to its location in the CBD, and to upgrade the amenities at ground level – primarily by creating an internal public thoroughfare, a generous seating hall with a café, and a suite of meeting rooms.

Below left:The new vaulted glass entry to the ANZ Centre re-establishes the building’s presence in Auckland’s CBD. Top right:Five pieces of art were specially commissioned for the new lobby space. Birds and Boats by Neil Dawson greets people as they enter the new lobby at ground level. At the top of the escalators, Sarah Hughes’ Orangery is a dynamic, naturally backlit wall of glass. Bottom right Over 60% of the marble from the existing lift core cladding was recycled, providing a durable and low-maintenance floor for the new lobby.

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Previous pages:The curved, granite-clad form of the existing tower can easily be recognised within the footprint of the extended lobby area. Facing page:Sleek glass canopies replace the heavy rosso porrino granite arches of the original design. Below:A kiosk was designed to service the plaza. On the other side of the grassed area stands a new suite of meeting rooms. Below right:The visual intent was to connect the new plaza to the adjacent St Patrick’s Square. Story by John Williams Photography by Jamie Cobel

“By adding a new rectilinear spine along the northern side of the site, the foyer was expanded over the existing external walkway,” says Coop. In doing this the architects were able to utilise the space beneath to accommodate essential new plant and infrastructure to service the refurbished floors above – including an energy-efficient chilled beam (HVAC) system for the entire ANZ tenancy. “That, and the installation of a destination controlled lift system has seen some massive gains from a sustainability perspective,” says project architect Richard Archbold. Art was also a priority, with the architects advocating for a public art programme from the outset. “Too often art can be an afterthought, the corporate equivalent of throw cushions, added for a splash of colour. Here, however, the artworks respond to the space and in some cases, take on functional, architectural tasks,” says Coop. Landscape architects Boffa Miskell were brought on board at an early stage to help with the redesign

of the plaza at the base of the tower, bordering Swanson and Federal Streets. The firm’s awardwinning work on the adjacent St Patrick’s Square project certainly influenced the outcome, says landscape architect Cathy Challinor. “There was a definite intention to forge a strong connection between the two visually and create the feel of a single space,” she says. Challinor says that the simplicity of the end result belies the complexity of the design and technical challenges on the project – referring to the fact that the plaza is built on top of an existing car park roof, and the design had to work within constraints of the podium roof structure, existing and new building floor levels and entries, and the surrounding public footpath network. “Overall, it was a brilliant team effort,” says Coop. “Not only was the project hugely important for the property sector of the CBD of the largest city in the country, it was also the most sustainable outcome for the environment.”

Project:ANZ Centre, Auckland Owner:Precinct Properties New Zealand Architect:Warren and Mahoney Landscape architect:Boffa Miskell Construction:Fletcher Construction Project management:RCP New Zealand Building services & acoustic engineers: Norman Disney & Young Structural steelwork:Global Engineering Facades:Thermosash Commercial Glazing:Woods Glass Electrical services:Electrix Fire protection (steel beams):Forman Insulation

Suspended Ceilings:Forman Commercial Interiors Wall insulation:Forman Building Systems Metalwork:Lobby ceilings, Metal Concepts Revolving doors:Assa Abloy Entrance Systems NZ Operable walls:Dorma Stonework:Italian Stone, The Tile People Escalators & lifts:Kone Elevators Commercial Kitchen:Wildfire Art consultant:Paul Baragwanath save | share | images | plans Search 40807 at my.trendsideas.com

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THE BIG PICTURE Modern office design goes way beyond the front desk – it’s also about creating an inviting, social workplace

SECTION FOCUS OFFICE INTERIORS

Project Clifford Chance offices

Location: Marina Bay Financial Centre, Singapore

Interior designer: Space Matrix Design Consultants

RAISING THE BAR Contemporary in both form and function, this fit-out for the Singapore office of a global law firm has inspired changes to company design guidelines

Light, bright, colourful – these are not words usually associated with law offices, but they do reflect the rationale behind this fit-out, which signals a change in culture. When the Singapore office of Clifford Chance moved to new premises in the Marina Bay Financial Centre, the firm commissioned Space Matrix Design Consultants to design an office that would reinforce the firm’s progressive, modern outlook. Justin Young, Clifford Chance general manager, says the company had formerly worked over three nonconsecutive floors in a different building. Bringing staff together was a crucial part of the design brief. “We wanted a more open, collaborative and flexible workplace,” he says. “While we have corporate design guidelines, we were happy to push the boundaries on these – the brief was very open.”

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Shagufta Anurag, Space Matrix founder and managing director, says the concept was all about connection – connecting people, spaces and thought processes. The overall design of the office, on a single floor, was consequently based on a plus sign, with the services core at the centre. “This provides four entry points to the office, including the main reception area,” Anurag says. “Each of these four linked areas also takes the form of a plus sign, with collaborative, breakout areas situated at the intersection point, rather than on the outer edges of the office. This means staff enter directly into a café-style social space, where they can stop and say hello to fellow workers and get a coffee first thing in the morning.” To enhance the concept of connection, the design team created a much more transparent office, with glass rather than solid partitions.

Preceding pages and below: With its glossy white finishes and bold colour accents, the interior of the Clifford Chance office in Singapore is a far cry from the sombre, wood-panelled offices of a traditional law firm. Right:Meeting room walls are double glazed for acoustic privacy, and coated in a blue film. With recessed framing, the walls appear to emerge directly from the floor and disappear into the ceiling. The office, designed by Space Matrix, also features parallel walnut veneer “runways” on the ceiling, which are echoed by the flooring treatment.

Left:Walnut panelling is a feature of the meeting rooms that occupy one corner of the office. The panelling is backed by an acoustic cushion product custom designed by Space Matrix. Operable walls can be opened or closed to alter the size of the rooms. Below right: The Clifford Chance offices occupy an entire floor. There are four entries into the office, including the main reception area. Three of the entries lead directly into a café-style social space with tables and chairs. The layout of each division is based on a plus sign, with the social areas concentrated at the centre.

