探尋資本市場新機遇，羅昂建筑如何通過精準的決策定位和關注細節(jié)的解決方案獲得項目的成功，為上海南京東路板塊城市更新又添力作?

How can a property asset keep up in a fast-paced changing market?

騰飛元創(chuàng)大廈地處上海九江路686號，毗鄰人民廣場南京路步行街核心商圈，步行可達外灘。大樓自2004年建成使用以來，一直處于低迷狀態(tài)，在資本市場中口碑不佳。騰飛集團在收購此物業(yè)之前，邀請logon羅昂建筑團隊對項目進行了全方位的可行性研究，并以此為基礎堅定并完成了收購計劃。

Ascendas Innovation Place is an example of a modernization projectexecuted successfully through accurate decision-making through a "Fullpackage service" followed through by logon.design. The building is locatedat No. 686 Jiujiang Road, adjacent to Nanjing Road Pedestrian Street nearPeople's Square and within walking distance of the Bund.

項目位于人民廣場歷史風貌區(qū)邊緣，東側為上海市首批優(yōu)秀近代建筑永安百貨大樓，對項目的立面形式有一定的限制和影響。logon羅昂建筑提出，如何在滿足室內基本物理條件的同時，打造周邊范圍的整體和諧成為項目立面設計的核心理念。

While located in a prime location, the area is characterized asa historical touristic district, therefore, protected like one. This historicaland scenic area is bounded by Jiujiang Road, known for its business character.Being at the edge of the scenic area, more specifically in the limits of oldand new buildings brings its own set of restrictions and thereforechallenges.

大廈作為既有建筑的城市更新類型項目，較短的設計周期和報批層面的提前預估，通常是投資商關注的重點。同時logon羅昂建筑團隊考慮到業(yè)主要求：施工期間不影響現(xiàn)有租戶，較短的報批時間和有限的預算，因此本次設計不改變原有建筑的使用功能，不變動原有的建筑結構。立面裝修的范圍集中在1-4 層區(qū)域，5 層以上僅進行立面清理粉刷，不做大的調整。室內進行裝修，以提升使用者舒適感。

In modernization projects for existing buildings, short design cyclesand early estimates for approval are key points for investor interest. Toconsider the approval process for different types of interventions can helpminimize design changes as well as ensure smooth execution. In this case,creating harmony inside and out is the core design concept for the façade.

建筑本身存在較多的局限性，如何正視建筑弱點，打破物業(yè)在資本市場上固有的低端廉價形象，通過品牌重塑和與眾不同的設計解決方案，實現(xiàn)資產增值，是logon羅昂建筑設計師所關注的核心。logon羅昂建筑設計團隊試圖在不改變結構、外立面不向外延伸的情況下，通過有限的改造內容，實現(xiàn)出眾的效果。本項目因其物業(yè)本身的特殊性，改造成為現(xiàn)代甲級寫字樓具有較大挑戰(zhàn)性，為了優(yōu)化租金及物業(yè)長期價值，logon羅昂建筑設計團隊考慮通過品牌重塑手段將項目打造為具有自身特色的精品寫字樓，以提升市場競爭力，吸引相應的目標客群。

Giving a unique solution through positioning and design, thelogon.design team aimed to through limited modifications upgrade the façade andthe function. Precise positioning of the building as a Boutique Grade A officebuilding was the foundation of the reshaping of the successful project.

建筑的一、二層具有較好的可視性，logon羅昂建筑期望將其打造成為一個獨特的可以提升整棟建筑價值的目的地空間，而非傳統(tǒng)的底層功能。logon羅昂建筑引入 BOUTIQUE精品的理念，將過時的建筑改造成新的商務中心，重新定位建筑功能，將市集理念植入現(xiàn)狀低層零售空間。1-4層功能作為一個單元整體打造，集市集空間、活動空間、聯(lián)合辦公和設施于一體，以實現(xiàn)品牌重塑。

The first and second floors of the building were designed tocreate an open space with better visibility. These were adapted to the newcommercial atmosphere helping enhance the value of the building. Integratingfood and retail, event area, co-working space and facilities to achieve brandreshaping.

