COMMERCIAL DESIGN
GRADE A OFFICE MARKET
search: BVN at my.trendsideas.com
Designed by BVN Donovan Hill Architects in association with Jasmax, the ASB’s new headquarters dominates the rejuvenated Auckland waterfront. Read the full story at http://issuu.com/trendsideas/docs/as3006/50
18
CONTENTS 6
MARKET REPORTS & GRADE A OFFICE BUILDINGS Market Report – Jakarta Investor appetite for emerging markets, such as Jakarta, has remained positive, despite many people taking a wait-and-see approach 6 18 Office Park, Jakarta A grand floating podium, three levels of retail, and spacious column-free office floors make this development a key focus in TB Simatupang 12
78
TCC Batavia Tower Two, Jakarta A new addition to a superblock in one of Jakarta’s most connected locations is a leader in modern office building design 16 Mangkuluhur City Office Tower One, Jakarta The Grade A office property market in Jakarta is soaring to new heights with the launch of this tower within an internationally acclaimed superblock 18 Satrio Tower, Jakarta Like a precious jewel glinting on the Sudirman-Kasablanka skyline, this new development will offer a Grade A office location with a difference 20 Market Report – Kuala Lumpur Commercial tenants are spoilt for choice as supply continues to outstrip demand, with landlords offering attractive incentives 22 Market Report – Dubai, Abu Dhabi, Cairo Property markets in these regions reflect diverse influences. This market report discusses highlights from the first quarter 2014 28 Market Report – Australia Key trends for Australia’s office investment market in 2014 include an extension of core mandates 34
98 Cover
40
OFFICE BUILDINGS Three35, Christchurch This mixed-use development on Lincoln Rd, Christchurch provides visual interest to the street and defines a green social space for citizens 42
Tapered concrete fins and cutaway elements define the facade of 41X, the new Melbourne office of the Australian Institute of Architects. Designed by architecture firm Lyons, the building is an abstract reference to the established solid stone buildings in the precinct. Read the full story on pages 56-62. Photography by John Gollings.
ASB North Wharf, Auckland The radical design of the new ASB North Wharf in Auckland has just picked up the New Zealand Architecture Medal and the Supreme Award at the Property Council NZ Rider Levett Bucknall Awards 50 41X, Melbourne With its engaging facade, open floorplates and 5 Star Green Star rating, the new Melbourne office for the Australian Institute of Architects sets an appropriate benchmark for commercial building design 56 Tasti, Auckland The design of this new head office for a food manufacturer pays respect to the locals – the facility is within an industrial area wedged between residential zones 70 15 Green Square Close, Brisbane One of the last buildings to go up in an established precinct outside the CBD, this low-rise commercial tower has a strong identity, with a distinctly urban edge 78
90
OFFICE INTERIORS WorkZone, Perth The comprehensive fit-out for the new Perth headquarters of a national construction company reflects interior design values of interaction, engagement and connectivity 92 Envision Control Centre, Shanghai Aerodynamic forms and a large, open floorplate create a free-flowing workplace for a company in the wind turbine business 98
104
PROJECT PORTFOLIO Tom Bradley International Terminal, LAX With a design that evokes the surf of Californian beaches, this new facility heralds a new era in traveller comfort 106
114
INDEX
Managing Editor John Williams – john.williams@trendsideas.com
“Price is what you pay. Value is what you get,” says Warren Buffett. It’s a given that commercial buildings cost money – usually, a lot of money. So, in terms of outcomes, what defines their value? @DavidJideas facebook.com/trendsideas David Johnson
For an owner or developer, it has to be a financial success. But that success will only be realised if the building provides a healthy and productive atmosphere for its workforce. Not only that, it has to be seen to to be making a positive contribution to its immediate locale, as well as to the greater environment. One building that seems to tick all these boxes is ASB North Wharf – this year’s Supreme Award winner at the Property Council New Zealand Rider Levett Bucknall Awards. The most prominent addition to Auckland’s revitalised waterfront beat 63 contenders to take the coveted title at the nation’s longest running commercial property development awards. Closer to home for Southeast Asian readers, there are many new developments striving to set new benchmarks for sustainability. Several of the office property market reports we feature in this issue mention that buildings with accredited green features (plus MSC status in Malaysia) are the projects achieving high occupancy rates. In this issue we profile several integrated developments in Jakarta, where sustainability and a healthy workplace environment are strong drawcards. And downunder in Australia, the Australian Institute of Architects has just moved into its new Melbourne headquarters. Developed by the Institute itself, this skinny, 22-storey office complex has embraced a total carbon modelling process that measures both the embedded and the operational carbon footprint across material, energy, transport and waste functions for the life cycle of the building. Happy reading
Regional Sales Director – SE Asia Hans Geese – hans.geese@trendsideas.com Editorial Editorial Director Paul Taylor USA Home Series Editor Kathleen Kinney Subeditor Jane McKenzie Senior Writer Colleen Hawkes Staff Writer Charles Moxham Email editorial@trendsideas.com International Business General Manager Trends Media Group Louise Messer Executive Assistant Olya Taburina President Judy Johnson – judy.johnson@trendsideas.com Director of Strategic Planning Andrew Johnson – andrew.johnson@trendsideas.com Executive Assistant Marinka Simunac
Sales Sales & Marketing Co-ordinators Lana Tropina-Egorova, Anna McLeod Email sales@trendsideas.com Production Agency Manager Annette Nortje Client Co-ordinator Marijana Zeba Project & Client Co-ordinator Terri Patrickson Graphic Designers Joan Clarke, Sasha Fowler Staff Photographer Jamie Cobel Image Technician Ton Veele DV Camera Operator/Production Manager Bevan Read TV Editor Gene Lewis Digital Marketing Co-ordinator Miha Matelic Digital Writer James Gilbert Web, Production & TV Assistant Clint Lewis Digital Production Assistant Anthony Hunt Email production@trendsideas.com Finance Financial Controller Simon Groves – simon.groves@trendsideas.com Finance Manager Naresh Unka Accounts Manager Nina Adam Accounts Assistant Kirstie Paton IT & Administration IT & Systems Manager Charlie Western Systems Administrator Dennis Veele Distribution General Manager Distribution Tina Kapp-Kailea Distribution Pansing Marketing Sdn Bhd (M) and MPH Distributors (S) Pte Ltd Email distribution@trendsideas.com or subscriptions@trendsideas.com
David Johnson Chairman and Publisher
Highlights
20
90
104
Selected by Managing Editor John Williams
Trends Publishing Singapore Ltd 7 Temasek Boulevard, #44-01 Suntec Tower One, Singapore 038987 Tel 0800 641 1062 Fax +64-9-571 5701 Email reception@trendsideas.com Website Trendsideas.com KDN No PPS 1449/03/2012(022718) MICA No (P) 070/12/2011 ISBN 9781869529574 ISSN (Online) 2230-6927 HEAD OFFICE: TRENDS PUBLISHING SINGAPORE LTD Level 2, 49B Main Highway, Ellerslie, Auckland 1051, New Zealand Tel (+64 9) 571 5700 Fax (+64 9) 571 5701 Trends is published in: Australia, China, Hong Kong, India, Malaysia, New Zealand, Singapore, UAE and the USA. Pre-press Trends Production Services
Satrio Tower by Airmas Asri is designed to resemble a sparkling diamond in the heart of the Mega Kuningan central business district. A low-e glass facade is just one aspect of the tower’s eco-friendly makeup.
Casual social interaction between workers, and a high level of transparency to clients were important concepts in the design of a national headquarters within the WorkZone office campus in Perth.
More ideas, information and inspiration plus the full multimedia experience at Trendsideas.com
The Tom Bradley International Terminal is the largest public works project in the history of Los Angeles. It has a volume of 111,484m², and its construction kept 9900 workers employed over 6.5 million man-hours.
All rights reserved. Trends is subject to copyright in its entirety. The contents may not be reproduced in any form, either in whole or in part, without written permission of the Publisher. No responsibility is accepted for unsolicited material, including transparencies. Trends also accepts no responsibility for loss of submitted manuscripts, photographs or artwork. Opinions expressed in Trends are those of the contributors, not necessarily those of Trends Publishing International Ltd. While every effort has been made to ensure the accuracy of the information in this publication, the Publisher assumes no responsibility for errors or omissions or for any consequences of reliance on this publication.
Market report Jakarta Grade A Office property market
LONG-TERM OUTLOOK FINE Investor appetite for emerging markets, such as Jakarta, has remained positive, despite many people taking a wait-and-see approach in this election year – Jones Lang LaSalle Jakarta
6
SEARCH | SAVE | SHARE AT my.trendsideas.com
Far left and lower:AIA Central, by PT Selaras Propertindo, is poised to become a highly sought-after Grade A office building in the heart of Jakarta. Below and right:IFC 2 in central Jakarta is being developed by Kepland Investama, a wholly owned subsidiary of Keppel.
Indonesia’s economy and the prospects for businesses are expected to remain positive over the coming years. However, the increase in interest rates, the depreciation of the rupiah, and uncertainty surrounding US tapering and a global economic recovery are likely to drag economic growth in 2014. That’s one of the findings in the Jones Lang LaSalle Grade A office market report for 2014. The report says in light of the above factors, the company expects to see further market slowdown throughout 2014. “On the other hand, because there will be no project completions scheduled in 2014, the limited availability of office space is likely to keep vacancy rates at low levels.” Later on, better performance of the national economy following positive outcomes from the general election, is expected to create a more favourable political and business environment, which will be the platform for continued market growth in the coming years. In view of this, a gradual increase in demand is forecast for 2015 and beyond, along with a significant amount of office building completions. Net absorption is expected to increase to around 150,000 - 200,000m2 per annum between 2015 and 2018, as a potential supply totalling around 900,000m2 is scheduled to enter the investment market during this period. Based on this scenario, market vacancy is likely to increase gradually to surpass the 10% level by the end of 2018. Limited project completions this year may encourage landlords to keep increasing their rents. But, as tenants perceive that current rents have reached worrying levels, it is expected that landlords would also consider avoiding this in order to maintain their occupancy. SEARCH | SAVE | SHARE AT my.trendsideas.com
7
“Furthermore, considering the recent market slowdown and anticipating a further softening in the next several quarters, we expect the pace of the rental growth to be much more modest compared to the growth in the last two years.” On that basis, rental growth is predicted to drop to below 5% year-on-year in 2014, before gradually expanding to around 9% year-on-year in 2015 on the assumption that significant enquiry will flow into the market following the successful general election. Furthermore, rental growth in the investment grade office market in Jakarta is predicted
8
SEARCH | SAVE | SHARE AT my.trendsideas.com
to accelerate slightly between 10-11% year-onyear per annum in 2016 and 2017, in view of low vacancy and sustained demand level. Later on, rental growth is expected to ease back to around 8-9% in 2018, due to the massive additional supply over that period. Jones Lang LaSalle says enquiries for office space in the first quarter of 2014 were largely from banking, energy, insurance, travel and service institutions taking space for expansion plans, office relocations or new headquarters. Most of the recent deals involved spaces less than 300m2.
Below left:Menara Palma II is a premium Grade A building developed by Asset Pacific Development. It is located within Jakarta’s Golden Triangle. Below:Graha Mra is another new offering, prominently located at the centre of TH Simatupang. This premium boutique office building features a thematic vertical hydroponic garden in the central atrium. Completion is planned for the first quarter of 2015.
Below right:Plaza Oleos is an eco-friendly building located in the TB Simatupang area of South Jakarta – a prime CBD area free from 3-in-1 traffic restrictions. Scheduled to be completed in the third quarter of 2014, Plaza Oleos is available for lease and strata. The building is notable for the large size of the office floorplates – up to 2400m2 (semi-gross).
Buildings to the south of Sudirman, which include the SCBD complex and the Senayan area, have attracted a lot of tenants due to their close proximity to prime residential districts around Kebayoran and Pondok Indah – areas preferred by expatriates. However, along with infrastructure development and the emergence of large-scale, mixed-use developments, other districts, such as Mega Kuningan and Jalan Prof Dr Satrio – between Sudirman and Kuningan districts – also gained more popularity, with larger companies and prominent tenants taking space.
Jones Lang LaSalle says the healthier economy and positive business vibe anticipated after the election is likely to attract more investment appetite from both foreign and local investors, aligned with further expansion by corporate tenants. “After the anticipated soft period in 2014, we predict investment activity to improve in 2015 and beyond along with the rebound in the economy. More robust market performance is seen to trigger investors to seek opportunities, such as green field developments, while some may look to acquire existing projects or to provide project financing.
SEARCH | SAVE | SHARE AT my.trendsideas.com
9
Left:Capital Place is a luxurious office space within the same complex at the St Regis Jakarta, and strategically located in the heart of Jakarta’s prime business area, Jalan Gatot Subroto. Capital Place is a fully for-lease building, with more than 90,000m2 of total semi-gross area. It is due for completion in December 2015. Below:The Lippo Kuningan is a premium Grade A office building owned by PP Lippo Karawack Tbk.