“It’s a very clean-lined, transparent interior that reflects the vision of the firm,” says Anurag. “There is a real sense of what lies beyond – the unlimited capabilities of Clifford Chance.” Blue film on glass walls helps to define the meeting rooms, which are essentially glass boxes that sit within the office. “The double-glazed frames are concealed, so the glass walls appear to emerge from the floor and disappear into the ceiling,” says Anurag. “Attention to detail is a defining characteristic of a law firm, and so it is with the design of this office.” Two parallel walnut veneer “runways” define the ceiling in the reception area and lead the eye towards the view. This ceiling detail reappears as a seemingly continuous connection on the other side of the services core. “These ceiling runways are repeated on the floor, with the central floor and ceiling areas finished in white, so the perimeter treatment stands out,” says the designer. The walnut is a darker veneer than that specified in the Clifford Chance global design guidelines,

but it is a popular look in Southeast Asia. It also clads walls in meeting rooms, breakout areas and a library, where it helps to create a sense of warmth and intimacy. Anurag says the panelling is perforated and incorporates a special acoustic cushion – a product custom designed by Space Matrix. Colour also defines the office, with bright yellow furniture enlivening the reception area. “The colours were chosen for the feeling they evoke and the emotion they inspire, rather than the need to brand the office with a particular corporate look,” says Anurag. “In the staff pantry, or kitchen, we chose soothing green and orange tones, which complement the bamboo panelling that wraps the walls and ceiling. This space has a completely different feel from the rest of the office, but the ceiling reflects a common design language.” Flexibility is another key feature of the Clifford Chance office. Operable walls around the boardroom can be closed to create three separate meeting rooms. When the walls are opened up the space creates an auditorium that can seat 120 people for seminars.

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Below:Blue glass walls also enclose this room designed for in-house group work. The walls visually reinforce the transparency of the practice.

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These pages:With its bamboo walls and ceiling, and natural colour palette, the staff pantry or kitchen has a relaxing ambience.

“Providing such flexibility with the meeting rooms is a much more economic use of space,” says Young. “With mobile furniture that hides away when not in use, we can even turn two other meeting rooms into a training room with 12 desks and PCs.” Work areas also offer flexibility, with workers able to group together for specific tasks, or work in quiet areas. While part of the office is open plan, there are also offices positioned around the perimeter of the building. The glass walls ensure there is plenty of natural light flooding into the building. Young says sustainability is a priority for Clifford Chance. The interior was designed to Green Mark Gold Standard – every fixture and fitting, from the lighting and air conditioning to the choice of carpet, was chosen for its environmental credentials. “Creating an interior that won’t date was also a way to ensure sustainability,” says Anurag. “Similarly, designing a fit-out that caters directly to the workers and that can evolve and adapt to changing needs is a sustainable solution.” Young says the success of the fit-out is reflected in the increased social interaction, and in the company’s decision to use some of these concepts in the revised global design guide.

Project:Clifford Chance offices, Marina Bay Financial Centre, Singapore Interior designer:Space Matrix Design Consultants, Singapore Mechanical and electrical engineer:Space Matrix Design Consultants Quantity surveyor:Merx Fire consultant:Space Design Architects Partitioning system, door and window joinery:Clestra Flooring:Shaw Carpet, Milliken & Company Wallcoverings:Formica; Lamitak Ceiling:Barrisol; Boral plasterboard Paints:Dulux Lighting:Philips Reception furniture:Stylecraft, Abitex Workstations:Herman Miller, Wilkhahn, Tek and Stylecraft Office chairs:Vitra, Wilkhahn Story by Colleen Hawkes Photography by Owen Raggett save | share | images | video Search 41996 at my.trendsideas.com

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Project Shengkang Group

Location: Beijing, China

Interior designer Traart Private Ltd

WARM WELCOME This complete transformation of the Shengkang offices provides a dramatic mix of excitement and professionalism – the project is by designers Traart

An effective commercial fit-out will go beyond efficient layouts and smart workstations, ensuring every surface, choice of material and design feature extends and celebrates the client company ethos. Traart Private Ltd is a forward-looking interior architectural design firm dedicated exclusively to corporate office interior design, says Traart’s project principal Kenneth Teo. “Our company provides high-end, responsive design solutions for businesses in many areas of Asia. This is achieved with our sound knowledge of all local and regional regulatory requirements, conditions and cultures.

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“The Traart team comprises interior architects, consultants and technical support staff, enabling us to achieve complex designs to a high level of specification and planning. The stages of planning reflect our meticulous attention to detail on every project we undertake, big or small,” says Teo. Stage One entails site and space requirements analyses with feasibility studies. Phase Two includes space planning, conceptual design development and the costing proposal. Lastly, Stage Three incorporates construction documentation, statutory approval administration, and scheduling, purchasing and project management.

These pages:The fit-out of Shengkang’s seven-level headquarters was undertaken by commercial interior design company Traart. A feature wall behind the internally lit reception desk creates a sense of drama and accentuates the ceiling height for greater impact. Casual meeting areas and contemporary staff facilities reflect an upmarket yet casual style with attention to soft textures and a bold palette.

Facing page:Sculptural dividers separate client and staff zones through the manipulation of colours, materials and lights. The prominent dividers also act as wayfinders for visiting clients. Below right:Vibrant colours and lighting are carried through into the large conference centre.

“As interior architects and interior designers, our approach is focused on understanding all aspects of the built environment, and how they relate. We seek to maximise the brand image to optimum effect, and significantly improve efficiency and productivity to meet or exceed our clients expectations. This 75,000sq ft comprehensive remodel for petroleum giant Shengkang is a great case in point,” Teo says. “The design principal on the project was Joyce Koh, I took the role of project principal, and Alex Chua was the interior designer.” Based on the dynamic nature of the Shengkang corporate culture, Traart created an atmosphere of naturalness, excitement and professionalism. “Upon entry, the form and materiality of the full height feature wall and back-lit reception desk

create the sense of a progressive, affluent business. All seven floors were stripped back and reorganised – the insertion of an oval conference room on each level creates a focal point, with all other spaces ranging out from these high-profile features. “The client was completely satisfied with the transformation, and reported enthusiastic feedback from staff and clients alike.” For further details, contact Traart Private Ltd, 9 Penang Rd, #12-02/03/04, Parkmall, Singapore. Tel: (+65) 6278 3316. Email: us@traart.com, or visit the website: www.traart.com save | share Search 43195 at my.trendsideas.com

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LIKE US ONLINE A move across San Francisco Bay presented an ideal opportunity for this social media marketing company to redefine the workplace to better reflect its core values and mission