logon羅昂建筑認為所有的外立面決策均為以解決問題為出發(fā)點。現(xiàn)狀一、二層外立面建筑不夠通透，通過安裝裝飾玻璃幕墻，改變原有整體外觀不連續(xù)且封閉的鋁板結構墻，使得整體一二層外立面連續(xù)通透，適應新的商業(yè)氛圍，也通過內部功能的展示由內而外的重塑品牌形象。

經驗而言，歷史風貌保護區(qū)的建筑，在顏色選擇和設計理念上應與歷史風貌區(qū)的整體風格相呼應，通常此類建筑不允許出現(xiàn)標新立異的立面樣式。因此logon羅昂建筑在項目立面設計要素上取材于永安百貨，提取永安百貨南立面中，墻面與窗面幾何比例，通過復制和重新排列，形成了設計的雛形。同時由于永安百貨建筑立面既有的模數(shù)系統(tǒng)，直接促成本案也具有精確的模數(shù)體系，看似復雜的外立面僅由三種尺寸的裝飾板排列構成。

The original shape of the design of the facade is formed by copying andrearranging the existing modular system of the Yongan department store buildingfaçade next door and bringing it to the facade to keep the proportion andpattern harmony. By installing a decorative glass curtain wall, the originalaluminum structure wall with closed appearance was replaced, and the façadesbecame transparent in the first and second floor. The seeminglycomplicated façade is composed only of three sizes of decorative plates. Thefaçade decorative panel is a metal plate with stable physical properties, andpale gold matte surface reduces the impact on the surrounding environment.

logon羅昂建筑出于對物理指標和裝飾效果的雙重考慮，立面裝飾板選擇金屬板，具有穩(wěn)定的物理性能，同時其低飽和度的淡金色啞光表面，減少了對周邊環(huán)境的影響，以實現(xiàn)與周邊環(huán)境的整體和諧。原有3-4層南立面沒有采光，改造后原有外立面石材裝飾面替換成金屬裝飾板的同時，通過旋轉外立面單元來創(chuàng)造外立面粗糙感，給窗戶帶來采光，并形成現(xiàn)代的城市界面形象。

The third and fourth floor also benefit of the metal panel sincebefore they had no daylight and now thanks to the perforated panels the spacesin these floors are able to enjoy a better working environment with daylightcoming through.

作為城市更新建筑設計具有豐富經驗的logon羅昂建筑，設計理念是根據(jù)現(xiàn)有建筑本身表現(xiàn)評估、基礎設施條件、結構改變的局限性和預算及投資回報的限制性,制定將采取的措施策略,以提高建筑的適用性。

大廈室內設計在尊重原有功能，不改變現(xiàn)有建筑疏散樓梯及前室、消防電梯的安全設計的基礎上進行裝修設計。在改造過程中，logon羅昂建筑設計團隊充分考慮平面的使用效率和適用性。1 層的東南角與西南角兩個最重要的商業(yè)可視面目前被兩部逃生樓梯實墻遮擋，為優(yōu)化底層的商業(yè)氛圍，將樓梯間處的幕墻略微外擴，營造出通透的商業(yè)效果，在東西兩側一層商業(yè)區(qū)，采用Z 字折形的立面效果，增加商業(yè)可視面，突破單調的幕墻效果。7-14 層的室內裝修基于現(xiàn)狀的疏散情況進行平面分隔，得房率提高5%左右。

The interior design style is based on a simple style, without excessivedecoration, focusing on practicality. The 7-14 room rates have increased by 5%due to interior design efforts. The interior of the building is designed torespect the original functions and keep existing building evacuation stairs.

室內裝修風格以簡約風格為主，不做過多的裝飾，注重實用性和可持續(xù)性。logon羅昂建筑的設計將有限的層高提高750px，并通過照明設計解決了采光問題。因為消防原因標準層過道過長，通過合理的照明設計，承擔引導性的同時，給人寬敞、明亮、舒適的感覺。走廊兩側錯落布置的入口空間，打破了單調冗長的過道感。

品質始于設計、細節(jié)成就臻品。設計從各個方面關注細節(jié)，為項目成為品質化標桿奠定了基礎。logon羅昂建筑團隊的現(xiàn)場服務是項目全流程服務中重要的一環(huán)，目標解決改造項目現(xiàn)場遇到的各種未知問題，保證項目的順利推進和品質把控。

Maintaining the style simple and practical help to increase the heightof the floor by 30 cm. Lighting design was applied to improve lighting issuesand comfort in the interior spaces. Whilst in the corridors the original fireescape was kept, they were designed to have better lighting and spaciousappearance with a generous elevator lobby in each floor. Quality is assured bythe attention to detail by logon which was key for the success of this project.The high-quality level was achieved through On-site service led bylogon.design, an important part of the process. By solving issues throughdesign, smooth progress is ensured as well as quality.