The strata office market is also predicted to remain robust and attractive, with local individual buyers seeking good rental income and capital gains from quality new developments. The strong growth in the market is likely to be dominated by local cash-rich investors buying strata units in prime office developments in the CBD, and institutional investors eyeing potential en-bloc acquisitions. “As we expect rental growth to decelerate in the coming years, yields are projected to slightly expand to around 7.8% by the end of 2014. Later on, we expect yields to remain on that 7.8% range
between 2015 all the way to 2018 on the back of a more balanced rental and capital appreciation.” For more information on the report and the featured projects, contact Jones Lang LaSalle, IDX Tower 2, 19th floor, Jl Jend Sudirman Kav 52-53, Jakarta 12190. Tel: (+62) 21 2922 38888. Email: indonesiaenquiries@ap.jll.com. Or visit the website: www.jll.co.id save | share Search 43996 at my.trendsideas.com
SEARCH | SAVE | SHARE AT my.trendsideas.com
11
Project 18 Office Park
Location: Jakarta
Architect: Ridwan Kamil
CENTRE OF ATTENTION A grand floating podium and three levels of retail, with spacious contemporary office floors above, make 18 Office Park a key focus in TB Simatupang
Left and right:A sculptured eco-friendly facade ensures the new 18 Office Park creates a distinctive profile on the south Jakarta skyline. Large windows flood natural light into the broad, column-free office floor plates. Below:18 Office Park adheres to strict green building guidelines, allocating more than 50% of the land area to landscaped gardens. A penthouse rooftop garden is part of the sustainable agenda.
To become a leading work-play destination in the increasingly popular area of South Jakarta, a mixed-use office complex needs to succeed on several fronts. Great architecture, an upbeat vibe and an eco-friendly makeup are all essential to attracting both occupier and investor attention. Developed by PT Kalma Propertindo Jaya, 18 Office Park is a new, 23-level office tower in the heart of the TB Simatupang area of South Jakarta. The choice of location was strategic – this up-and-coming neighbourhood is close to many multinational headquarters and connects directly to the Jakarta Outer Ring Toll Road and to major traffic arteries leading to the CBD. Respected architect Ridwan Kamil, of PT Urbane Indonesia, designed the mixed-use 18 Office Park with a dramatic sculptural facade. This ensures it has a distinctive presence on the skyline, says Zahir Ali, 12
SEARCH | SAVE | SHARE AT my.trendsideas.com
director and owner of PT Kalma Propertindo Jaya. “This is a sustainability-focused project and half of the land at 18 Office Park has been given over to lush, green landscaping, setting the scene. “The entrance into the office park is equally impressive. Arrival is via a canopied porte-cochère, moving through to a grand floating lobby. The signature stainless steel spiral staircase leads to three levels of exclusive retail outlets, banking halls, cafés, newsstands, and myriad dining options, including a food hall,” says Zahir Ali. The tower is set up for business efficiency. There are eight public elevators, an executive lift and executive lobby with access card, an executive toilet on each floor, and a separate electricity meter for each unit. The large and efficient floor plates, approximately 1800m2 in area, with a central core design,
offer business occupiers the complete flexibility to choose their own layouts and so maximise the available space. As part of the eco-friendly agenda, the clear floor-to-ceiling height is 2.85m on each floor. Lofty ceilings and the double-glazed, low-e glass facade offer ample natural lighting, reducing energy costs. Geared up for 21st-century business, the offices have dedicated, efficient air conditioning zones, and a fibre-optic infrastructure offering high-speed internet connectivity with large bandwidth. The latest telephone technology supports teleconference
and video features, while cable television and free WiFi is available in public areas. Everything about the commercial floors of 18 Office Park is designed to make business life flow easily. Other facilities include extensive underground parking – 509 spaces over four basement levels – full vehicle screening and a gate barrier. Upstairs, there is around-the-clock security, including a pedestrian barrier, walk-through X-ray and video surveillance. The office hub also has a modern gymnasium and indoor swimming pool. “Growth in office value from IDR 26 million to 28
Below and below right:Grand approach – the landscaped grounds and lobby entrance provide an impressive welcome for clients and visitors. Lower right High-speed lifts reduce waiting times in the mixed-use complex.
million in this area makes 18 Office Park attractive to occupiers and investors alike,” Zahir Ali says. “However, it is the all-inclusive facilities that really set this development apart, making it an ideal place to stimulate and grow business. The strategic location, extensive retail and convenient dining options, and the contemporary architecture, combined with the opportunity to customise office spaces, create a self-contained commercial environment. The strata title option is another major drawcard.” For sales information on 18 Office Park, contact Colliers International, World Trade Centre I, 10th
and 14th Fl, Jl Jend Sudirman Kav 29-31, Jakarta 12920. Tel: (+6221) 5211400. Or visit the website: www.colliers.com Alternatively, for further details, contact JLL, Indonesia Stock Exchange Building, Tower 2, 19th floor, Jl Jend Sudirman Kav, 52 - 53 Jakarta 12190, Indonesia. Tel: (+6221) 2922 3888. Website: www.jll.co.id save | share Search 43998 at my.trendsideas.com
Project TCC Batavia Tower Two – TCC Batavia
Location: Jakarta
Architect: DP Architects Singapore
TOWER OF POWER A new addition to a superblock in one of Jakarta’s most connected locations, TCC Batavia Tower Two is a leader in modern office building design
These pages:Supported by ample amenities in the surrounding superblock, TCC Batavia Tower Two offers every modern business advantage, from green, energyefficient building systems to 2000m2 of versatile Grade A office space per floor. The building features refuge floors which can be used as rescue zones in case of emergency.
Today the most popular office model is based around the concept of work, live and play. With everything on the same superblock as your place of work, you can enjoy lunch, exercise, or shop without ever having to fight the traffic or find a park. One savvy developer is taking this idea to the next level. Covering 7ha, TCC Batavia will be one of the largest superblocks ever created by developer PT Greenwood Sejahtera Tbk, together with DP Architects Singapore. Ideally positioned within Jakarta’s golden triangle, it will consist of two office towers, a mall, apartment towers, serviced apartments, a hotel and a function hall – a city’s worth of amenities at one address. Following the rapid take-up of TCC Batavia Tower One, TCC Batavia Tower Two is now open for online registrations of interest, says the president director at PT Greenwood Sejahtera Tbk, Harry Gunawan. “TCC Batavia Tower Two is a signature 54-storey Grade A office tower. With retail and food and beverage outlets on three levels and three basement carparks, the tower offers sheer convenience. And every other amenity – from fine dining, shopping 16
SEARCH | SAVE | SHARE AT my.trendsideas.com
malls, and ATMs, to hospitals and police stations – is either on the superblock or close by. An MRT station will be just 300m away, avoiding the need for employees to deal with Jakarta traffic.” The dramatic tower provides a total of 105,000m2 Strata Titled office space, and features a grand triple-height lobby, energy-efficient air conditioning, low running costs, and high levels of construction and finish throughout. There are 21 high-speed passenger lifts and two executive elevators. A fibreoptics infrastructure futureproofs the building in terms of connectivity, and 100% generator backup guards against power outages. Comprehensive security includes CCTV throughout and barrier card access control. Contact PT Greenwood Sejahtera Tbk, The City Tower Building 30th floor, Jl MH Thamrin No 81, Jakarta Pusat 10310 Indonesia. Tel: (+6221) 3199 6000. Website: www.greenwoodsejahtera.com save | share Search 44239 at my.trendsideas.com
Project Mangkuluhur City Office Tower One
Location: Jakarta, Indonesia
Architect – master plan DP Architects Singapore
LANDMARK PROJECT The Grade A office property market in Jakarta is soaring to new heights with the launch of Mangkuluhur City Office Tower One within an internationally acclaimed superblock
Left:A luxurious three-storey atrium is a key feature of the entry to Mangkuluhur City Office Tower One in the heart of Jakarta’s Golden Triangle. Right:The 33-storey Grade A office tower (shown on the far left) sits within a 4ha superblock comprising two towers, two apartment buildings, two hotels and numerous other amenities.
One of the most noticeable changes in the office property market in the past five years has been the increasing demand for state-of-the-art integrated premises that promote environmentally friendly design. PT Kencana Graha Optima is a developer that is showcasing all these features in its latest project – Mangkuluhur City Office Tower One. The building, in an internationally acclaimed superblock, is strategically located in Jakarta’s main Protocol Road in the very heart of the city’s Golden Triangle. The superblock occupies 4ha, and comprises two office towers, two apartment towers, two hotels and multifunction halls. Petter Hendrady, director of PT Kencana Graha Optima, describes it as an intricate matrix of spaces to work, live and play. “This is an integrated, mixed-use development, with a full range of lifestyle amenities within close proximity, including shopping malls, schools, gas stations, cafés and restaurants. “The tower is also setting a new benchmark for environmentally friendly design. Sustainable features include a VRV air-cooled air conditioning system that minimises energy and water consumption, 18
SEARCH | SAVE | SHARE AT my.trendsideas.com
yet maintains a comfortable indoor climate. Despite these advanced features, the building is designed for low running costs.” Other key features include a grand, triple-height atrium, lush landscaping and water features. Each floor of the 33-storey building, which is due for completion in 2016, will provide approximately 1700m2 of Grade A office space, with 2.8m-high ceilings. The building will feature the latest fibreoptic technology and an integrated security system that will include CCTV and flap barrier card access control. The building will be serviced by a DOAS lift system with 10 passenger lifts, an executive lift, service lift and two car park lifts. The building also features a refuge floor, which will be used as a rescue zone in case of emergency. For details, contact PT Kencana Graha Optima, The City Tower Building 30th floor, Jl MH Thamrin No 81, Jakarta Pusat 10310, Indonesia. Tel: (+6221) 3199 6000. Website: www.mangkuluhurcity.com save | share Search 44240 at my.trendsideas.com
Project Satrio Tower
Location: Mega Kuningan, Jakarta
Developer Brasali Group
DIAMOND LIFE Like a precious, multifaceted jewel glinting on the Sudirman-Casablanca skyline, the new Satrio Tower will offer a Grade A office location with a difference
Orchard Road in Singapore is one of the most famous shopping destinations in the world and a cultural destination in its own right. Now a noted developer aims to bring this level of urban dynamic to a fast-emerging commercial area of Jakarta. Appearing like a multifaceted diamond on the skyline, Satrio Tower by developer Brasali Group is instantly recognisable in the Mega Kuningan central business district – Jakarta’s new hub for shopping and business in Setiabudi. The Grade A office tower utilises advanced technology to create its sparkling facade. The ceramic-fritted exterior glass has low emissivity for passive control of heat and glare. In addition, the shimmery reflective skin provides privacy while
20
SEARCH | SAVE | SHARE AT my.trendsideas.com
allowing natural light to penetrate building interiors. Expansive floorplates, eight high-speed elevators plus an executive lift, eco-friendly air-conditioning, full back-up generator support for electricity, and 2.9m ceiling heights all add to the tower’s appeal. Close to an array of vibrant shopping, dining and entertainment amenities, as well as major company headquarters, embassies, hotels and transport, Satrio offers a well-connected place for business. For further details, contact PT Jakarta Land Management. Tel (+6221) 2555 6767 – 6669. save | share Search 43875 at my.trendsideas.com
These pages Satrio Tower by architects Airmas Asri is designed to resemble a sparkling diamond in the heart of the Mega Kuningan central business district. A low-e glass facade is just one aspect of the tower’s eco-friendly makeup. At street level, a three-level lobby animates the tower and provides an impressive welcome for occupants, clients and guests.
Market report Kuala Lumpur
INCENTIVES ABOUND IN KL Commercial tenants are spoilt for choice in Kuala Lumpur as supply continues to outstrip demand, with landlords offering attractive incentives – Knight Frank Malaysia
22
SEARCH | SAVE | SHARE AT my.trendsideas.com
Below:KL Eco City is one of several large-scale integrated developments planned for Kuala Lumpur. The latest office property market report from Knight Frank Malaysia says such developments are helping transform the region into a world-class metropolis.
Kuala Lumpur has always been one of the most affordable commercial destinations in Asia, and is uniquely positioned as a regional hub for business and innovation. The latest office property market report from Knight Frank Malaysia says KL has all the right ingredients to be a destination of choice for international corporations looking to set up operations in the region, and is a compelling alternative to Singapore and Hong Kong. “Malaysia’s economic engine proved to be well oiled in 2013, churning out growth above market expectations,” the report says. “In 2013, Malaysia’s economy grew by 4.7%, and has been projected to register a GDP growth rate in the region of 5 to 5.5% for 2014. This growth is expected to create further business confidence, resulting in expansion and consolidation.” The report says Malaysia surged to sixth from 12th in the 2014 Doing Business report, according to an annual ranking published by the World Bank. Knight Frank also says the KL office market is expected to remain stable in 2014, despite mounting pressure on occupancy and rental rates as supply continues to outstrip demand. Landlords are offering attractive incentives to retain existing tenants and attract new tenants. “Amid this challenging leasing environment with a high supply pipeline, several developers have adopted a cautious stance by deferring the construction of new projects until they have secured a commitment from potential anchor tenants.” The report says that since 2011, decentralised office markets have increased in popularity as companies look for options outside of the congested city centre. With the rapid development of public transportation links – notably the Light Rail Transit (LRT) extension and Mass Rapid Transit (MRT) lines – accessibility and connectivity between KL City and its decentralised locations will be greatly enhanced. Coupled with the availability of good office space at competitive rental rates, this will accelerate the decentralisation process. SEARCH | SAVE | SHARE AT my.trendsideas.com
23
The MRT project involves the construction of a rail-based public transport network. Together with the existing LRT, monorail, KTM Komuter, KLIA Ekspres and KLIA Transit systems, it will form the backbone of the Greater Kuala Lumpur/Klang Valley region. This integration will likely enhance property prices and commercial and retail properties near MRT stations will be in great demand. The first MRT line to be completed, in 2017, will be the 51km Sungai Buloh-Kajang line. This line will have 35 stations and is expected to carry more than 400,000 passengers per day. Knight Frank says there is also strong interest and demand for office space within integrated
24
SEARCH | SAVE | SHARE AT my.trendsideas.com
developments, particularly those that offer complementary support components, such as retail and hotel facilities. Developments such as these that are also located close to public transportation links and offer good connectivity are expected to perform well. A dual-compliant (Green features + MSC status) accreditation is another driver that encourages high occupancy rates. More developers are moving towards dual-compliant offices to cater to a growing tenant catchment of multinational companies and large corporations seeking such requirements. It accounts for approximately 11% of current market stock.