Project Lithium office

Location: San Francisco

While most modern office interiors celebrate a company’s core culture, few turn that around to make a similar statement about their clients’ business. But this is exactly what the new Lithium corporate headquarters in San Francisco does – the fit-out recognises the importance of the client base and the need to make this the focus of attention. Sascha Wagner, principal of Huntsman Architectural Group says the social media marketing company wanted to highlight its clients’ success stories, not just its own. “The new space certainly needed to embody Lithium’s own business goals and cultural make-up with a strong brand identity, but it was important this didn’t overwhelm visitors. We needed to achieve a balance between Lithium’s own identity and that of its clients.” The solution was to fully integrate technology into the fit-out, with large media walls allowing

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Interior designer: Huntsman Architectural Group

graphics to be changed at the touch of a button. Other large graphic displays and television screens throughout the building can also be programmed with client branding. At other times the monitors display Lithium’s in-house performance metrics and news about company events or employees. Lithium’s own visuals have helped to create the high-impact interior, which Wagner describes as a restrained palette of shapes, colours and graphics. “We wanted to capture the playfulness of the corporate colours – fuchsia pink, orange, blue and green. But we translated these very carefully, introducing the colours as bold accents in carpets and furniture, with a neutral, grey backdrop.” Wagner says it was also important to highlight the historic nature of the brick building, which is one of the oldest high-rises in San Francisco – it was once the tallest building west of the Mississippi River.

Preceding pages and below: Guests are made to feel especially welcome in this new reception area, thanks to a large media wall that is programmed with client branding. Lithium, a social media marketing company, added its own corporate branding with punches of bright colour in the furnishings. Below left and right:The new Lithium office is in one of the oldest and tallest high-rise brick buildings in San Francisco. Traditional elements have been retained around the building core. The lift lobby features the original marble panelling. The family room (right) has a decorative tin ceiling and traditional moulding.

“The building has undergone a complete transformation. Layers of plaster, woodwork and ornamentation have been peeled back to reveal the original structure. Around the perimeter, for example, the plaster has been removed to expose the original brickwork and raw concrete.” Wagner says a decision was made to reference the traditional elements around the core, where the lifts and entry are positioned. “This was a way to pay homage to the building’s history. The lift lobby and a casual seating area we call the family room both feature traditional detailing, with crown moulding, panelling and chandeliers. The lift lobby still has its original marble panelling, and the family room has a decorative, painted tin ceiling. “As you get further away from this core, the look gradually gets more modern and the technology is exposed. Because it is an old building, the floorplates are relatively shallow, so there is plenty of natural light flooding into the office. The windows are all operable, and there are radiators right around the perimeter, which we have enclosed.”

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One challenge the design team faced was the a number of small service rooms around the core, which included a janitor’s closet and rooms for mechanical services. These all featured doors of different sizes and styles. “The area was a mess of old building utilities, and nothing matched, but we still needed to provide access to these services. Our solution was to cover the entire area with a series of sliding graphic screens. These are covered in bold branding messages, which can be changed out easily as required. The screens are on wheels, so they can be rolled to one side when someone needs to access the rooms behind.” To provide total flexibility, the new workplace features a variety of work environments, ranging from private to highly collaborative, from low to high tech, and from casual to formal. Staff can easily reconfigure furniture, and spaces convert from “heads down” to “social” with simple devices such as draperies, furniture screens or sliding panels. “There are areas where people can collaborate, including glass-walled conference rooms,

Below:Writable walls feature throughout the office. Top right:Exposed brickwork highlights the historic aspect of the building, which was once the tallest high-rise west of the Mississippi River. The boardroom incorporates extra seating on the perimeter. Lower right:Like a home away from home, this meeting room can be used for informal meetings and audiovisual presentations to clients.

Left:Workers are encouraged to use all the work areas, which include glass-walled meeting rooms, individual workstations and a central hub (lower). This features café-style tables and chairs, and tiered bench seating against the wall. The space is often used for team meetings. Below:Colourful mobile screens conceal an unattractive services area. Story by Colleen Hawkes Photography by Anthony Lindsey

communal tables, and niches with bench seats for two people. These are strategically placed around the office so there is always a place close by where people can sit and talk. In some areas, ceiling tiles conceal the exposed services, and provide acoustic privacy. Similarly, there is film on glass-walled meeting rooms, so although they are translucent and light filled, there is still a degree of privacy.” Approximately 60% of the walls are writable surfaces. They have been treated with a clear layer of Wink paint, so messages can be left, just like on a whiteboard. Wagner acknowledges that the intent of the pendant lighting, casual lounge furniture, café-style

central hub and colourful rugs was to soften the office so it is not a purely commercial space. “Essentially, it is a blended mix of residential, hospitality and commercial aesthetics, and this reflects the way the spaces are used, and the emphasis given to work-life balance,” he says. “Part of the design brief was the need to create a place that people would enjoy spending time in – attracting and retaining staff are key priorities for every modern business. For our team, it is always exciting to be part of a design process that impacts on the essence of a client’s business. We often say a company’s culture influences the workplace, but the workspace can also influence the culture.”

Project:Lithium office, San Francisco Interior designer:Huntsman Architectural Group, project team – principal-in-charge Sascha Wagner, senior designer David Meckley, project architect Greg Dumont, designer Kate O’Rourke, junior designer Nicole Everett Construction company:Skyline Construction Mechanical engineer:AWA Associates Electrical engineer:McMillan Electric Co Furniture vendor:Inside Source/Young Door joinery:Minton Door with Schlage hardware Blinds:MechoShade Wall tiles:Clif Interlocking Rock panels from Modular Arts Carpet tiles:Lithium custom by Tandus Flooring; Interface Flor Catering area flooring:Forbo Marmoleum in Piano Custom graphic on magnetic vinyl:Design by Lithium, printing by Essence Printing Tin ceiling:American Tin Ceiling Company

Paints and varnishes:Sherwin-Williams; Wolf Gordon Wink Lighting: Focal Point; Kurt Versen, Finelite, Litecontrol, Vode, Spectrum Lighting, Inc, Lampa: Reception pendants:Moooi Reception desk and credenza:Mash Studios custom Boardroom table:Mash Studios Family room:Chesterfield sofa by Restoration Hardware; Bourgie table lamp by Kartell Meeting rooms:CIJI three-seater by Gunlocke; Natural Tree Stump side tables by West Elm; Peekaboo Clear coffee table and credenza by CB2; Millbrae bench seating by Coalesse Space dividers:Hedge by Allsteel Workstations:Allsteel Stride with custom panels save | share | images Search 43173 at my.trendsideas.com

