▼ 四季厅东南侧正入口夜景形象Night view of the southeast main entrance of the Winter Garden


城市“微更新”实践

The Urban Hall of Sanyuanqiao Business District——Vanke Times · SanYuan
Urban Micro-regeneration Practice

时间线Time Line
2019.06-2019.07产品策划 Product Programming
2019.08-2019.09方案及扩初设计 Schematic design & Design Development
2019.09-2019.10施工图设计 Construction Documentation
2020.06竣工 Construction Completion

▼ 改造前-效果图-建成照片 Before renovation/renderings/constructed animation


区位条件优越

项目位于三元桥，三环和机场高速交汇处 ，拥有绝佳的城市展示面；首都机场线、10号线、12号线（在建）三轨可达，距地铁步行约7分钟，公共交通便捷通达；项目处于燕莎商圈北侧端头，周边产业成熟，城市配套完善；西北侧毗邻城市绿地；是企业在商圈内办公的理想位置选择。

Superior location
Set nearby the Sanyuan Bridge - the intersection of the Third Ring Road and the Airport Express way, the project has an excellent urban presence; it is easily accessed by three metro lines: Capital Airport Express, Line 10, and Line 12 (under construction). It’s about 7 minutes’ walk from the nearest stop to the site. Additionally, it is located on the northernmost of the Yansha Bussiness District surrounded by mature industries and well-estabilished urban supporting facilities. Moreover it is adjacent to the urban green park on the northwest side. Therefore, it is prime business location for enterprises in this district.

▼ 项目区位 Site location        


城市交通及绿地资源更新带来新的发展契机

地铁12号预计2021年年底通车，通车后，三元桥地铁站成为三轨交汇节点；绿地公园设计建成后，西北侧成为面向城市公园的积极正面，项目将成为燕莎商务区的第一界面和正门户。

New development opportunities brought by renewing of urban transportation system and Green land
Line 12 is expected to open by the end of 2021. When operation started, the metro station of Sanyuanqiao will act as a transfer station of the three tracks. With completion of the urban green park , the northwest side will become an active frontage along the park. At the same time, the project will act as the first interface and main gateway of the Yansha Business District.

▼ 鸟瞰效果图-商圈西侧新门户形象Aerial view - The new gateway of the west side


硬件条件不足

改造前双塔建筑于2009年完工，两栋塔楼首层为各自的办公大堂及配套，大堂尺度较小且缺少前场空间，塔楼之间9跨无柱大空间增加夹层后为两层餐饮配套。场地东南侧前场商业动线与办公动线相互穿插，无法满足落客区及高端办公的入口形象要求；西北侧面向地铁及未来城市公园，为停车及后勤出入口，空间消极。

Insufficient Existing Conditions
The existing building were completed in 2009. Office lobbies and supporting facilities were on the ground level. The lobbies were cramped and lack of front space. Between the two towers, there were two-floor catering which is nine-column span and column-free space. To the southeast, both circulations of the retail and office were interfered with each other and without rhythm. Thus, a high-end office drop-off and entrance area is not formulated. To the northwest, the parking lots and logistic access space are the negative space, facing to the subway and the city-park which are to be open in the future.

▼ 改造前照片 Pre-renovation Photo


▼ 改造前人车动线交织，形象较差 Pre-renovation, the circulation of people and vehicles were interrupt, with poor image


有限的时间，有限的成本，边使用边施工催生城市微更新策略

本项目的改造中，成本资金有限，且基于业主边用边改的要求，无疑微更新是一个最合适的选择。通过局部更新，带来近人尺度的城市形象提升，同时带来积极的社区角色更新。场地重新梳理动线，立面局部改造，有限资源重点打造四季厅等重要空间节点；标准层电梯厅保留原石材，局部更新电梯厅套口及轿厢，在改造范围及改造规模的维度上都是微创尺度。

Limited time, limited cost and constructing while using stimulates inventitive urban Micro-regeneration strategies
During the design process, Micro-regeneration is the most suitable choice due to limited project budget and the requirement of construction while using from owner. A partial renovation will improve the image of city and refresh the social environment at human scale as well. In the design, the site circulation is reorganized; the facade is partially reinvented; the vital spaces such as Winter Gardern is designed emphatically with limited resource; the stone material in the lift lobby is maintained, and pocket of the lift lobby and cabin are partially upgraded. In short, the scope is minimal at both perspective of scope and scale.