Below:Menara Shell is one of several buildings in Malaysia to adopt the Leadership in Energy and Environment Design (LEED) for Platinum and GBI – Gold, together with MSC status. Right:Menara LGB is a 31-storey Grade A office tower located in Taman Tun Dr Ismail. The building is designed to comply with MSC status, Singapore’s Building & Construction Authority (BCA) Green Mark (Gold Accreditation) and Malaysia’s Green Building Index (GBI) certification.
Some of the new integrated and/or dualcompliant high-specification buildings include The Intermark, Menara Shell and The Pinnacle, a 27-storey Grade A office tower within the Sunway Integrated Resort City in the Klang Valley. The newly completed Pinnacle incorporates the latest sustainable design initiatives and has MSC status. Other large-scale integrated developments in the pipeline in KL include Tun Razak Exchange, Warisan Merdeka, Bukit Bintang Commercial Centre, the fourth phase of the KLCC Master Plan, and Tradewinds Centre. Projects on the city fringe include The Vertical, Bangsar South, KL Eco City and KL Metropolis. In Greater KL, forthcoming projects include Kwasaland, Empire City @ Damansara, PJ Sentral, Pacific Star and Icon City. MSC (Multimedia Super Corridor) Malaysia Status is the recognition granted by the government of Malaysia to companies that participate and undertake information, communication and technology (ICT) activities in the MSC. Companies with MSC status enjoy a set of incentives and benefits
26
SEARCH | SAVE | SHARE AT my.trendsideas.com
that are backed by the government of Malaysia’s Bill of Guarantees. Multinational corporations in Malaysia have also shown a preference for MSCstatus buildings, which are often used to locate business-process-outsourcing (BPO) and backoffice operations. Looking toward the future, the recent announcement of a high-speed rail link between KL and Singapore – targeted for completion in 2020 – is expected to provide additional opportunities for commerce, development and employment. For more information on this report and properties, contact Knight Frank Malaysia, Suite 10.01, Level 10, Centrepoint South Tower, Mid Valley City, Lingkaran Syed Putra, 59200 Kuala Lumpur, Malaysia. Tel: (+603) 228 99 688. Or email Young Khean: youngkhean.teh@my.knightfrank.com. Website: www.knightfrank.com.my save | share Search 43991 at my.trendsideas.com
Below:An open-air sky garden is an ideal place to take a break from work and chill out, meet for a private business cocktail, or host a product launch event. Right:The Pinnacle, in Sunway Resort City – Malaysia’s first international award-winning Green Township – is a 27-storey, Grade A, MSC Status, Green office building with GBI and BCA Green Mark Gold Accreditation. This integrated resort city has seven key components – commercial, residential, leisure, retail, healthcare, education and hospitality. Its floor plate of approximately 23,500sq ft is one of the largest in Greater KL.
Market report Dubai, Abu Dhabi, Cairo
MIDDLE EAST UPDATE Property markets in Dubai, Abu Dhabi and Cairo reflect diverse influences. This market report from Jones Lang LaSalle (JLL) MENA discusses highlights from the first quarter 2014
28
SEARCH | SAVE | SHARE AT my.trendsideas.com
Below:Optimism has returned to the Dubai real estate market. This has been driven by strong performance over the past year, and by the city winning the right to host Expo 2020, which is expected to create around 277,000 jobs.
The Dubai real estate market commenced 2014 with optimism, driven by last year’s strong performance and positive sentiment from the city winning the right to host Expo 2020. The latest Dubai property market report from JLL MENA says this optimism remains focused on the residential sector, which witnessed increased prices and rents across all areas, with rates growing faster in secondary locations. The retail, hotel and industrial segments continue to experience strong growth, while the office sector remains more selective, with the potential for broader-based recovery this year. JLL MENA says the Dubai economy is expected to sustain its growth momentum. According to the Department of Economic Development, the GDP of Dubai will grow 4.7% in 2014. Tourism, trade, transportation and real estate are strong sectors and will continue to be the main drivers of the economy. The business outlook for Dubai continues to improve, with higher expectations of future business conditions, sales volumes and profits. The report says the office market sustained its recovery as overall occupancy rates and prices increased in the first quarter of 2014. With occupier demand continuing to be focused on goodquality space, average rents in prime locations are expected to increase. This is in line with 2014 seeing a broader-based recovery, with increased interest in secondary office locations – given the declining availability of office space in prime locations. Vacancy rates within the CBD have decreased to 26%, with single-ownership buildings continuing to account for the majority of demand, while strata projects remain less popular. Landlords of prime buildings are adopting a more mature approach, gradually increasing their asking rents as occupancy rates increase. The report says corporates are becoming increasingly aware of the importance of sustainability, and there has been an increasing demand for LEED-certified buildings. With around 277,000 jobs estimated to be created by Expo 2020, more multinationals and SEARCH | SAVE | SHARE AT my.trendsideas.com
29
start-ups are expected to establish offices in Dubai, providing a further boost to the commercial market in the future. The area around the Expo 2020 site is expected to benefit most from this additional demand, with the attraction of this area being boosted by its established infrastructure facilities such as Al Maktoum International Airport and Jebel Ali Free Zone. Total city-wide office stock within areas monitored by JLL stood at around 7.4 million m2 at the end of the first quarter 2014. The same quarter saw the addition of 83,000m2 of office space, with completions including Burj Al Salam on Sheikh Zayed Road and The Burlington in Business Bay. More than 600,000m2 of office supply is expected to enter the market by the end of the year, increasing the total office space for the year ending 2014 by 9%. However, JLL MENA remains cautious on the delivery of some of these projects within the timeframe. The situation in Abu Dhabi is also positive. The first quarter of 2014 continued to see growth in the prime residential market and further stabilisation of the office and hospitality sectors. Retail rents for malls on Abu Dhabi Island witnessed a slight increase during the quarter. Government-backed entities remain the principal source of demand within Abu Dhabi. Many of the largest occupiers have purpose built their own headquarters, while other government agencies
30
SEARCH | SAVE | SHARE AT my.trendsideas.com
have leased space in private developments such as the B2B building. There are indications that demand from foreign occupiers is increasing, but most private sector requirements currently remain small scale, dominated by the professional services, financial services, engineering and construction sectors. The office sector in Abu Dhabi is very reliant on the Government growing new sectors of the economy and increasing private sector activity, but this is unlikely to generate large-scale demand for private office projects in the short term. Key areas of focus for new office demand will be the government-backed free-zones, comprising Al Maryah Island / Global Marketplace, Masdar City, Twofour54 and Kizad and Airport / Skycity free-zones. The first quarter of 2014 witnessed the handover of the NBAD Building at Capital Centre, and the Siemens Building at Masdar City. These completions added approximately 24,000m2 of office space to the Abu Dhabi Metropolitan area, bringing the total stock to approximately 3.1 million m2. An additional 122,000m2 of office space is expected to be delivered during 2014, including the ADIB HQ on Airport Road, the Finance House HQ at Capital Centre and Al Hilal Bank HQ on Al Maryah Island, although some of these are likely to be delayed to 2015. Economic news from Cairo over the first quarter
Below: Abu Dhabi is expected to benefit from an additional 122,000m2 of office space completed in 2014. Right:New office developments in Dubai include the Dubai Trade Centre District, developed by Dubai World Trade Centre. A large atrium lets natural light into the centre of the building. As with many new developments in Dubai, this building has a sustainable design focus.
in 2014 has been mixed, with a slight bias to the positive, due in part to the continued financial and political support from the Gulf Cooperation Council (except Qatar). JLL MENA says the election, to be held late May, forms the major short-term political challenge for Egypt. The conduct of the election and the way the results are accepted will determine how quickly confidence returns to the real estate market. In terms of the office market, no new Grade A office space was completed in the first quarter of 2014, with the total stock in greater Cairo remaining
32
SEARCH | SAVE | SHARE AT my.trendsideas.com
at 819,000m2. Around 177,000m2 is due for completion over the remainder of the year. These include Sodic’s Polygon with 60,000m2 in 6th October City, Barwa (30,000m2) and Phase 3 of Cairo Festival City (20,000m2) in New Cairo. Vacancies decreased marginally to 21%, down 1% from the previous quarter. This was mainly due to the Canadian Embassy leasing 2,400m2 in Nile City Towers. With stability slowly returning, some MNCs are searching for office space in Cairo. Most companies are considering relocating to New Cairo and
Below:Infrastructure spending in Cairo has been increased, which will benefit the office property market in the long term.
6th October City due to the massive overcrowding of Greater Cairo. Jones Lang LaSalle Mena is aware of more than 115,000m2 of potential demand for new office space. The majority of this demand comes from companies in the oil and gas, pharmaceutical, construction and ITC sectors. The largest active enquiry is from a MNC looking to acquire 20,000m2 in New Cairo. Given the current demand, it is expected that Grade A office space entering in 2014 will be absorbed in New Cairo. Infrastructure spending in Cairo has been increased, with the Egyptian cabinet recently
approving the implementation of nine new projects costing up to EGP 391.6 million. These projects include improvements to roads, the electricity grid and sewage treatment. For more information, contact JLL MENA, PO Box 214029, Dubai, United Arab Emirates. Tel: (+971) 4 426 6999. Alternatively, visit the website: www.jll-mena.com save | share Search 44186 at my.trendsideas.com
SEARCH | SAVE | SHARE AT my.trendsideas.com
33
Market report Australia
EYE ON AUSTRALIA Key trends for Australia’s office investment market in 2014 include an extension of core mandates, according to JLL’s Office Investment Review and Outlook 2014
34
SEARCH | SAVE | SHARE AT my.trendsideas.com
Below:There is movement predicted in the Australia office investment market. The latest report out by JJL anticipates lower transaction volumes, but there will be increased activity by Australian real estate investment trusts and continued competition for prime office real estate assets. Shown here is 1 William Street, Brisbane, a 44-storey development designed by Woods Bagot and developed by Cbus Property for the Queensland Government.
History books will record 2013 as an annus mirabilis for the Australian office investment market, with commercial volumes hitting an all-time high. But market transactions are expected to be lower in 2014, according to JLL’s newly released paper, Office Investment Review and Outlook 2014. The review says key themes for 2014 include anticipated lower transaction volumes but increased activity by A-REITs (Australian real estate investment trusts). In addition, offshore investors are expected to take the opportunity to dispose of properties purchased at attractive rates during the GFC, and there’s likely to be continued competition for prime-grade real estate assets, with limited
supply. The report also examines who will be the buyers of Australian office investment product in 2014, and says the next wave of capital is likely to come from Middle Eastern sovereign wealth funds. JLL head of Office Investments – Australia, Rob Sewell, says despite transaction volumes hitting an all-time record high in 2013, there remains significant unsatisfied capital in the market. “All the buyer groups for core product are engaged. Unlike 2007, when the investment markets were fuelled by debt, this cycle is equity led.” Sewell says that in 2014 the focus will be on existing assets in the Sydney CBD.
SEARCH | SAVE | SHARE AT my.trendsideas.com
35
“Despite the weak physical markets, investors are sharpening their pricing assumptions and I expect we will see high-quality assets trade below the 6% cap rate mark in 2014. This new pricing benchmark will be the catalyst for further product to be brought to the market in the latter part of 2014.” The JLL report says new sources of capital will emerge in 2014. The re-rating of real estate has resulted in higher portfolio allocations to the sector governed by sovereign funds and pension funds. A number of funds without an allocation in Australia are preparing investment strategy papers. Simon Storry, JLL head of International Investments – Australia, says the emergence of Chinese and Korean investors into Australia in 2012 and 2013 is well documented. “The next wave of capital will come from Middle Eastern sovereign wealth funds – a number of these funds are looking to grow their global real estate portfolios, some of which have no direct exposure to the property market in Australia.”
36
SEARCH | SAVE | SHARE AT my.trendsideas.com
The review says offshore investors have been net purchasers of Australian real estate since 2007, with foreign investors accounting for 35.4% of transactions in the Australian office market by value in 2013. This trend is expected to continue in 2014. For stabilised core product or fund-through opportunities, JLL estimates there was an average of AUD5 of investment for every AUD1 of available product in 2013. And the report says one of the major hurdles for investment in 2014 will be the continuing lack of core product, with only about half of Australia’s current office product classed as prime grade. JLL also expects that the weaker physical market conditions will lead to a cyclical slowdown in asset creation and reduce the number of fund-through opportunities. Rob Sewell says 2013 was the year of the fund-through in Australian office markets. Multiple capital sources competed for opportunities in North Sydney, Melbourne, Brisbane and Perth, with strong results achieved and new benchmarks set.
Below:The BOQ (Bank of Queensland) Centre in Brisbane (far left) is a prime-grade commercial building. Also shown is 99 Walker Street (below), a 21-level Grade A office building in North Sydney offering sweeping views of the harbour. Right:This artist’s impression shows 177 Pacific Highway, North Sydney, which is being developed by Leighton Properties. The building is scheduled for completion in 2016.