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Project Warner Music

Location: Singapore

Interior designer: Forward 50

COOL VIBE With its lively mix of bright colours and natural materials, this hip new office for Warner Music has created a prototype for the Asia-Pacific region

Downsizing an office space can have a very positive spin-off, especially when a firm maximises the opportunity to reinvent the workplace. When Warner Music in Singapore moved to new, smaller premises, the company saw it as an opportunity to create a whole new vibe that would be relevant to the future of the industry. Designer Christopher Kwek of Forward 50, the company commissioned to design the premises, says Warner Music requested a space that would emphasise the hip, creative nature of the business. “The office design also needed to reflect the collaborative culture of the workplace, which has a flat corporate structure,” Kwek says. “And it needed to be a lively, friendly and comfortable work environment, with plenty of youthful exuberance. “After an extensive dialogue with the firm, it was decided that since music is always changing and innovating, the design should avoid clichéd music motifs and symbols. Instead, we put the focus on tactile materials – Warner Music wanted its new office to feel more like a warehouse than a conventional office.” Kwek says another key challenge was to incorporate this design brief into a significantly

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smaller space of 171m2, compared to the 371m2 of the previous office. Opting for a free-flowing, openplan space was a way to meet both objectives – it maximises the space and provides a collaborative, non-hierarchical workplace. To enhance the sense of a warehouse space, the palette of materials includes cement-rendered floors and walls, brick walls, recycled railway sleepers, steel, glass and stone. The railway sleepers form a bold, textural wall at the entry, with a large cut-out providing a glimpse into the colourful world of the office beyond. “An element of environmental consciousness was factored into the design,” says Kwek. “The railway sleepers were recycled from Sri Lanka. Some of the furniture is also recycled – the bar table was custom made from African mahogany logs pruned and salvaged by the Singapore National Parks Board; and the conference room table was made from recycled Indonesian tigerwood. We also added genuine vintage chairs to complement the modern designer furniture.” Unexpected colour accents enliven the neutral backdrop. There are doors painted in different colours, including bright yellow, green and red.

Below:Walls made from bricks and recycled railway sleepers enhance the warehouse feel of the new Warner Music office in Singapore. A cutout allows a glimpse into the office beyond. Right:Mixing the old with the new – a television is mounted within a suspended fireplacestyle surround made from stainless steel. This area is a casual seating zone where staff can participate in brainstorming sessions.

Below:Meeting rooms and the general managerâ&#x20AC;&#x2122;s office are fully glazed but can be closed off when required.

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Top left:The Warner Music office has a very open layout. Many of the staff are positioned at 120° boomerang-style workstations. Walls and the flooring are rendered concrete, punctuated with bright colour accents on the doors. Lower left:Bright green synthentic grass enlivens the balcony, which is an alternative breakout zone for workers.

Other pops of colour can be seen in a bright red rug and an orange Smeg ’50s-style refrigerator. And a television mounted within a suspended fireplace-style stainless steel surround adds a fun, quirky touch. The team introduced areas where staff could meet away from the workstations. “From studying the way the company works, it was apparent that the staff frequently work closely together on projects, rather than individually,” says Kwek. “We therefore included casual discussion zones where people can hang out. “To further encourage staff collaboration, the marketing, sales and support staff were positioned in a 120° boomerang cluster of workstations, with no panels between them. Department heads and the finance team sit on the other side of the open space, but in larger workstations, with their backs to the walls, to provide a degree of privacy.” The designer says the meeting room and the general manager’s office, which need to be closed from time to time, were framed in steel and glass to retain a sense of transparency.

“Two breakout zones were also allocated. The main area was designed to feel like a living room. With a television to share online videos, a pantry, island bar counter and a discussion board, it’s perfect for creative brainstorming sessions. Another breakout area was created on the balcony, which is ideal for more intimate discussions, and for staff to stretch and step away from the work area.” Kwek says the company eliminated individual stereo systems, and introduced a piped-in system. “A Spotify station on the bar table is used to programme the playlist for the day, with staff taking turns to choose the music. This indirectly encourages interaction, and broadens each staff member’s music consumption.” The designer says the new office also reflects the changing nature of the business. There is no CD/ DVD storage, and staff are encouraged to store all content via cloud networks. Kwek says the project, which will serve as a prototype for other Warner Music offices in the Asia-Pacific region, was shortlisted in the 2013 Herman Miller Asia Pacific Liveable Office Award.

Project:Warner Music, Singapore Interior designer:Christopher Kwek, Forward 50 Pte Ltd (Singapore) Flooring:Interface Paints:Nippon Paint Workstations:Office Planner Pte Ltd Refrigerator:Smeg

Story by Colleen Hawkes Photography by Luke Tan save | share Search 42926 at my.trendsideas.com

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Project Wood & Grieve Engineers

Location: Perth, WA

Interior architecture Woodhead

EXPRESS PURPOSE Bold 3-D graphics, a dynamic breakout space and exposed services project a playful, transparent ethos for the new offices Wood & Grieve Engineers

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Below:A multifaceted facade behind the reception desk of Wood & Grieve Engineers evokes the complex thought processes required of the discipline. The prominent breakout area shows a lighter side of the company to visitors.

A contemporary commercial fit-out will go beyond creating a healthy, ergonomic workplace. New interiors can play a powerful role in public relations as well, displaying everything from wayfinding to the firm’s stock-in-trade and staff practices at a glance. When Wood & Grieve Engineers relocated to two floors of a new building, the brief to Woodhead was to unite all 230 engineering, administrative and support staff in a visually exciting and connected environment. The company wanted the new interior to have a strong sense of playfulness and fun that could be appreciated by clients, visitors and staff alike, says designer Jacqui Preshaw. It was also important to provide clear wayfinding, starting with the entry, which is at a distance from the reception desk. The team consequently created a white 3-D multifaceted facade that starts near the entrance doors and continues behind reception. Representing the myriad facets that comprise the engineering discipline, this geometric feature translates into black frames on glass and 2-D patterns on dividing walls. The motif is also used upstairs, for continuity. “We set a large breakout space next to the reception so that it can be seen on arrival,” says Preshaw. “This area is the heart of connectivity for the company and shows a lighter, playful side not usually associated with engineering practices. “Management took a progressive stance on this project, inviting staff suggestions for what would appear in the finished spaces. As a result, the breakout room features a column and floor area in artificial grass, a blackboard wall, dartboards, and 1960s-style suspended acrylic ball chairs. Overhead, the gleaming exposed services are an example of Wood & Grieve’s own handiwork.” Preshaw says the ground floor, which was originally configured for a restaurant, had differing floor levels. “We introduced two ramps to reconcile these and to help with wayfinding through the space.” SEARCH | SAVE | SHARE AT my.trendsideas.com