通過logon羅昂建筑的匠心改造，煥然一新的騰飛元創(chuàng)大廈擁有集復合型聯(lián)合辦公、傳統(tǒng)辦公及全天候生活市集的為一體的全新辦公生態(tài)系統(tǒng)。多元化的物業(yè)形態(tài)相得益彰，滿足了企業(yè)租戶全生命周期的各種辦公與生活的需求。

The modernization of the Ascendas Innovation Place has created a newoffice ecosystem that combines coworking spaces, traditional office, andcommercial market. Creating more healthy working environments and more stabletenants.

辦公與零售業(yè)態(tài)的相互賦能，將騰飛元創(chuàng)大廈打造成為生活與工作完美融合的創(chuàng)新之地，也成為這一多元化街區(qū)的新地標，為南京東路板塊城市更新又添力作。

In this emblematic neighborhood, Ascendas Innovation Place hasbecome a new landmark where life and work are perfectly integrated.

項目信息

客戶名稱:星橋騰飛

項目地點: 上海

項目地址: 上海市九江路686號

項目類型: 改造、辦公、零售

項目功能: 辦公

服務內容: 建筑設計、外立面顧問

項目情況: 設計進行中

占地面積: 31,750m2

建筑面積: 95,523m2

容積率: 2.32

建筑高度:100 米

Client: Ascendas Singbridge

Location: No.686,Jiujiang Road,Shanghai

Type: Renovation

Function: Office

Service: Facade Renovation

Status: Design Completed

Site Area: 31,750㎡

GFA: 95,523㎡

FAR: 2.32

Hieght: 100m

關于logon羅昂建筑

logon羅昂建筑聯(lián)合創(chuàng)始人、CEO王芳女士(左)與聯(lián)合創(chuàng)始人、創(chuàng)意總監(jiān)柯復南先生(右)

logon羅昂是具有德國背景的國際設計公司，為城市、建筑和室內空間提供創(chuàng)新型解決方案。我們深信，成功的設計來自對建筑選址與定位、城市與文化、人群與肌理、以及商業(yè)模式與市場趨勢的綜合考量。 設計初始，我們跨學科的團隊展開對項目的創(chuàng)新型研究，提供設計解決方案和商業(yè)策劃，這使得logon羅昂以更為客觀并寬廣的視角提供“一站式”服務。logon羅昂由德國知名設計師Frank Krüger 柯復南 先生和王芳女士于2005年共同創(chuàng)立。逾十年間，我們在城市規(guī)劃、建筑以及室內設計領域呈現(xiàn)眾多不 同風格及體量的作品，榮獲海內外諸多重要的設計獎項，為業(yè)內人士肯定的同時，更專注于連通公眾，為人們打造品質空間。

始創(chuàng)于德國，并在中國成功落地生根，如今業(yè)務拓展到東南亞地區(qū)。logon羅昂積累了大量將當代設計理念植入在地文化的經驗，形成了一套自有的工作方法，并于不同的國家和地區(qū)展開實踐。我們與各個行業(yè)及領域的開發(fā)商合作，完成了諸多高質量的城市、建筑、室內和景觀設計作品，受到客戶的肯定，并獲得國際與國內各項設計大獎。我們深信，人是關鍵，logon羅昂致力于為人打造高品質空間。

logon is acontemporary German-Chinese architectural design firm. For over 10 years, wehave provided our clients with innovative urban, architecture, landscape andinterior design solutions. That’s how long our practice has pioneered a full package design servicesfor various types and scales of projects. Our multidisciplinary teamextensively researches and provides strategic analysis before tackling anyproject. We believe that successful design must consider site and location,city and culture, the people using it, but also the surrounding context andmarket trends. We place great importance on the viability of the businessmodel, to create better places for people. As proof of our design excellence,logon projects have regularly won awards and been recognized in the media andindustry forums and exhibitions worldwide.