“Leighton was the most active developer in 2013, selling major developments in Perth, Melbourne and North Sydney with an end value of $1.3 billion. The property at 177 Pacific Highway, North Sydney was the largest office investment transaction on record in North Sydney.” JLL is forecasting global direct real estate transaction volumes to increase by approximately 10% in 2014. Asia Pacific is forecast to increase by between 5% and 10%. However, the Australian office market will deviate from this regional trend with an expectation there will be a reduction in the number of transactions in excess of $100 million. “While direct market transactions are expected to be lower, corporate activity in the listed sector will support volumes,” says Sewell. “We have seen this with the recent Dexus/CPPIB consortium and its takeover of CPA, and expect a number of other A-REITs and unlisted funds will be acquisition targets in 2014.” Head of Capital Markets Research – Australia, Andrew Ballantyne says another key investment theme for 2014 is the limited supply in the physical markets. JLL believes the national CBD office market vacancy rate will tighten moderately. “The potential risk in terms of vacancy is partly mitigated by a subdued short-term development outlook. JLL is forecasting 2014 to be the lowest year for office supply additions since 2002. JLL’s
38
SEARCH | SAVE | SHARE AT my.trendsideas.com
house view is for moderate yield compression for long-dated leased assets, and a narrowing of prime and secondary yield spreads. Nevertheless, investors will remain cognisant of risk.” The JLL report says the three key risk factors that would adversely impact on pricing in 2014 include an upward bias in bond yields. Any spike in inflation would be the catalyst for real estate investors to reassess pricing models. Also, there is a risk of tenant demand remaining weak. A softer net absorption figure for 2014 would result in the national vacancy rate pushing towards 12% in 2014. Another risk factor is that the rent recovery proves to be a mirage. Investors are pricing a moderate upswing in effective rents into their investment models. Any downward revision into rental growth assumptions would adversely impact pricing. For more details, contact Andrew Ballantyne, head of Capital Markets Research – Australia. Tel: (+61) 2 9220 8412. Email: andrew.ballantyne@ ap.jll.com. Or contact Rob Sewell, head of Office Investments – Australia. Tel: (+61) 2 9220 8315. Email: rob.sewell@ap.jll.com. Visit www.jll.com.au save | share Search 43985 at my.trendsideas.com
Below left:Prime real estate in good CBD locations, such as 90 Collins Street in Melbourne, continues to be an attractive investment. Below:Kings Square is an urban renewal and redevelopment project in the heart of Perth by Leighton Properties. The first four buildings, which will house the offices of HBF, Shell Australia and John Holland, are expected to be completed mid-2015. Right:Raine Square in Perth, an historic site for the city, incorporates a new 44,000m2 office tower and 13,000m2 of retail space.
SECTION FOCUS OFFICE BUILDINGS
SOCIAL AGENDA A new wave of office buildings looks at design in terms of responsibility to workers, visitors – even passers-by
WORDS TO COME WORDS “Im quia veliqui ut lam qui necto te nimusam usciis experestrum rernatiorit prehentis quis madelliam sint estiscieni blam.”
Project Three35
Location: Christchurch
Architect: Jasmax
BEST FOOT FORWARD The new Three35 mixed-use development on Lincoln Rd Christchurch provides visual interest to the street and defines a green, social space for citizens
42
SEARCH | SAVE | SHARE AT my.trendsideas.com
Preceding pages and below: The Three35 mixed-use precinct by Jasmax presents a dramatic face to the street. The project comprises two near-identical buildings enclosing a green courtyard with a carpark building tucked discreetly behind.
In the three years following one of New Zealand’s most significant natural disasters, Christchurch architects have had to bring fresh focus to their designs. Expansive, versatile floorplates and energy efficiency are ever key drivers, but now resilience, social-mindedness and a quest to reanimate the city streetscape are also part of the agenda. Three35, by Jasmax with architect Richard Hayman at the helm, comprises two, three-storey mixed-use office-and-retail blocks and a discreet, highly automated garage at the rear. “The vision for this job was to create a desirable office-and-mixed use precinct that responds well to, and enhances, its local context,” says Hayman. “Lincoln Road is a main arterial route in and out of Addington, an area of flux both pre and post quake. “The precinct has a central, 100m-long street presence and a commanding corner position in this emerging inner-city suburb. In response to the prime setting, the decision was made to challenge set-back rules to create a higher quality street environment. This move would also free up a quarter of the site for usable outdoor space. “With this approved, we designed the precinct as two similar rectilinear office blocks, and pushed these to the front of the site. This arrangement allows the life of the building occupants – whether offices or retail – to engage with the street. The simple forms also result in large, flexible floorplates.
The carpark building is tucked in behind, with vehicular access from a side street. This contrasts the more traditional model in the area, where the building is set back, presenting the rather utilitarian sight of parked cars to the street.” The greater design picture for Three35 was to contribute to the social fabric of the community. To this end, the area between the buildings was utilised as an internal grassed courtyard, a facility previously lacking in Addington. There are no gates, and passers-by, as well as workers from both buildings, are encouraged to use the open space. To create a strong architectural presence, both buildings have angled front facades, presenting changing aspects when viewed from different directions. Tall windows and doors at ground level offer glimpses into offices or access into retail spaces. Three35’s impressive black facades are made even more dramatic by a brise soleil – a series of vertical and horizontal black powdercoated aluminium fins applied to the curtain wall facade. This functions as an aesthetic link that ties the two buildings together and provides passive shading. The dramatic livery is continued in other ways, too. Central lobbies are clad in black-backed glass. Set beside these, internal social stairs are highly visible from the courtyard, further animating the design. These stairs feature a custom laser-cut balustrading that continues the look of the black SEARCH | SAVE | SHARE AT my.trendsideas.com
43
Facing page:Reception lobbies on both buildings face the central courtyard. Exposed stairwells alongside these act as wayfinding elements. Below:The building footprints are inverted versions of each other. Together they define the paved courtyard with raised lawn.
expanded aluminium mesh, which is used as a screening device to encase fire egress stairwells. The carpark structure behind is encased in a galvanised steel grating system that will eventually be screened by climbing plants. “Scale was naturally a major consideration in the project,” says Hayman. “The office buildings are in proportion to the size and massing of their neighbours, and both have views over the top of the split-level carpark facility.” The construction of the buildings is as innovative as their aesthetic presence – driven by the need to
protect the structures in the case of future seismic activity. Both have a piled foundation system with diagonally braced steel frames. “The frames feature removable bolted links that dissipate energy in the bracing during a significant seismic event. The linkages can be unbolted and replaced – much like an old-fashioned fuse wire – returning the buildings to sound working order.” “Another key part of the low-damage design was to isolate ceiling systems, which in previous events had rubbed up against other components and caved in, obstructing access to interiors.”
SEARCH | SAVE | SHARE AT my.trendsideas.com
45
The brief for Three35 required full compliancy with a 4 Star Green Star benchmark, although this accreditation has not yet been pursued. A raft of green elements include passive control over the sun, utilising the brise soleil, and high-efficiency, argon-filled double glazing to retain warmth in winter. The buildings’ adaptable floorplates and emphasis on encouraging the use of stairs are other sustainable factors. Eco-friendly elements, such as low-flow water fittings, LED sensor lighting and VOC-free materials feature throughout. The green walls for the car park and the use of permeable components in the landscaping to enable rainwater recycling are other Green Star pluses.
46
SEARCH | SAVE | SHARE AT my.trendsideas.com
Jasmax also completed four integrated fit-outs, including two for principal tenants MediaWorks and Moore Stephens Markhams. Part of the prescription for ground-level tenants determined that furniture would not set against external walls – to help make the interiors attractive from outside. Natural timbers feature on the interior, and for MediaWorks, vibrant polycarbonate-enclosed spaces offer visual interest when viewed from the street. Exposed ceilings add a touch of industrial chic. The fit-out for accountancy firm Moore Stephens Markhams, has a refined demeanour. Clean, bright surfaces and frosted glazing create the professional aesthetic the company required.
Below left The high-visibility staircases provide continuity between buildings and encourage the use of stairs, rather than elevators. Facing page:Exposed ceilings and natural woods feature in the MediaWorks fit-out. Contemporary polycarbonate screen walls offer notes of vibrancy, appreciated by staff and passers-by alike. The steel structure, with its removable steel fusible links, is on show in the reception – a reminder of the building’s high-tech makeup.
SEARCH | SAVE | SHARE AT my.trendsideas.com
xx
This page:Cool and restrained, the fit-out for accountancy firm Moore Stephens Markhams on the top floor of one building was also undertaken by Jasmax. Story by Charles Moxham Photography by Jamie Cobel
Project:Three35, Christchurch Architect:Richard Hayman NZIA, Jasmax Interior designer:Alasdair Hood NZIA, DINZ, Jasmax Courtyard design Mike Thomas and Rob Lawry, Jasmax Landscape Architects Developer:Cadaques Investments Ltd Construction company:Armitage Williams Construction Civil engineer:Ruamoko Solutions Mechanical and electrical engineer:Cosgroves Quantity surveyor:Rawlinsons Earthworks:Taggarts Excavation; Texco Landscaping:Morgan and Pollard Cladding:Glass from Metro GlassTech, Alpolic panels from Mitsubishi Roof:Metal profile Veedek from Dimond Facade design and construction:Aluminium by Alutech Glazing system:Structural flush curtain wall by Alutech 48
SEARCH | SAVE | SHARE AT my.trendsideas.com
Security:ProtĂŠgĂŠ from Cactus Signage:Horton Signs Balustrades:Custom perforated metal with timber handrail by Canterbury Balustrades Flooring:Interface carpet tiles from Dominion Flooring Wallcoverings:Back-painted glass in lobbies Ceiling:USG suspended ceiling Lighting:Philips, Arnold Jensen Electrical Air conditioning:Beattie Air Conditioning, Mitsubishi Furniture:Lobby furniture by Unison Workspaces Exterior exposed aggregate concrete:Firth pavers by Allways Paving save | share | video | images Search 43886 at my.trendsideas.com
CONNECT COLLECT COLLABORATE
MY.TRENDSIDEAS.COM SIGN UP TODAY TO ACCESS THE ULTIMATE PROJECT MANAGEMENT TOOL – ABSOLUTELY FREE! SEARCH, SAVE AND SHARE THOUSANDS OF IDEAS, PRODUCTS AND SERVICES.
Project ASB North Wharf
Location: Auckland, New Zealand
Architect: BVN Donovan Hill with Jasmax
AND THE WINNER IS... The radical design of the new ASB North Wharf in Auckland is not only turning heads, it’s also winning awards, having just picked up the New Zealand Architecture Medal and the Supreme Award at the Property Council NZ Rider Levett Bucknall Awards
Below:ASB’s new headquarters dominates the rejuvenated Auckland waterfront. Following pages:Looking across the central atrium, there are more than 15 themed ‘neighbourhoods’ with no offices or cubicles.
ASB North Wharf was never going to be a one-dimensional project. Right from the outset all parties involved had a shared vision to make this building transformational, and in doing so, raise the stakes for future commercial office developments. Providing innovative facilities that create a healthier and more productive work environment was essential. There was also a need to have a building fabric that would seamlessly integrate with advanced operational systems technology. And the building needed to reflect a long-term commitment to nurturing a sustainable community within Wynyard Quarter – the team in fact set out to create an international benchmark for sustainability. All these factors have been recognised by judges in two major awards – ASB North Wharf has picked up the New Zealand Architecture Medal and took out the Supreme Award at the Property Council New Zealand Rider Levett Bucknall Awards. And the judges are quick to point out that the benchmark facilities and sustainable design initiatives have not been at the expense of good architecture. ASB North Wharf celebrates both the maritime history of the location, and the textural nuances of the Hauraki Gulf’s pohutukawa-wreathed coastline. The building capitalises on the spectacular waterfront views and north-facing aspect. The vibrant interior landscape follows an informal campus format, and is furnished to create synergy between the many task-based work environments and the occupants’ daily routines. Designed from the inside out, the fit-out is based on a village concept with themed “neighbourhoods”, and a range of communal spaces. These provide a choice of work settings and inspire a sense of identity, community and transparency, in line with the work aspirations of ASB. Key environmental strategies include the atrium, which functions as the building’s lungs – fresh air is drawn through the building via a unique funnel. Both the funnel and a light reflector on the roof capture and reflect natural light deep into the building. A distinctive sunscreen, referencing the native pohutukawa tree, shades the north facade. SEARCH | SAVE | SHARE AT my.trendsideas.com
51
Below left:A giant roof funnel is an integral part of the building’s fresh-air displacement system. It also acts as a light well.
54
SEARCH | SAVE | SHARE AT my.trendsideas.com
Below:Innovative use of material is a hallmark of this project. Here, fibreglass ‘Aquapods’ act as break-out meeting rooms.
SEARCH | SAVE | SHARE AT my.trendsideas.com
55
LEADING BY EXAMPLE With its engaging facade, open floorplates and 5 Star Green Star rating, the new Melbourne office for the Australian Institute of Architects sets an appropriate benchmark for commercial building design
xxx
SEARCH | SAVE | SHARE AT my.trendsideas.com
Facing page:Dolore dolore modolor percin velisi te er sed molorpe rilluptat ent dolorpe rciduip euis. olore dolore modolor percin velisi te er sed molorpe rilluptat ent dolorpe rciduip euis. olore dolore modolor percin velisi te er sed molorpe rilluptat ent dolorpe.