Upstairs, near the lifts, frosted screens balance openness with a sense of privacy. Another breakout space provides a subtle buffer from the office desks beyond and serves as a meeting area for clients and engineers. Four private meeting rooms are nearby. To facilitate interdisciplinary communication, all workstations are designed with low backs and without partitions, ensuring uninterrupted sightlines across the expansive office space. Spokesperson for Wood & Grieve, Brett Davis, says staff appreciate the group layout tables and the increased number of meeting rooms compared to the company’s previous offices. “The layout tables enable staff to rotate their chair through 180º degrees, open up drawings and converse with colleagues, while reviewing full-size plans at a glance. Due to the significant numbers of people we can fit in our downstairs training rooms

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and our upstairs boardrooms, we now host a far higher number of project meetings with architects, clients and other consultants in our offices. This is advantageous because it saves staff travel time and enables us to show off our office space to all clients who visit us.” An important aspect of the design was the drive to achieve a 5-Star Green Star Office Interiors V1.1 certified rating. Several environmentally sustainable initiatives throughout the project helped achieve this, says Jacqui Preshaw. “We specified low-VOC materials and products, integrated low-energy services, reused existing base-build finishes and provided shared recycling facilities. These green strategies were combined with space planning that ensured ample natural light, convenient, easily accessed facilities and external views for one and all.”

Right:Backlit panels at both ends of the two ground floor ramps offer company information and lead visitors forward. Below and below right:Ottomans in colourful Paul Smith fabric and the fractal motif create links between the ground-level reception area and the offices on the third floor.

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Below:Quirky features in the breakout space include artificial grass surfaces, a blackboard wall and â&#x20AC;&#x2122;60s-style hanging chairs.

Project:Wood & Grieve Engineers, Perth, WA Interior designer:Woodhead, Perth, WA Construction company:ISIS Group Australia Mechanical and electrical engineer, fire consultant: Wood and Grieve Engineers Quantity surveyor:Rider Levett Bucknall Tiling, reception area:Attica Apollo honed basalt Flooring Swing Stroke carpet tile by Interface Flor; Tundra Midnight carpet tile by Signature Floorcoverings; steel vinyl flooring by Amtico Ceiling:Existing tiles; plasterboard in built zones Veneers:Even Umber feature wall pattern by Elton Group Paints:Wattyl Lighting:Moooi Cluster Lights from Space; Established and Son Torch Lights and Fold Lamp, both from Living Edge Workstations:Centric workstation bench system, laminate top in Parchment with Woven Image echo panel in Charcoal, from Schiavello Office chairs:Herman Miller Sayl chair from Living Edge; Graphite and Spice seats from Alternate Cosmos Reception furniture:Tait Jil coffee/side table in Yellow Gold from Design Farm; Cork Family by Vitra from Table and Chair Company; Pablo Chair from Living Edge; custom ottoman in Epingle Stripe 4660007 by Paul Smith Additional furniture:Arper Catifa 46 Chair, two-tone, by Stylecraft; Herman Miller Plastic Side Chair with Eiffel Base, from Living Edge; Thinking Ergonomix tables from Living Edge; Magis Stool One Black from Table and Chair Company Kitchen cabinetry:Formica Warm White joinery by Laminex; White Jasmine Corian countertops; Bosch stainless steel dishwasher; Fisher & Paykel stainless steel refrigerator and compact oven; Omega integrated microwaves Story by Charles Moxham Photography by Martin Farquharson save | share | images | plans Search 42111 at my.trendsideas.com

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SECTION FOCUS EDUCATION

OUTSIDE THE SQUARE Whether a figurehead or an organic addition to a campus, these academic projects offer an exciting response to their setting

Project The Cairns Institute James Cook University

Location: Cairns, Queensland

Architect: Woods Bagot in collaboration with RPA Architects

TROPICAL DISPOSITION An organic form designed to be covered with plants in time to come, the Cairns Institute connects with the verdant rainforest around it

Preceding pages and facing page:A giant, flowing trellis hugs a skin of Corten steel on the Cairns Institute, part of James Cook University in Queensland. The trellis offers the opportunity to add plants in the future, blending the building with the nearby rainforest. Below right:The framed foyer bisects the building’s functions and floods light into the interior.

The Cairns Institute is a research facility attached to James Cook University in Queensland, an academic body that aims to become one of the world’s leading research centres on the tropics. What better way to symbolise this goal than to create an eco-friendly building that embodies the spirit of the host landscape. The brief for the Cairns Institute called for three distinctly different, but related, components, says Mark Damant, project architect for Woods Bagot,

the firm that undertook the design of the facility. “Combining private teaching, research and work areas, the institute had to offer a dynamic, contemporary working environment that would attract specialists from around the world. “The building is formed around four main research groups and a management component. Requirements included teaching spaces of varying sizes, including a flexible 200-seat auditorium, as well as a café and expansive central foyer.”

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Facing page and below:The pods are positioned on the side of the institute near the campus. Research rooms are on the quieter side of the building. An information wall and cantilevered glass-walled research spaces are two visual reminders of the building’s stock in trade. Below right:The lecture theatre is clad in the same rich Corten steel as on the building exterior.

The building’s architecture relates to both its setting and its use. The principle public elements are two Corten steel-clad concrete pods – one containing the auditorium, the other for multifunctional teaching spaces. Offices and research spaces are separated from these pods by the foyer, which can be accessed from two sides of the building. However, it is the distinctive combination of a giant trellis over the Corten metal skin which gives the building its immediate wow factor. “By super-sizing a trellis onto the building form we were able to create a design that reflects the combination of flora and ‘building’ as a symbiotic

relationship. The trellis as an armature allows for the ability for the building to have a direct, uncomplicated reference to the rainforest which surrounds the building on three sides. It is also intended to assist with sun control and in the future, camouflage the building within the landscape, once planted. “In this way, the trellis becomes a place for experimentation on the building itself, creating a visual representation of its context.” The central foyer has been set up as a space between functions, much like the interstitial spaces found in living things.