At luptat la feugait autat nim dio consequam, quipis adit verat nibh eriuscil dunt aliquisl ex elenim volor senisiscilit vulla feum velis am del dolut utpat, sis nulla augiascilit vulla feum velis am del dolm dolum volupta tummod ex essequisl dionseq uissi. Lesto od ea faccum iurem ea con heniamc onullaore minciduisim dolorercil eugueriure ea augait acipisl doluptatue velendiam er aci exerosto odio delenim nullandre dignisis nonsectet nulputet lobor sectet, sisl iliquat lutpat vel incip et, sed dolendio dolor sum quatem veliquisim qui exeros augiamet ip eu facincidunt lute commy nummodit prat prat.
Cummodion velessit veliquamcor sumsandrer ilisi. Et autat. Tummy nibh euipsum veliquat. In ulla corper ing eriurer aessequi te feugue tie feum ing et dolenim veriliq uatuerit ut nosto consent irilla atuerosto odigna consed tionullumsan hent irillaore conullan verit ing esto core et, consed magnim in velenisim doloreet ex eu feuip eumsan venim zzriure rcilit praestrud ea faccum diam autet il exer ad te con utpatue conse dunt lor sit, cor si tis nisi. scilit vulla feum velis am del dol Pit lorerci euisim dolorem dolesto deliquatum quatuerit scilit vulla feum velis am del dolalit at.
Facing page:Dolore dolore modolor percin velisi te er sed molorpe rilluptat ent dolorpe rciduip euis. olore dolore modolor percin velisi te er sed molorpe rilluptat ent dolorpe rciduip euis. olore dolore modolor percin velisi te er sed molorpe rilluptat ent dolorpe rcidu. Right:Dolore dolore modolor percin velisi te er sed molorpe rilluptat ent dolorpe rciduip euis. olore dolore modolor percin velisi te er sed molorpe rilluptat ent dolorpe rciduip euis.olore dolore modolor percin velisi te er sed molorpe rilluptat ent dolorpe rcidu.
SEARCH | SAVE | SHARE AT my.trendsideas.com
xx
Project 41X – Australian Institute of Architects office
Preceding pages and left: Tapered concrete fins and cutaway elements define the facade of 41X, the new Melbourne office of the Australian Institute of Architects. Designed by architecture firm Lyons, the building is an abstract reference to the established solid stone buildings in the precinct. The green anodised aluminium panels acknowledge the sustainability focus – the building has a 5 Star Green Star rating and a 5 Star NABERS rating. Below:An open staircase that can be seen from outside the building links the different levels of the institute’s tenancy. It also helps to animate the exterior and enhances the connection with the street.
Location: Melbourne, Victoria
There was a lot of interest in what was proposed for this prime corner building site in the heart of Melbourne. And it’s scarcely surprising – the site at 41 Exhibition Street was owned by the Australian Institute of Architects, which was looking to develop a new commercial building. Architect Adrian Stanic of Lyons, the firm that won a competition to design 41X, as it is known, says the word “exemplar” was used a lot during the design phase. “The institute was looking to create a benchmark office building that would achieve architectural excellence with a commercial performance to match,” Stanic says. “In addition, it became increasingly clear as the design evolved, that the building could set a precedent for sustainability.” Institute president Paul Berkemeier says that not only was the institute wanting to set serious design benchmarks, but the development also needed to be a prudent investment that would stand the institute in good financial stead for many years to come. However, at 330m2, the size of the site was a challenge for the design team. Stanic says compared to other city blocks, it is a postage stamp. “But it is a premium location amid a lot of solid
Architect: Lyons
stone and concrete commercial buildings, and in a precinct close to prominent public heritage buildings, such as Parliament House. We chose to reference this typology in the materials and form, but in an abstract way. Cost considerations meant we couldn’t build in stone, so we chose concrete.” The architect says the design of the building was subsequently conceptualised as a large, solid block, with large pieces carved away to reveal the programme behind. “The glass and concrete create a simultaneous sense of heaviness and transparency. The institute wanted the building to engage with the public – it was important that this wasn’t seen as a purely commercial building. It needed to have a human scale that would reflect the institute’s desire to be connected both to its members and the public. The carved, sculpted form of the building facilitates this openness with the street – on the corner of the building, for example, there is a clear view of the open stairway within the institute tenancy.” Stanic says the design strategy was to ensure openness of the entry lobby to the corner, so it would become contiguous with the street. “Institute members and the public can walk
SEARCH | SAVE | SHARE AT my.trendsideas.com
59
directly off the bluestone pavement, into the bluestone lobby and up the bluestone stairs.” The tower itself features a series of precast concrete fins that relate to the performance of the building. The fins provide passive sun control, screening the sun in the early morning and evening. Yet their tapered profiles ensure the expansive views can still be enjoyed from inside. “The concrete blades recreate a chiselled face to the exhibition street frontage, like a sculptor’s block that’s ready to be carved,” says the architect. “When they are viewed obliquely, they appear
60
SEARCH | SAVE | SHARE AT my.trendsideas.com
to join up as a solid masonry face, with a rough, textural surface.” Stanic says the ribbon-like green anodised aluminium on the faceted carved areas references the sustainability initiatives – the building has a 5 Star Green Star rating and a 5 Star NABERS energy base building rating. To maximise the floorplates, the building core is off to one side, and heavily engineered to compress the space required. For example, two stairs occupy one shaft in a scissor-stair arrangement, and the need for a pressurisation shaft was avoided by
Below left:Bluestone features on the stairs and in the lobby, as well as on the footpath outside. Below:Natural light is maximised on the interior. So, too, are the floorplates. To provide an uninterrupted floor area, core services are to one side of the building.
having a fan intake system on the facade that supplies fresh air directly to the stairwell. Stanic says the size of the floorplates makes the building unique in the Melbourne city market. “It enables owners or occupiers to create their own identity on an entire floor that has a relatively small footprint. This creates a distinctive vertical business community on this city corner.” The building is designed to be carbon neutral within 30 years – the savings made in that time will offset the energy used to construct the building, taking all elements into account.
Berkemeier says the institute embraced this approach, developing a sustainability charter for the building which is believed to be the first of its kind in the office market. “The charter binds owners and tenants to the sustainability agenda for the building to monitor and, where needed, change behaviours. On an annual basis, the measured operational carbon footprint of the building’s tenants will be independently assessed. Combined with the quantified embodied carbon of the physical building, the operational carbon will be offset annually.”
SEARCH | SAVE | SHARE AT my.trendsideas.com
61
Left:Tapered fins provide solar protection from the direct sun, while still allowing views back to the city. The south side of the building is fully glazed to gain the most natural light. The building is designed to be carbon neutral within 30 years, and the operational carbon footprint will be assessed annually.
Project:41 Exhibition Street (41X), Melbourne Developer:Australian Institute of Architects Building architect:Lyons Interior architect, institute levels:Hassell Structural and civil engineer:Winward Structures Building services engineer:Aecom Project manager:DPPS Construction company:Hickory Group 62
SEARCH | SAVE | SHARE AT my.trendsideas.com
Story by Colleen Hawkes Photography by John Gollings
save | share | video Search 43888 at my.trendsideas.com
SUBSCRIBE & SAVE ONLINE $35
4 COMMERCIAL SG DESIGN SERIES
$65
8 HOME SG
SERIES
12 COMMERCIAL SG & HOME SERIES
$89
HOME SERIES: 4 x Home & Apartment focus on Malaysia, 4 x Home & Apartment focus on Indonesia YOUR DETAILS
PAYMENT DETAILS
Name ...................................................................................................................
Cheque enclosed for $ ............................ Charge my credit card for $ .....................
Address ............................................................................................................... ....................................................................... Postcode ................................... Email .............................................................. Phone ....................................... GIFT RECIPIENT’S DETAILS (Gift subscriptions only) Name ................................................................................................................... Address ...............................................................................................................
Name on card .............................................................................................................. Card type (please tick one)
Visa
Mastercard
Card No ...................................................................................................................... Expiry date ........................................................ CCV............................................... Signature ........................................................... Date...............................................
....................................................................... Postcode ...................................
Postage within Singapore is included in the price.
Email .............................................................. Phone .......................................
For all other countries visit trendsideas.com/go/asia Please tick here if you’d prefer not to receive our e-newsletter
SUBSCRIBE ONLINE: trendsideas.com/go/asshop POST: Trends Publishing Singapore Ltd, 7 Temasek Boulevard, #44-01 Suntec Tower One, Singapore 038987 EMAIL: subscriptions@trendsideas.com MALAYSIA PHONE: 1 800 803 289 SINGAPORE PHONE: 800 641 1062 FAX: +64 9 571 5701
SEAT OF INDUSTRY Eye-catching, ergonomic and future-proof, contemporary German-made furniture from Modular Space combines efficiency with style
Selecting the right office furniture or desking is vital for a company’s productivity, as studies have shown it can actually energise the workforce. In business since 2010, Modular Space provides international office furniture, workstation, and seating solutions to architects, designers and specifiers, says managing director Patrick Wong. “We offer a range of well-engineered desking and office furniture styles from renowned design houses. Our pieces reflect the latest material innovations and product technologies, presenting ergonomic and powerful solutions for the commercial, hospitality and retail industries,” he says. German-designed and manufactured pieces are 64
SEARCH | SAVE | SHARE AT my.trendsideas.com
a strong focus for Modular Space, with up-to-date modular workstations including Wini, Bosse, Ophelis and Ua. The company also carries office seating by Dauphin and Nexus. Contemporary furniture options combined with the expertise of the Modular Space team ensure a professional and effective outcome for all clients. For further details, contact Modular Space. Email: patrick@modularspace.com.sg. Or visit the website: www.modularspace.com.sg save | share Search 43877 at my.trendsideas.com
This page:Modular Design supplies a variety of office furniture solutions including the Ophelis-docks desk system, Dauphin XCode 1 and 2 workstation chairs and vibrant Atelier office sofas.
exclusive distributor
www.modularspace.com.sg
The functions of X-Code office chairs clearly determine their overall styling. The soft, multidimensional backrest fabric ensures optimum climatic conditions and support for the entire back. The horizontal gaps in the backrest shell provide support, allow ventilation and are an unusual design feature in their own right.
modular space singapore
Market sector Office renaissance post GFC
ASIA PERFORMS WELL Asian office property markets were fairly resilient during the GFC, with most markets rebounding within a short period – Leslie Chua, executive director Asia, IPD
66
SEARCH | SAVE | SHARE AT my.trendsideas.com
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 2800m2.
With the onset of the global financial crisis (GFC) in late 2007, financial markets were faced with an unprecedented shock. While the crisis had its roots in the US mortgage market, the flow-on effects through the rest of the financial system were substantial, and commercial property was not exempt. Commercial property was impacted on two fronts. Within capital markets, at the onset of the crisis in 2008 and 2009, liquidity dried up, borrowing costs skyrocketed, and many investors were forced to deleverage. At the same time, the underlying tenant demand for commercial property was hit as businesses and consumers tightened their belts. The combined effect was a sharp fall in the value of many commercial property assets. Income returns offered some protection, but in many cases the fall in capital values was large enough to push total returns into the red. After 2009, the dynamic shifted as the initial effects of the crisis wore off and liquidity started to return to the market. In response to the financial crisis, policy makers globally cut interest rates and encouraged liquidity with schemes such as the Troubled Asset Relief Program (TARP) and Quantitative Easing, while at the same time cutting interest rates to historically low levels in an effort to spur growth. The resulting excess liquidity and low interest rate environment has seen investors become increasingly focused on income yield, a fact which has benefited Asian office markets. From 2010, the relatively attractive yields on offer for Asian office property, together with relatively stronger underlying economic growth, have caused an inflow of international capital, which has helped support returns. Since 2010, this capital inflow has been the primary driver of office property returns with yields firming over most markets. The impact of the crisis was most pronounced in the office markets of North America and Europe where a long run-up in commercial property values had encouraged borrowing and speculation. Asian markets were shielded to some degree by more
resilient domestic demand, lower borrowing, less institutionalised commercial property markets and less speculative development. Figure 1 below demonstrates how the office property investment market cycle in Asia differed from that in the United States and the United Kingdom.
Figure 1: In both the American and Asian markets, returns fell from 2007 and bottomed out in 2009. However, whereas returns in the United States fell sharply for two years before recovering, returns in Asia softened in 2008 and were only marginally negative in 2009. The UK downturn was also quite pronounced but it preceded the other two markets by about a year. Within Asia, the experience was different across national markets. In Korea and Taiwan, total returns were never negative. Returns in Korea fell sharply from almost 27% in 2007 to just over 5% in 2008, but stabilised in subsequent years. Taiwan’s returns fell in 2009, but bounced back strongly in 2011 to double their pre-crisis level. These markets benefited from close links to the Chinese economy and strong domestic growth. Both these factors kept the underlying demand for office space high, which in turn supported returns. In the remaining markets, returns did dip into negative territory at some point following the collapse. Hong Kong was somewhat exceptional in that a trough was reached in 2008, but a sharp SEARCH | SAVE | SHARE AT my.trendsideas.com
67
rebound has seen returns outpace almost all other Asian economies in the ensuing years. Like Korea and Taiwan, Hong Kong’s close ties to mainland China helped drive stronger domestic growth, which again supported office returns. Unlike Hong Kong, returns in the remaining Asian markets bottomed out in 2009, or 2010. The return profile of the Australian, New Zealand and Singapore markets followed a similar trend during the crisis, while Japan suffered the largest falls of any Asian market, and also posted the weakest recovery. These markets were generally more exposed to western capital markets and thus were more vulnerable to the downturn. In Japan’s case, an aging population has been a long-standing problem that drags its economic growth. Figure 2 examines the relationship between property returns and the macroeconomy and how this varies across regional markets. Over the period 2006 to 2012, office markets in Asia generally outperformed the local economy, but those markets with the strongest underlying domestic growth witnessed the best performance. Overall, Asian office property markets were fairly resilient during the financial crisis. Returns in most markets were impacted, but not to the same extent as markets in North America and Europe. Where returns in Asian office markets did enter negative territory, the contraction generally lasted less than a year, with most markets rebounding to some extent due to an inflow of capital seeking the high returns
68
SEARCH | SAVE | SHARE AT my.trendsideas.com
Below left:The Hong Kong skyline will continue to change over the next six years, but many office towers will be in new hotspots. Shown here is Gateway Towers in Kowloon. Below:Shanghai Tower will deliver much needed supply to the Pudong office market in China, when it reaches completion in 2015. Right:Platinum Park is a distinctive new integrated development in Kuala Lumpur designed by leading UK firm Foster + Partners.