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“One of our central ideas was to create a building that anyone passing through could engage with. We designed a ‘knowledge wall’ that is an interface between the workspaces and the foyer. “This wall is a steel-framed grid that can be occupied and used in many different ways. It features a series of cantilevered and suspended work spaces that project into the foyer, offering students and visitors alike the ability to see research in progress, and knowledge being created.” As well as providing breathing space between the various functions of the building, the foyer also

helps bring privacy to various elements. The café is also accessed off this foyer. The interior finishes are based on the concept of the weaving together of strands – where the whole is more than the sum of the individual parts. “Essentially, we wanted the interior volumes to relate to the research and to be identifiable places rather than simply workspace,” Damant says. save | share | video | plan | images Search 43176 at my.trendsideas.com

Below:Intertwined acoustic panels in the lecture theatre continue a theme of interwoven elements being stronger than the sum of their individual parts.

Project:The Cairns Institute, James Cook University, Smithfield, Qld Architect:Woods Bagot, with lead architect Mark Damant; in collaboration with RPA Architects Interior designers:Woods Bagot, Bronwyn McColl Construction, design manager and managing contractor:Hansen Yuncken Civil engineer:Flanagan Consulting Group Mechanical and electrical engineer, energy efficiency rating consultant:Ashburner Francis Hydraulic engineer:H2O Consultants Quantity surveyor:Beacon Consulting Landscaping:Andrew Prowse Landscape Architect AV Consultant:B&H Australia

Acoustic engineer:Ron Rumble Pty Ltd DDA consultant:Architecture and Access Cladding:Teaching and lecture pods are site-cast tilt-up structural concrete with bespoke Xlerplate steel screen Roofing:Trapezoidal profile Colorbond Steel in Surfmist Facade:G James aluminium-framed glazed curtain walling in 650-500 series with Eclipse Advantage grey glass Flooring:Natural finish honed concrete Custom joinery:Hoop pine and spotted gum crown-cut veneer, by Woods Bagot Fans Big Ass Fans Story by Charles Moxham Photography by Christopher Frederick Jones

SCHOLARâ&#x20AC;&#x2122;S STONE Inspired by an ornamental rock form, this university building houses four distinct disciplines behind its porous facade

Project Xi’an Jiaotong-Liverpool University Administration Information Building

Location: Suzhou Industrial Park, Jiangsu

In a country noted for its rich cultural history and increasingly adventurous cityscapes, it makes sense that a new addition to an international university campus would reference the past and at the same time celebrate the excitement of the new. Xi’an Jiaotong-Liverpool University was jointly founded by Xi’an Jiaotong University China and the University of Liverpool UK. The new Xi’an JiaotongLiverpool University Administration Information Building designed by architectural firm Aedas is the figurehead for the campus, which is set on the Suzhou Industrial Park, says design director on the project Andy Wen. “Given its prominence on the new campus, this building needed a design that would be exciting yet thoughtful. The strong cuboid shape with its dramatic cutouts took inspiration from the Taihu stone, sometimes referred to in China as the scholar’s stone – this rock is much like limestone, but with characteristic pores and holes that are formed by erosion over time. “For the Xi’an Jiaotong-Liverpool University Administration Building, the gaps and holes of the Taihu stone are transformed into a void structure with pedestrian spaces that link up the various disciplines and provide places for interaction.

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Architect: Aedas

“The building houses four distinct entities: an administration centre, a learning and resource centre, a training centre and a student activities centre,” says Wen. “These interlock within the building, much like a 3-D puzzle. Having different roles, these entities required separation as well as connection, and the voids perform this function as well. Three of the four centres have their own dedicated entrances into the building.” “Another reference for the building is the traditional walled courtyard or siheyuan. Here the internal gathering points created by the voids are a translation of the internal sheltered courtyard. The differing heights of the voids create a threedimensional garden within the structure.” In addition to its academic significance within the university – the building is adjacent to the two main promenade axes within the campus – the Xi’an Jiaotong-Liverpool University Administration Building stands as a symbol for architectural sustainability in education. “The voids bring natural light into the heart of the building and help occupants engage with the surroundings through the many open-air spaces. The largest of these is the garden farm, situated on the base podium from which the cube rises.”

Preceding pages:A shining symbol of modern education in China, the new Xi’an Jiaotong-Liverpool University Administration Building offers degree programmes in three disciplines. The design is by international architects Aedas. Below and following pages:The building’s distinctive design was modelled on the porous, weathered nature of the Taihu stone, often called the scholar’s stone. The void structures facilitate interdisciplinary connections, draw fresh air and natural light into the building, and make for a sculpturally arresting internal aesthetic. Right:Louvres, curtainwall cutaways and the external opening to the central voids are all designed to optimise passive control over the elements.

Below:Dolore dolore modolor percin velisi te er sed molorpe rilluptat ent dolorpe rciduip euis. olore dolore modolor percin velisi

“The voids play an integral role in the building’s passive energy design,” says Wen. “Complex 3-D modelling programmes meant we were able to precisely sculpt the interior voids to optimise fresh air flow through the heart of the building. These are situated on the southeast face to encourage natural ventilation to flow through the interior during the summertime, while the solid northwest face blocks the prevailing cold winds during winter.” The laboratories are located on the light-filled east side and the classrooms to the north. The horizontal lines of corrugated louvres and exterior cutaways on the curtain wall, much like chips off a Taihu stone, both control diffused light

and help reduce solar heat gain – another form of passive control that keeps running costs down. “Despite its complex, exciting visual presence, the building has a traditional, earthquake-proofed form,” says the design director. “With its cuboid shapes that acknowledge a more conservative past, and fluid internal lines that reference modern educational ideas, the new administration building is an appropriate gathering place for students and staff.” save | share Search 43169 at my.trendsideas.com

Left:A view up past the podium level shows the central void open to the sky. The corrugated louvres help animate the facade. Right Set beside a meeting point of two key axes in the university, the Xi’an Jiaotong-Liverpool University Administration Building is a progressive, high-rise addition to the campus skyline.