Figure 2: on offer from Asian office property. The data used in this article comes from IPD’s Pan-Asia Return Indicator (PARI), which contains data for more than 4000 assets in nine countries worth over US$270 billion. These assets cover a broad range of commercial property types from 2006 to present. For more information, visit www.ipd.com save | share Search 44083 at my.trendsideas.com
Project Tasti head office
Location: Te Atatu, Auckland
Architect: Leuschke Group
WITH A SUBURBAN EDGE The design of this new head office for a food manufacturer pays respect to the locals – the facility is within an industrial area wedged between residential zones
70
SEARCH | SAVE | SHARE AT my.trendsideas.com
Below:With its long, low profile and landscaped entry, the new head office for food manufacturer Tasti looks right at home in a residential neighbourhood. The textural urethane art wall at the entry tells a story about the history of the company.
Success in manufacturing invariably leads to expansion. But it’s not just space issues that can be addressed with new premises – buildings can also be designed to reflect changing work practices and company values. Tasti, a confectionary manufacturing business founded in the 1930s, commissioned a new head office to replace the two small Lockwood houses it had been using for many decades. Architect Colin Leuschke of Leuschke Group says the company had outgrown its office premises, but there was ample land available on the site to create a new building that would link to the manufacturing facilities.
“While this has been an industrial zone for many years, the site is a little unusual in that it has residential neighbours across the road and behind,” says Leuschke. “Consequently, the building needed to blend in as much as possible. It needed to have a low profile and not announce its presence as a large industrial concern. We wanted to break down the building visually, and give it a human scale so it would not be too imposing.” To this end, the design team created a long, low building with large white V-angle structural supports. “These elements provide a degree of separation between the people on the inside and those on the outside. We also terraced and landscaped the entry
SEARCH | SAVE | SHARE AT my.trendsideas.com
71
so it is very understated and almost domestic in scale. In a sense, this could almost be a very large family home.” Textural elements feature strongly – a urethane art wall created by Unique Ltd forms a backdrop to the landscaping. The wall, which references the history of the company and its people, extends through to the interior where it incorporates irregular cutouts backlit by LED lighting. “The visuals were a key part of the brief from the company, which values its staff highly,” says Leuschke. “It was essential to make this a pleasant, inviting workspace that would help the firm attract and retain good workers.” The architect says the visuals were also a way to inject a little humour into the design. The reception desk, for example, resembles a giant muesli bar, with nuts and seeds embedded into the front panel. A black backdrop, which relates to the Tasti corporate colours, enhances the visual drama. In terms of the interior layout, the main organising element is a wide corridor that forms the spine of the building, connecting all the offices with the cafeteria, staff facilities and the factory beyond.
72
SEARCH | SAVE | SHARE AT my.trendsideas.com
“This circulation zone, which is defined by a long timber wall made from recycled rimu and matai, functions as an architectural street,” says Leuschke. “It links every aspect of the Tasti business and encourages interaction between employees. All the offices open to the street.” Natural light pours into the street, through a band of clerestory windows. Small V-shaped structural steel supports beside these windows echo those on the other side of the building. But the interior supports are black so they stand out against the windows and the white ceiling. “We brought the garden inside at the far end of the street,” says Leuschke. “Workers walking to and from the cafeteria are exposed to greenery and natural light –– it offers an escape from the inside of the factory.” Screens and contemporary furniture in the cafeteria also enliven the work space, with a large orange screen helping to organise any queues that may form. Leuschke says the office is a very dignified, egalitarian working environment, one that is both grounded and engaging for the workforce.
Below:Black and white – the Tasti corporate colours – make a dramatic backdrop to the reception desk, which is modelled on a giant muesli bar. Right:The textural urethane art wall extends through to the reception area, where it is enlivened with illuminated cutouts and a large video screen. The wall was created from large moulds made at a tidal beach north of Auckland. Lower right:A long architectural street forms the spine of the building, linking all the offices and meeting rooms to the cafeteria and factory. The 90m2 wall features matai and recycled rimu timber salvaged from an 1890s villa.
Preceding pages:A large orange screen with round cutouts is a distinctive feature of the cafeteria. To enhance the light, bright ambience, a garden wraps around three sides of the space. The gardens can also be viewed from the internal street, which is glazed between the new building and the factory behind. The ceiling features sculptural wood veneer panels that provide acoustic insulation. Left:The new building incorporates meeting rooms and a training room (lower). The wall of graphics bookmarks the end of the internal street. Top right:Other whimsical graphic elements include Tasti food recipes reproduced on walls. Lower right:Because the firm employs many shift workers, considerable attention was given to bathroom facilities. Contemporary fixtures and fittings reinforce the emphasis on cleanliness and good hygiene.
Project:Tasti head office, Auckland Architect:Colin Leuschke, Leuschke Group, Auckland Civil engineer:Brown and Thomson Mechanical and electrical engineer:Electrical Consulting Services (ECS) Quantity surveyor and project manager:MPM Projects Fire consultant:MacDonald Barnett Partners Construction company:Macrennie Commercial Construction Earthworks:AHS Construction Services Landscaping:Natural Habitats Cladding:PBS Eterpan; Express Clad Roof:Prefinished Dimond Styleline Door and window joinery:Bradnams Nalco Hardware:Sopers McIndoe Signage:Brave Design Security system:Integrated Security services
Art wall, timber feature walls and reception desk:Unique Ltd Partitioning system:Alpha Interiors Carpets and vinyl contractor:Master Kelwin Paints:Resene Ceiling:Armstrong Dune ceiling tiles by Alpha Auckland Veneers:Decotech panels by Alpha Auckland Lighting electrician:Caldwell Levesque Heating and air conditioning:Chillex Services Story by Colleen Hawkes Photography by Jamie Cobel save | share | images Search 43879 at my.trendsideas.com
SEARCH | SAVE | SHARE AT my.trendsideas.com
77
Project 15 Green Square Close
Location: Fortitude Valley, Queensland
Architect: Cottee Parker Architects
NEW KID ON THE BLOCK One of the last buildings to go up in an established precinct outside the CBD, this low-rise commercial tower has a strong identity, with a distinctly urban edge
A lack of building sites in the CBD has given rise to many new developments on the fringe of our larger cities. These locations are often more cost effective, but there is another spin-off – a new urban architecture has evolved, whereby buildings are more hard-edged and a lot less conventional. This new commercial building in Green Square Close, on the fringe of Fortitude Valley in Brisbane, is a good example. Cottee Parker Architects won a design competition for the building, which was
78
SEARCH | SAVE | SHARE AT my.trendsideas.com
intended as a flagship project for the developer, the City of Brisbane Investment Corporation. Architect Adam Pope says for this reason, the building needed a strong identity. “While the design needed to have a commercial CBD feel, this building was never going to be a big glass box,” Pope says. “It had to be more detailed, and it needed to have more of an urban edge that would reflect the fringe location, next to a major railway corridor.”
These pages:This new commercial building outside the Brisbane CBD, on the fringe of Fortitude Valley, sets a new benchmark for the City of Brisbane Investment Corporation. Designed to achieve a 5 Star Green Star rating, 15 Green Square Close features a mix of horizontal, vertical and wraparound solar screens.
The architect says it was also essential to make other aspects of the building appealing to future tenants. The gross lettable floor area had to be maximised; the floorplates needed to be unobstructed, and have the potential to be linked with open internal stairs; and the building needed to achieve a 5 Star Green Star rating. To this end, solar screens and blades articulate the exterior, responding appropriately to their respective orientations. The design avoids monotony by mixing vertical blades with horizontal precast concrete shades and smaller bright orange
80
SEARCH | SAVE | SHARE AT my.trendsideas.com
screens that wrap the windows in an r shape. This wraparound motif reappears in various forms throughout the building – even the roof canopy wraps down the side of the building on the southfacing facade. This elevation features bands of textural precast concrete, chosen to present a suitably robust face to the rail corridor. The concrete also provides acoustic insulation. “On the other side, we ensured that the screens are positioned to block the direct sun, but not to obstruct the views back to the city,” says Pope. “We were also mindful that the southwest side of
Below and right:Horizontal bands of textural precast concrete feature on the south side of the building, which faces a rail corridor. The roof also wraps down the building on this side, echoing the form of the orange sunscreens. Lower right:Alpolic aluminium panels wrap the lower three levels, effectively creating a podium, which brings a human scale to the building. The green wall faces a residential block.
Left:Horizontal precast concrete bands on the front facade feature an imprinted design and have a downturn that screens the interior from the direct sun. The entry is enlivened by warm-toned wood panels and a canopy that echoes the design motif and colour of the smaller sun shades. The opening at the right leads to a walkway past retail tenancies at the front of the building. Below right:There is also a living wall on the inside. The entry and lift lobby are aligned with the Green Square pedestrian plaza.
the building is overlooked by a residential block. So we added vertical blades for privacy, and planted a green wall – plants climbing up a trellis help to soften the view for the neighbours.” The design team also introduced a human scale to the lower three levels, which are wrapped in Alpolic aluminium panels so they resemble a podium. Maintaining a strong connection with the adjoining public plaza was another key consideration – the main entry is aligned with an axis leading directly to the plaza. And provision has been made for hospitality and retail tenancies to activate the street frontage. The entry canopy repeats the asymmetrical wraparound motif, with the soffits lined with Prodema wood veneer panels. Within the lobby there is another living wall, and timber fins on the ceiling pick up on the exterior aesthetic, albeit in an abstract way. To meet the 5 Star Green Star requirements,
15 Green Square Close has double glazing, rainwater harvesting, and energy-efficient lighting. Natural light is maximised by a central core and unobstructed floorplates. “The building also provides end-of-trip facilities for cyclists,” says Pope. “In most buildings, these are in the basement, but we have placed the showers and bicycle racks on the ground level, providing access directly off the street. This means cyclists are not mixing with the cars, and it creates a better amenity, with plenty of natural light.” The architect says the building, which has now been sold to The GPT Group, is nearly fully tenanted. Some of the larger companies have opened up the floors with stairs to connect the different levels as anticipated.
Project:15 Green Square Close, Fortitude Valley, Qld Developer:City of Brisbane Investment Corporation Architect:Cottee Parker Architects, Brisbane Construction company:Adco Construction & Building Australia Civil engineer:Robert Bird Group Mechanical and electrical engineer; fire consultant:Norman Disney & Young Quantity surveyor:Gray Robinson & Cottrell Landscape design:Jones Flint & Pike
Cladding:Precast concrete panels; Kingspan trapezoidal wall panel Roof:Stramit Longspan Curtain wall and window systems:Permasteelisa Lift services:Kone Heating and air conditioning:CoolMaster
save | share | images Search 43885 at my.trendsideas.com
Story by Colleen Hawkes Photography by Scott Burrows
SEARCH | SAVE | SHARE AT my.trendsideas.com
83
Market sector Urban strategy
URBAN TRENDS With myriad influences at play, public artworks, microclusters and growth incubators are transforming the built environment – David Grant, Place Associates
It is a time of enormous change for the built environment. New sustainability benchmarks, improved technologies, the rise of online shopping and the impact of recessions and natural disasters – just to name a few influences – are forcing dynamic changes to the property industry globally. The Place Report explores the most progressive responses to these influences over a period of 12 months, distilling the most enlightened macro ideas that define how we live, work, eat, shop and play. Here, we highlight four trends from the 2014 report. Culture quarters Art is in more demand than ever across the western world, and it is becoming a symbol of status and power in emerging BRIC countries (Brazil, Russia, India and China). We are constantly seeing more examples of governments, citizens and developers using culture to create memorable experiences, make unused laneways safe and
84
SEARCH | SAVE | SHARE AT my.trendsideas.com
attractive, and revitalise run-down precincts. It has also successfully been introduced to counteract underuse wrought by natural disaster, economic decline and the impact of suburbanisation. The famous Louvre Museum has created a satellite site in the industrial town of Lens, in northern France. The town, with a population of fewer than 40,000 residents and an unemployment rate three times the national average, has seen 750,000 visitors in the first year of the satellite opening. Closer to home, Gap Filler, a creative urban regeneration initiative that was started in response to the devastating Christchurch earthquakes, has brought vibrancy back to the downtown area. It has also helped to bring people back to local shops. Incubating growth Incubators use a range of strategies, such as lowered rent, mentorship, shared expertise and networking, to increase the amount of dynamic
Above:David Grant, strategy director, Place Associates, reports on leading urban trends that are changing our cities. Below:New Museum in New York City has created the first museum-led incubator, New Inc, for innovative businesses operating the fields of architecture, design, technology and art. Images by Dean Kaufman Right:The town of Lens in northern France has a Louvre satellite gallery that is drawing 750,000 visitors annually. Top and lower images by Iwan Baan; centre image by Hisao Suzuki
work within a single defined area. Incubator facilities, once predominantly found in the tech industry, are now being used by private businesses and individuals within a range of industries. The growth of these new incubators has created hotbeds of innovation in cities around the globe. Tech City in London, UK is a defined area of the city that has actively cultivated a technology focus and attracted investors such as Google, Facebook, Cisco and Intel, as well as a community of entrepreneurial companies. Tech City has grown from 200 businesses at the time of launching (approximately 2008) to 1300 digital companies. More recently, the New Museum in New York City has applied this approach to foster local cross-industry innovation, by creating the first museum-led incubator, New Inc. Invite-only desks are made available to innovative businesses in the fields of architecture, design, technology and art. Urban microclusters Like-minded small businesses and retailers are decreasing risk by sharing low-cost locations and increasing demand through association. While businesses can gain a financial advantage from co-locating with similar niche operators, they are also, en masse, transforming the economic vitality of the surrounding area. A row of former horse stables just off Oakland’s 49th Avenue has become a destination micro community for the Bay Area’s artists and designers. The area lures families and hipsters alike to take in wares from the artists’ open studios. Melrose Market, in Seattle, USA, used the name of an anchor tenant – chef Matt Dillon’s popular
86
SEARCH | SAVE | SHARE AT my.trendsideas.com
restaurant, Sitka & Spruce – to curate a collection of complementary businesses to strengthen the overall offering. Dillon actually helped curate the other businesses within the building. Mainstream urbanism Consumer expectations are changing as people become more interested, better informed and consequently more opinionated about how public and private spaces are designed, maintained and changed. With more widespread interest, mainstream media have started to embrace the topic. In her eponymous magazine TV host Oprah Winfrey profiled Candy Chang, an artist with an urban design background who is making large transformative public artworks. Candy shared her insights on how to revitalise cities. There has also been an increase in the amount of civic activism in built environment projects, and this can be seen in the emergence of groups such as 202020, which lobbies landowners to increase green space by 20 per cent in 2020. Interestingly local governments across the globe are hoping to channel this interest by opening up two-way dialogue between citizens and developers through websites such as Give a Minute. For more details, contact Place Associates, a property consultancy that creates strategies to position, market and activate places. Website: www.placeassociates.com.au save | share Search 44084 at my.trendsideas.com
Below:Faux Arcadia by Michaela Cox, supported by Gap Filler, is an art installation in Christchurch. Gap Filler is a creative urban regeneration initiative established following the destructive Christchurch earthquakes. It is administered by the Gap Filler Charitable Trust and aims to temporarily activate vacant sites to make for an interesting, dynamic and vibrant city. Right:Ash Keating, Concrete Propositions is another Gap Filler project created in collaboration with Christchurch City Art Gallery. Image by John Collie, courtesy of the artist and Fehily Contemporary, Melbourne, Australia. Far right and lower:The Arcades (far right), a collaboration between Ryan Reynolds, Andrew Just and FESTA 2012, and Summer Pallet Pavilion (lower) are two other Gap Filler initiatives. The Arcades image is by Jamie Cobel and the Pallet Pavilion image is by Guy Jansen.
BEHIND THE SCENES Now you see it, now you don’t – full data connectivity can be concealed within the furnishings with the Netbox MEB-K and Netbox Point-Q
In today’s world of hyperconnectivity, the workplace can be anywhere and everywhere. Now all a business traveller or employee needs to work, check emails or text friends between meetings is a comfortable corner and the obligatory outlet or two for recharging the iPad, iPhone or any smartphone. And one of the most convenient places to be comfortably tethered to technology is in the cushy confines of a waiting zone or breakout area. But with the increasing presence of tablets, laptops and other digital wizardry, it can be a challenge to keep the endless cabling discreet and organised. A&H Meyer has come up with an innovative solution that is designed to embrace the new “work anywhere, anytime” paradigm. The Netbox MEB-K and Netbox Point-Q are assembly sets that can be used to layer technology into the furniture for easy connectivity. The MEB-K is a simple plug-and-play setup with two built-in power units. The assembly can be easily mounted into sofas and cushions. The nifty Netbox Point-Q assembly set can be snugly insulated in a leather pouch draped over a sofa back or arm, or safely corralled within a comfortable headrest or armrest. This assembly consists of three components: a power outlet and two communication modules. For more information, contact A&H Meyer Sdn Bhd, No 3, Jalan Astaka U8/84, Section U8, Bukit Jelutong, 40150 Shah Alam, Selangor, Malaysia. Tel: (+603) 7845 7277. Fax: (+603) 7845 2155. Email: sales@ah-meyer.com.my. Alternatively, visit the website: www.ah-meyer.com.my save | share Search 44181 at my.trendsideas.com
Above:The Netbox MEB-K (top) and Netbox Point-Q (above) offer unobtrusive data connectivity for lounge areas. 88
SEARCH | SAVE | SHARE AT my.trendsideas.com
SECTION FOCUS OFFICE INTERIORS
LOOKING LIVELY Increasingly, modern office interiors are defined by floorplans that encourage social interaction
Project WorkZone
Location: Perth, WA
Interior designer: Hassell
OPEN EXPRESSION The comprehensive fit-out for the new Perth headquarters of a national construction company reflects interior design values of interaction, engagement and connectivity
92
SEARCH | SAVE | SHARE AT my.trendsideas.com
Preceding pages The large stairway void, centrally located hubs and impromptu meeting spaces encourage staff movement vertically through this company headquarters. Vibrant furnishings bring splashes of colour to otherwise neutral tones. Hassell undertook the comprehensive fit-out. Below:The reception has an open feel. Below right:Plans show the dynamic of the central stair core and the mainly open-plan layout.
Casual social interaction between workers, and a high level of transparency to clients are important concepts in contemporary office design. A central circulation element is one way forward. When national property group Charter Hall first began the development of WorkZone, on the fringe of the Perth CBD, Hassell was asked to undertake the interiors. Interior designer David Rey says relocating any multifaceted company to a single address brings the opportunity to use the building form and interior design to actively promote teamwork. “A key objective of this project was to celebrate the potential of enhancing people and client
engagement,” he says. “In addition, we wanted the interiors to have a high level of transparency. It was also important to achieve a 5 Star Green Star rating for the interior.” Rey says the project was an integrated fit-out – Hassell worked with the building architect Fitzpatrick+Partners to tweak the plans before construction got under way. This was carried out by Broad Construction Services. Changes included removing internal walls at ground level so visitors at reception could look across and through adjacent hubs and informal spaces. This sets up a feeling of openness that continues on the floors above.
Sixth floor
Third floor
Ground floor
SEARCH | SAVE | SHARE AT my.trendsideas.com
93
Another change was the introduction of a wide staircase void to connect all levels of the building. This central element provides vertical vistas from one level through to the next, encouraging staff movement between floors. The resulting connectivity promotes the office as one facility, rather than as a set of separate floors. Glass elevators add to the open aesthetic, while setting services towards the core, and the choice of low desking ensure views right across each floor. Building on the idea of connection, social hubs, serving casual drinks and cold food, are located
94
SEARCH | SAVE | SHARE AT my.trendsideas.com
beside the stairwell on each floor and there are also informal meeting zones in the same proximity. The hubs have their own individual aesthetic and also act as wayfinders in a building where the interiors floor-to-floor look quite similar. With the reception and building services at ground level, floors one to five are a combination of open-plan desking, executive and managerial offices, and meeting rooms. The sixth floor is intended for client engagement, with meeting rooms, executive spaces and training facilities. All three training rooms have operable walls that
Below:This high-tech meeting room features formwork that suggests the coming together of building forms to create enhanced connectivity. Facing page:The generous use of eucalyptus veneer and plantings brings warmth to the interiors and is a visual reminder of an eco-friendly focus.
pull back to create one large event space. The other side of this level is for staff socialisation and dining facilities. All hot food and dining options for staff are on this top level, encouraging staff to gravitate towards this space, says the designer. “The decor also facilitates individual disciplines coming together. A motif of joining and interlocking elements runs through the offices. It can be seen, for example, in the geometric forms on the conference rooms, which are much like a 3-D puzzle, and in the plank composition of the joinery on all levels.” Repeating the blade ceilings and a consistent
use of eco-friendly eucalyptus veneer add to the sense of connection between floors. To achieve the coveted 5 Star Green Star rating, Hassell addressed everything from indoor light quality, including setting workspaces to the perimeter, to specifying low-VOC surfaces. In addition, a high material efficiency was achieved, in part by constructing most joinery off site. Other green aspects are super-efficient chilled beam air conditioning, energy-efficient whitegoods, low-flow tapware and the designer’s choice of Geca-accredited furniture.
SEARCH | SAVE | SHARE AT my.trendsideas.com
95
Below:Each staff hub has an individual feel. The glass elevators admit natural light and offer views to the courtyard.
Project:WorkZone, Perth Developer:Charter Hall Architects:Fitzpatrick+Partners Interior designer:Hassell, Perth Construction company:Broad Construction Services Mechanical and electrical engineer: Aecom and Norman, Disney & Young Quantity surveyor:Turner & Townsend Fire consultant:Wood & Grieve Engineers Window and door joinery:Sapphire Aluminium Wideline System Hardware:Madinoz door handles, Raven door seals Blinds:Originals 982 by Verosol, Mikor blind pelmet Tiling:Classic Roman Vein cut travertine from Attica Stone Flooring:Striation and Monochrome carpet tile from Interface Flor Ceiling:Slot decorative acoustic ceiling panels and timber slatted ceiling, both by Ultraflex Veneers:Eucalyptus veneer on all joinery, from George Fethers & Co 96
SEARCH | SAVE | SHARE AT my.trendsideas.com
Paints:Dulux Lighting:Thorn, Tom Dixon, Halo, Zumtobel, Luma Lighting Workstations:Custom desks by Zenith Interiors; storage by Castledex Office chairs:Scope task chair by Burgtec Furniture:Style Craft, Table & Chair, Living Edge, Design Farm, Zenith Kitchen equipment:Fisher & Paykel, Smeg, Clark, Simply Stainless Story by Charles Moxham Photography by Robert Frith
save | share | images Search 43895 at my.trendsideas.com
Project Envision Control Centre
Location: Shanghai, China
Interior designer: M Moser Associates
SYNERGY AT WORK Sleek, aerodynamic forms and a large, open floorplate create a free-flowing workplace for a company in the smart wind turbine business
98
SEARCH | SAVE | SHARE AT my.trendsideas.com
Below:Symmetry defines the design of the new control centre for Envision, a global company specialising in wind turbine technology. The office, designed by M Moser Associates, brings together engineers, sales people and administration staff from several different locations. The entire wall at the end of the office can be transformed into a trio of giant projection screens.
A problem shared is a problem halved – it’s a saying that resonates with the staff who get to enjoy the workplace featured on these pages. Interior design specialist M Moser Associates designed the Envision Control Centre to enable a high level of collaboration and problem solving, says director Cynthia Chan. “Envision, a world leader in the smart wind turbine business, required a new control centre for engineers, sales people and administration personnel,” she says. “Because the company is global, the centre was to be staffed 24/7, with the company requesting a specific control room within the office, for engineers dealing with problems in the field.
“However, the idea of engineers being locked away in the dark by themselves didn’t seem to be the best way to meet their needs. They required better access to their support teams, and we felt they needed a light, bright workplace they would be happy to come to and proud to show off.” Chan says the design team expanded the notion so the entire room became the control centre. Information on computer screens can be projected on a large display wall at the end of the office, which everyone can access, and everyone can see. “When an engineer has a problem, they can throw it open to the entire office, so everyone can help resolve it.”
SEARCH | SAVE | SHARE AT my.trendsideas.com
99
Douglas Newkirk of M Moser Shanghai says the concept of collaboration also influenced the way the office was organised. “We were inspired by the physics behind air movement – something that relates directly to Envision’s business. We wanted to create a connective flow, just like different airstreams can smoothly come together into a single flow, and then disperse again. The idea was to design a space that offered freedom of movement, and would accommodate the way people move around and collaborate, both as individuals and as teams.”
100
SEARCH | SAVE | SHARE AT my.trendsideas.com
The 75 staff members within the office, which is part of a much larger workplace, are seated at curved, custom-made workstations with integrated CPUs and monitors. Design associate Manuel Garcia says the glow of blue LED lighting and touches of light maple veneer are the only touches of colour on the pristine white furniture. “Integrating the equipment into the desks enhances the evocative, aerodynamic form of the workstations,” he says. “A long meeting table on the centre of the office, directly in front of the giant wall screens, also has an aerodynamic form.”
Below left:Workstations, custom designed and manufactured by M Moser Associates, are white, with integrated screens. Their sleek, aerodynamic design references the form of a wind turbine. The layout of the office itself also creates a free-flowing space that encourages movement and collaboration. Right:A large conference table defines the key axis of the office. Workstations have sightlines in all directions.