Project:Xi’an Jiaotong-Liverpool University Administration Information Building, Suzhou Industrial Park, Jiangsu, China Architect:Andy Wen PhD Arch, M Arch, BA Arch, Aedas; design team: Larry Wen, Johnson Ma and Kevin Wang; David Fung, Kevin Yan and Hui Liu; Dongwei Wang, Jingjing Cao, Lily Xin and Anthony Ruan Consultants:AFP International, Lead Dao Technology and Engineering Construction:Shenyang Yuanda Aluminum Industry Engineering Mechanical, electrical and structural engineer Suzhou Institute of Architectural Design 120

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Facade cladding:Perforated aluminium louvres, glazed curtain wall, zinc panels Architecture modelling:Grasshopper, Autocad, Rhino Awards:Gold Winner, Best Chinese Futura Project of MIPIM Asia Awards 2012; Gold Award, Best Design Award of China’s Outstanding Architectural Design & Planning Award 2011; Four-star Architecture Award China of Asia Pacific Commercial Property Awards 2009 Story by Charles Moxham Photography by Marcus Oleniuk

Project Shenzhen Bao’An International Airport Terminal 3

Location: Shenzhen, China

Architect: Massimiliano and Doriana Fuksas Architects

FLIGHT OF FANCY Looking much like a giant sculpture from both inside and out, the dramatic new Terminal 3 at Shenzhen Bao’An International Airport puts traveller comfort first

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Below:Designed by Massimiliano and Doriana Fuksas Architects, the 1.5k-long Terminal 3 at Shenzhen Bao’an International Airport resembles a giant manta ray.

Situated close to Hong Kong and one of the fastest growing cities in the world, Shenzhen is an important industrial centre and an increasingly popular tourist destination. However, with growth comes a strain on existing infrastructure and resources and despite the city’s airport already being the fourth-largest in China, this vital transport hub required a considerable boost in facilities. The dramatic new Terminal 3 at Shenzhen Bao’an International Airport was designed by Massimiliano and Doriana Fuksas Architects. The tender for the building was won by global competition and despite its size – it is the largest public building in the city – and intricate design, the terminal was completed in three years. The 1.5k-long, 500,000m² terminal encompasses 63 contact gates, 15 remote gates and retail space. Terminal 3 will increase the capacity of the airport by 58%, with up to 45 million passengers expected to flow through its doors every year. Massimiliano and Doriana Fuksas describe the thinking behind the enormous public terminal’s sculptural design. “An airport is like a city nowadays. If you design an airport, now you have to throw away all that was there before and rethink completely the whole concept of airport and its system. Our client, Shenzhen Airport (Group) Company, told us: ‘Create an airport and do it thinking about the people that are inside. A place where you can feel fine even if the plane is delayed.’ That was the biggest challenge.” SEARCH | SAVE | SHARE AT my.trendsideas.com

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Large projects such as this need to be macro structures that bring quality to people’s daily lives, Massimiliano and Doriana Fuksas say. “This design supports and optimises the travel experience in function and looks. We imagined the terminal as being like a living fish – a manta ray that breathes, flexes and varies, taking in and releasing light, filtering it inside. “To achieve diffuse light and minimise the need for internal supporting columns or pillars, we designed a double exterior-interior skin using an aluminium and glass honeycomb structure. The 124

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double layers of the ‘skin’ allow natural light in, creating attractive effects within the internal spaces. The cladding is made of alveolus-shaped metal and glass panels of different sizes that can be partially opened. The undulating roof has variations in height that allude to the surrounding landscape. It was specifically designed to have spatial qualities, not just lie flat. “The design appears less three-dimensional as you rise, and more articulated near the ground.” The outer facade protects the building against rain and has a high reflection ratio of direct sun

These pages:Upon reflection – even the most jaded traveller is invigorated by interiors that offer something to catch the eye at every turn. Terminal 3 is the largest public space in Shenhzen and features a variety of high-end retail options under its curving roof form. Even the casual seating has a fluid, sculptural quality.

radiation. It is constructed as single glass windows with imprints, and without insulation on the opaque parts. Insulation and double-glazed windows are on the inner facade. The outer and inner windows are placed in such a way that direct sun coming into the building is reduced to a maximum of 20% of the total glass surface. Sandwiched between the skins of the facade, there is a complex structure that minimises energy consumption and emissions, the architects say. The construction space between the inner and outer facade is used as an exhaust air plenum,

creating an air stream that expels the heat gain. Water pipes on the upper side of the insulated opaque panels of the inner facade further prevent heat transfer by absorbing the sun’s radiation. The interiors of Terminal 3 are just as dramatic as the exterior – travellers may well feel they are inside the belly of a giant fish. The focal point is the concourse located at the intersection of the two principle forms. This consists of three levels – departure, arrivals and services – all vertically connected to create full-height voids that let natural light filter from the highest level down to the lowest. SEARCH | SAVE | SHARE AT my.trendsideas.com

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This multifloor solid structure is constructed with reinforced concrete slabs and down-stand beams. It is supported by columns based on an 18m grid in public spaces, for a spacious, airy feel, and a 9m grid in non-public spaces. Cantilevered columns around the terminal concourse perimeter support the steel roof structure. For travellers, the terminal has a spatial fluidity. Responding to the request for an environment that is enjoyable to engage with, the interiors reflect the idea of movement and the idea of pause. Carefully assessing the human experience of large-scale 128

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environments, the architects focused on process times, walking distances, ease of orientation, crowding, and the availability of desired amenities. And of course travellers enjoy the appearance of the terminal as they move around in it. Among the many dramatic visual features are the white â&#x20AC;&#x2DC;treesâ&#x20AC;&#x2122; that serve as air conditioning vents. These sculptural elements are dotted all along the terminal and the concourse, continuing the theme of amorphous forms inspired by nature. And the airy, patterned ceiling that arches above passengers can also be seen when they look down.

Preceding pages:The terminal features white conical support columns that rise to the roof on a cathedral-like scale. These pages:The multi-level concourse allows vistas through the building, adding to the sense of lighness and volume. Airconditioning vents in the shape of trees add sculptural interest.

The check-in ‘islands’, gates and passport-check area all have a stainless steel finish that perfectly reflects the honeycomb lattice overhead. And the highly polished floor offers similar reflections. “Reactions to Terminal 3 have been extremely positive,” say the architects. “In fact, the client is so pleased with the design that it is taking the unusual step of pursuing copyright on it.” save | share Search 42987 at my.trendsideas.com

Project:Shenzhen Bao’an International Airport Terminal 3 Architect:Massimiliano and Doriana Fuksas Architects, Rome Construction company:China State Construction Engineering Corporation; China Construction Eighth Engineering Division Structures, facade, parametric design:Knippers Helbig Engineering, Stuttgart, New York Lighting consultant:Speirs & Major Associates, London Architect of record:Beijing Institute of Architectural Design Story by Charles Moxham Photography courtesy of Archivio Fuksas

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index 28 Troode Street, Perth 54-61 A & H Meyer 105 Abitext 79 Aedas 114-121 Afiniti 22 AFP International 120 Allsteel 91 Alternate Cosmos 103 American Tin Ceiling Company 91 Ameron Coatings 61 Amtico 103 Andrew Prowse Landscape Architect 113 ANZ Centre 62-67 ANZ Tauranga 44-53 Architecture and Access 113 Argus Fire Protection 53 Arid Technologies 53 Ascot Capital 54-61 Ashburner Francis 113 Asia Square 29-30 Assa Abloy Entrance Systems NZ 67 Attica 103 Austim 61 AWA Associates 91 B&H Australia 113 Baragwanath, Paul 67 Barrisol 79 Beacon Consulting 113 Beijing Institute of Architectural Design 129 BG&E Consulting Engineers 61 Big Ass Fans 113 BlueScope Steel 61 Boffa Miskell 62-67 Boral 79 Borrell Rafferty Associates 61 Bosch 103 Bristol Trading Sdn Bhd 132-IBC Cao, Jingjing 120 CB Richard Ellis Malaysia 18-23 CB2 91 CBC Construction 53 CCB Tower 40-41 Ceilings Unlimited 53 Cemindo Tower 10-13 Centric 103 China Construction Eighth Engineering Division 129

China State Construction Engineering Corporation 129 Ciputra World Complex 8-9 Clestra 79 Clifford Chance 70-79 Coalesse 91 Complete Fire Design 61 Corian 103 Cotter, Lou 54-61 Cushman & Wakefield 6-9 Damant, Mark 106-113 Dauphin Group 5 Design Farm 103 Dorma 67 Dulux 61, 79 Dumont, Greg 84-91 E9 38 Electrix 67 Elton Group 103 EPCAD Landscape Architects 61 Essence Printing 91 Established and Son 103 ETC 61 Everett, Nicole 91 Finelite 91 Fisher & Paykel 103 Flanagan Consulting Group 113 Fletcher Construction 62-67 Focal Point 91 Forbo 91 Forman Building Systems 67 Forman Commercial Interiors 67 Forman Insulation 67 Formica 79, 103 Forward 50 Pte Ltd 92-97 Fung, David 120 G James Glass and Aluminium 113 Gateway Plaza 39 Gateway Towers 42 GlassArt 53 Global Engineering 67 GSA Engineering 61 Gunlocke 91 Guoco Tower 31 Guy Refrigeration 53 H2O Consultants 113 Hansen Yuncken 113 Herman Miller 79, 103 Huntsman Architectural Group 84-91

Hutchinson Associates 61 I Medini Walk 18-19 Inside Source/Young 91 Interface 91, 97, 103 ISIS Group Australia 98-103 Italian Stone 67 Jones Lang LaSalle Hong Kong 40-43 Jones Lang LaSalle Shanghai 32-39 Jones Lang LaSalle Singapore 26-31, OBC Kartell 91 KL Eco City 20-21 Knippers Helbig Engineering 129 Kone 53, 67 Kurt Versen 91 Kwek, Christopher 92-97 L’Avenue 14-17 Lamitak 79 Lampa 91 Lead Dao Technology and Engineering 120 Litecontrol 91 Lithium, San Francisco 84-91 Liu, Hui 120 Living Edge 103 Lloyd George Acoustics 61 Louvretec 53 Lysaght 61 Ma, Johnson 120 Mash Studios 91 Massimiliano and Doriana Fuksas Architects IFC-1, 122-129 Matex Development 18 McColl, Bronwyn 106-113 McMillan Electric Co 91 MechoShade 91 Meckley, David 84-91 Mega Kuningan 6-7 Merit Projects 61 Merx 79 Metal Concepts 67 Milliken & Company 79 Minton Door 91 Modular Arts 91 Modular Space 5 Moooi 91, 103 Multivision 6

Nauhria 53 Nippon Paint 97 Norman Disney & Young 61, 67 NZ Windows 53 O’Rourke, Kate 84-91 Octa Tower 42 Office Planner Pte Ltd 68-69, 97 Omega 103 One Island East 43 Open Doors 53 Paramount Stainless 53 Paul Smith 103 Philips 79 Platinum Park 23 Precinct Properties New Zealand 62-67 PT Bintang Rajawali Perkasa 14-17 PT Sandimas Intimitra 2 PT Wahana Nusantara 10-13 RCP New Zealand 67 Redco 53 Resene 61 Restoration Hardware 91 Rider Levett Bucknall 53, 103 Ron Rumble Pty Ltd 113 Roofing the Bay 53 RPA Architects 106-113 Ruan, Anthony 120 Rynat Industries 61 Sandei 2 Schiavello 103 Schlage 91 Seri Meraga 24-25 SGI Architectural 61 Shanghai Tower 34-35 Shaw Carpet 79 Shenyang Yuanda Aluminium Industry Engineering 120 Shenzhen Bao’an International Airport Terminal 3 IFC-1, 122-129 Sherwin-Williams 91 Signature Floorcoverings 103 Skyline Construction 84-91 Smeg 97 Smoke Control NZ 53 South Beach Tower 26-28 Space Design Architects 79

Space Matrix Design Consultants 70-79 Spectrum Lighting 91 Speirs & Major Associates 129 Stewart Browne Group 53 Stylecraft 79, 103 Suzhou Institute of Architectural Design 120 Table and Chair Company 103 Tandus Flooring 91 Taubmans 61 Tek 79 The Buchan Group 54-61 The Cairns Institute, James Cook University 106-113 The Laminex Group 61, 103 The Tile People 67 Thermosash Commercial 67 Traart Private Ltd 80-83 Trends Publishing International 104, 131 Vertilux 61 Vitra 79, 103 Vode 91 Wagner, Sascha 84-91 Wang, Dongwei 120 Wang, Kevin 120 Wangsa 118 24-25 Warner Music, Singapore 92-97 Warren and Mahoney 62-67 Wattyl 103 Wen, Andy 114-121 Wen, Larry 120 West Elm

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Wood & Grieve Engineers 98-103 Woodhead Woods Bagot

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Xi’an Jiaotong-Liverpool University Administration Information Building

114-121

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