Top left:The laboratory within the office features a curved glass wall that distorts reflections from the LED cove lighting. Lower left:A high table with green bar stools forms a breakout area for workers. Below:Exposed portions of the ceiling mimic the shape of the workstations below. The fins in the ceiling are reminiscent of air intake grilles. Below right:Each team has a central meeting table with a large integrated screen. Story by Colleen Hawkes Photography by Vitus Lau
This area has a commanding presence, and forms an ideal backdrop for the CEO to speak to all the workers via an online link, says Chan. Teams are clustered, symmetrically, either side of the central table, and all workers enjoy sightlines that extend across the space in every direction. In addition to the workstations, each team has a central pod – a small meeting table with a large integrated screen. These tables are primarily used for instant, real-time collaboration with field technicians. Numerous additional digital projection and LED screens mounted on the office walls ensure each worker has continuous access to the data streaming in from Envision’s wind turbines around the world. The low ceiling height and the position of existing sprinklers presented a challenge for the design team. Newkirk says they chose to make a feature of the ceiling, so it would further accentuate the idea of a fluid, flowing space. “We wanted a ceiling that would create an impression of light penetrating through clouds,” he says. “The design uses softly curving white drywall
that envelopes an array of coves that provide indirect LED lighting. Other areas of the ceiling were left exposed, but are adorned with linear fins that correspond to key elements of the floorplan. These mimic the look of air intake grilles, and help to conceal the sprinkler system.” Chan says the design team took care to minimise reflections, with a lighting consultant contracted to oversee the project. In other areas, such as the glazed laboratory, there was a deliberate move to play with the reflective quality of the strip lighting. “The laboratory, which frequently serves as a wind tunnel, features a curved glass wall that bends the reflections in a playful way,” she says. “This environment is also saturated with integrated technologies. Ensuring that all this technology complemented the design, and it all worked together seamlessly and intuitively, was probably the biggest challenge of the project.”
Project:Envision Control Centre, Shanghai, China Interior designer:M Moser Associates – Cynthia Chan, Manuel Garcia, Douglas Newkirk Fit-out company, mechanical and electrical engineering, fire consultant:M Moser Associates Lighting consultant:Studio Illumine Audiovisual and IT team:M Moser Associates – Hong Jiang, Peter Zhang
Hardware:GMT Flooring:Vinyl tile from Shanghai Chu Rong Industrial Co Wallcoverings:Fabric by Titch Ceiling:Metal louvres by Armstrong Workstations:White plastic laminate with Corian edging on MDF, by M Moser Associates Office chairs:Haworth Zody Additional furniture:Posh
save | share | plan | images | video Search 43739 at my.trendsideas.com
SEARCH | SAVE | SHARE AT my.trendsideas.com
103
SECTION FOCUS PROJECT PORTFOLIO
NOW TAKING OFF Public works come with responsibilities to the society they serve, including generating revenue
Project Tom Bradley International Terminal
Location: Los Angeles
Architect: Fentress Architects
MAKING WAVES With a design that evokes the world-famous surf of Californian beaches, the Tom Bradley International Terminal heralds a new era in traveller comfort
As the transit point for 8 million-plus people every year, the new international terminal at Los Angeles airport had to offer a strong impact – both aesthetically and in terms of a new revenue stream. Statistics alone evoke the significance and scale of the new Tom Bradley International Terminal. Designed by Curtis Fentress of Fentress Architects, the building is the largest public works project in the history of Los Angeles. It has 111,484m2 of usable floorspace – double the size of the existing international terminal – and its construction involved
15,500 tonnes of steel and kept 9900 workers employed over 6.5 million man-hours. Curtis Fentress says the terminal presents a new gateway for Los Angeles, and the architecture was inspired by the people and geography of the city. “Several public forums were held, with the preference emerging for a wave design that evoked LA’s famous white-sand beaches. In response, we created the distinctive arching sectional roofline, which also references the parabolic arches of the nearby LAX theme building and control tower.”
Preceding pages and below:The Tom Bradley International Terminal is a new gateway for Los Angeles. Increased capacity, branding, an Integrated Environmental Media System (IEMAS) and myriad dining and retail options will help fund the terminal. Following pages:The columnfree interior reaches 31m at The Great Hall, its highest point.
The progressive building is slated for Silver LEED certification, and sustainability is built into the architecture. Clerestory windows under the roof forms flood the interiors with diffused natural light – another evocation of the area’s sunny disposition. Also factored into the design was the region’s propensity for earthquakes. Every connection on the moment frame was tested off site to beyond
The roof and ceilings are faced in aluminium, for an harmonious look inside and out. These metal ceilings also help bounce light through the interior. The new terminal has double the capacity of the old one, handling 4000 people an hour through Federal Inspection Services. State-of-the-art gates allow three jet bridges to fill or empty doubledecker airbuses speedily and efficiently.
breaking point. The steel structure allowed for a column-free interior, rising to 31m at the central Great Hall.
Giant media columns and billboards animate the volume, as do eateries and lounges overlooking the central concourse and Great Hall.
Left:Natural indoor light quality is so plentiful that no artificial lighting is required to illuminate the terminal during the day. Below:The new facility can process 4000 passengers per hour, decreasing wait times from 2.5 hours to 30 minutes. Below, lower:The curvaceous terminal connects to the ticketing hall of the old terminal at right. Story by Charles Moxham Photography by Lawrence Anderson and Jason Knowles
Inasmuch as the Tom Bradley International Terminal greatly increases the volume of passenger movement and capacity, it improves the airport’s revenue stream in other ways too. The enormous electronic hoardings alone attract a handsome fiscal return. At the heart of the Great Hall, the Villaraigosa Pavilion houses a wide variety of luxury retail and dining options, and will have an annual international capacity of 8.6 million passengers. Founding principal of Montalba Architects, David Montalba says the 1300m² pavilion was also inspired by the California coastline. The architects employed the concepts of ‘island’ and ‘edge’ to
organise the pavilion’s design as a unified concept. “On the same axis as the passenger corridor, the ‘edge’ is delineated by a continuous soffit, with detailing that evokes tidemarks on a sandy beach.” Montalba also created the facade for the vast duty-free shopping area, which suggests a series of jewel boxes framed by bronzed stainless steel. Another major revenue source, these shops offer beauty, luxury, fashion, and liquor brands.
Project:Tom Bradley Terminal, Los Angeles International Airport, Los Angeles Architect and interior design:Curtis W Fentress FAIA, RIBA, Fentress Architects, Denver, CO Civil engineer:Hatch Mott MacDonald Mechanical and electrical engineer:TTG Quantity surveyor:Psomas Construction company:Walsh Austin Landscaping:Mia Lehrer & Associates Integrated Media System design and implementation MRA International, Sardi Design, Digital Kitchen, Smart Monkeys, Electrosonic inc, and Daktronics
Lighting:Horton Lees Brogden Lighting Design Signage:Selbert Perkins Design Escalator services:Syska Hennessy Design Villaraigosa Pavilion and duty-free shops:Montalba Architects, project architect Ben McDonald Concessions contractor:PCL Construction Services Structural engineer:John A Martin and Associates Mechanical plumbing, building management and vertical transportation:Syska Hennessy Group
save | share | video | plan | images Search 43880 at my.trendsideas.com
Star Alliance and One World Lounges Gensler
SEARCH | SAVE | SHARE AT my.trendsideas.com
111
Of the several airline lounges and luxury dining options that bring life to the upper reaches of the concourse building, the new Star Alliance Lounge is one of the largest and most welcoming. Designed by global architectural firm Gensler, the lounge accommodates 400 passengers and features an open-air rooftop terrace with views over the northern runway to the Hollywood Hills. Gensler’s design is a contemporary interpretation of Modernist Los Angeles architecture of the 1950s
112
SEARCH | SAVE | SHARE AT my.trendsideas.com
and 1960s. The concept is in line with the new guidelines for all Star Alliance-branded lounges, which include bringing a unique local flavour to each Star Alliance location. To this end, the terrace provides travellers with an immersive sensory experience, complete with fire pits and a water wall. Indoors, black and white photographs, inspired by LA, and shot by renowned photographer Peter Lik, complement the understated Star Alliance corporate colours. Featured
These pages:The new Star Alliance Lounge at Tom Bradley International Airport combines use of corporate colours with locally sourced artworks and furniture. The facility includes several areas suitable for business and freshening up between flights. Photography courtesy of Star Alliance
materials include American walnut wood floors, and raked limestone and ceramic tile walls. Star Alliance selected locally sourced products and furniture wherever possible. For example, the glazed tile walls were created by local artisans. Several elements are included to meet the needs of the modern business traveller. Zones range from a lounge bar for socialising, to a library space, a den, a study and a media room. These various amenities are equipped with high-speed Wi-Fi and
USB power ports to recharge mobile devices as a supplement to traditional power outlets. Star Alliance worked closely with Gensler and the Green Building Council of America to ensure sustainability, and sourcing materials and furniture locally was part of this. These measures, together with an emphasis on natural light penetration and a number of energy-saving initiatives, have meant the progressive 1672m2 lounge has attracted LEED Commercial Interiors Gold certification.
SEARCH | SAVE | SHARE AT my.trendsideas.com
113
index Knight Frank Malaysia
22-27
Sandimas Intimitra
2
83
Sapphire Aluminium
96
48
Sardi Design
111
70-77
Satrio Tower
20-21
15 Green Square Close
78-83
Design Farm
96
18 Office Park
12-15
Digital Kitchen
111
41 Exhibition Street (41X)
56-62
Dimond
A&H Meyer
88-89
Dominion Flooring
48
Leuschke Group
70-77
Selbert Perkins Design
Aecom
Lawry, Rob
DPPS
62
Leuschke, Colin
78-83
Dulux
96
Living Edge
62, 96
Electrical Consulting Services
77
Luma Lighting
Adco Construction & Building Australia
48, 77
Kone
AHS Construction Services
77
Electrosonic Inc
Allways Paving
48
Envision Control Centre
Alpha Auckland
77
Express Clad
Alpha Interiors
77
Fentress Architects
104-113
Alpolic
48
Fentress, Curtis W FAIA
104-113
Alutech
48
Firth
48
Madinoz
Armitage Williams Construction 48
Fisher & Paykel
96
Mangkuluhur City
Armstrong
Fitzpatrick + Partners
77, 103
Arnold Jensen Electrical ASB North Wharf
48
IFC-1, 50-55
Attica Stone
96 56-62
Bradnams Nalco Brasali Group
Garcia, Manuel Gensler
111, 112-113
George Fethers & Co
96 103
Gray Robinson & Cottrell
83
Construction
116-IBC
96 18-19 77
McDonald, Ben
111
Metro GlassTech
48
Mia Lehrer & Associates
111
Horton Lees Brogden
111
70-77
64-65
Montalba Architects
111
MRA International
111
Natural Habitats Newkirk, Douglas
77
77
Oasis Furniture Industries
97
96
PBS Eterpan
77
Canterbury Balustrades
48
IPD
Castledex
96
Jasmax
Jasmax Landscape Architects
48
Posh
Australia
34-39
83
Indonesia
6-11
78-83
Daktronics
111
Decotech
77
84-87 103
Property Council New Zealand
Titch
103
Tom Bradley International Terminal 104-113
Property Industry Awards 50-55 Psomas
96 IFC-1, 49, 63, 115
TTG
111
96
Ultraflex
96
Unique Ltd
77
Unison Workspaces
48
USG
48
Walsh Austin Winward Structures
Middle East North Africa 28-33
Raven
96
Wood & Grieve Engineers
Singapore
Rawlinsons
48
WorkZone
OBC
Kalma Propertindo Jaya
12-15
Resene
77
Zenith Interiors
Kencana Graha Optima
18-19
Robert Bird Group
83
Zhang, Peter
Ruamoko Solutions
48
Zumtobel
Kingspan
83
111
Turner & Townsend
Verosol
Rider Levett Bucknall
96
Cottee Parker Architects
48
111
CoolMaster
48
Philips
John A Martin & Associates
Clark
103
83
Place Associates
Jones Lang LaSalle
111
Permasteelisa
103 83
83, 96
PCL Construction Services
Jiang, Hong Jones Flint & Pike
96 40-48
Trends Publishing International
Interface Flor
Cosgroves
48
Tom Dixon
Integrated Security Services
Corian
48
Thomas, Mike
Niro Ceramic Sales & Services 5
48
78-83
Texco
98-103
77
Corporation
48 16-17
Caldwell Levesque
City of Brisbane Investment
96
Taggarts Excavation TCC Batavia
Cadaques Investments Ltd
77
Table & Chair Tasti Head Office
Norman Disney & Young
IFC-1, 40-48, 50-55
111
48
48
66-69
96
Syska Hennessy Group
Three35
40-48
103
Style Craft
77
62
83
Studio Illumine
MPM Projects
40-48
111, 112-113
Stramit
96
Horton Signs
Chillex Services
Star Alliance
Mikor
48
90-96
77
103
Hood, Alasdair NZIA, DINZ
Charter Hall
96
Sopers McIndoe
Haworth
96
98-103
Smeg
Thorn
Burgtec
Chan, Cynthia
96 111
48
Hickory Group
103
Smart Monkeys
Morgan and Pollard
Hayman, Richard NZIA
Cactus Security
Industrial Co Simply Stainless
111
77
111
Shanghai Chu Rong
Hatch Mott MacDonald
Brown and Thomson
IFC-1, 50-55
70-77
Office Tower One
Modular Space
96
77
Master Kelwin
Halo
56-62, 90-96
98-103
Macrennie Commercial
77
Hassell
56-62
MacDonald Barnett Partners
Mitsubishi
Broad Construction Services 90-96
BVN Donovan Hill
90-96 98-103
M Moser Associates
Greenwood Sejahtera Tbk 16-17
77
Bristol
77
96
Lyons
48 20-21
Brave Design
98-103
GMT
Australian Institute of Architects Beattie Air Conditioning
111
96
96 111 62 96 90-96 96 103 96
Bring your ideas to life
HOME TRENDS DOWNLOAD THE APP NOW trendsideas.com/hometrends Available on
iOS and
Android