▼ 设计方案总览Schematic design overview


1.场地动线梳理、空间功能重组

梳理场地停车与落客动线，将场地东南侧打造为面向燕莎商务区的商业广场，西北侧定位为商务花园，通过景观升级打造商务氛围的落客空间，根本提升项目的第一形象。梳理东南广场商业动线，更新商业展示面，升级景观配置，增加外摆区域，最大化挖掘商业空间价值，营造高品质商务配套氛围。

将办公大堂置于北侧，整合双塔办公大堂及中央城市客厅，营造公共空间序列。其余空间整合成为面向商业广场的连续商业界面。

Reorganize the site circulation, Restructuring the space and function
The southeast side of the site turn into a commercial plaza facing the Yansha Business Districe by reorganizing the parking and drop-off circulation. Meanwhile, this reorganizing also defines the northwest side as a business garden. To profoundly improve the vision for this project, a landscape upgrade is executed to create a business atmosphere at drop-off area. For the purpose of maximizing the commercial value and creating a high-end business supporting atmosphere, we reorganize the commercial circulation of the Southeast Plaza; retrofitted the retail display window; remodel the landscape configuration; and increased outdoor seating area.
The public spaces are created in a sequence by relocating the office lobbies on the north side; and at the same time, the twin tower office lobby and the Winter Garden are integrated. As a result, it forms a continuous commercial landscape facing to the plaza.

▼ 改造后场地动线After renovation moving line


▼ 场地动线梳理Reorganize the moving line


▼ 平面空间整合Integrated the planar space


▼ 改造后首层平面图After renovation, first floor plan


2.借势打造城市客厅，塑造项目公共性，承担门户功能，服务社区

将双塔之间被加建的无柱空间重塑为四季厅，还原采光顶，更换玻璃幕墙，使之成为近700平方米、视线通透、空间完整、阳光明媚的公共空间；四季厅可举办会议、路演、发布会、读书会等大小规模活动，同时服务企业和社区，成为空间及场所意义上的城市客厅。四季厅向南北两侧同时打开，可通行，可停留，成为商务区北侧门户。

透明的城市客厅成为项目明确的记忆点，赋予项目在商务区各类办公产品中独特的优势，成为独有的项目名片。

Take the advantage of the existing condition to create urban living room, rebrand the publicity of the project, play the role  of  gateway, and serve the community
Reshaping the column-free space between the two towers into the public Winter Garden, restoring the skylight, and replacing the glazing curtain wall, all of which aim to transform the space with nearly 700 square meters into a transparent public space with defined boundary and adequate sunshine; The Winter Garden not only serves enterprises communities, hold all kinds of activities, conference and shows, but also express an urban scenery. Furthermore, functioning both as path of travel and as temporary shelter for people, which becomes the north gateway of the business district.
The transparent urban hall, as a memorable character of the project, brings this project a unique advantage among the various office products in the business district and turns itself into a unique business icon.

▼ 四季厅-透明的城市客厅Winter Garden-Transparent City Hall


▼ 四季厅-透明的城市客厅Four Seasons Hall-Transparent City Hall


3.局部立面更新改造

设计中保留了塔楼幕墙以及首层石材幕墙，对石材框架中的玻璃幕墙进行设计更新。新增幕墙金属板用仿铜色氟碳喷涂铝板，有别于现状灰色石材幕墙，通过金属质感与石材质感对比，仿铜色与灰色冷暖对比，以及首层的通透玻璃与塔楼的高反射玻璃对比，凸显更新区域，体现全新立面形象。

Renovation of partial facade
The most of curtain wall was retained, but the glass curtain wall on the ground floor was remodeled. The new added aluminum plate is coated by copper-colored fluorocarbon, which is clearly distinguishable from the existing gray stone. The renovated area has been highlighted by contrast of texture between metal and stone, color between the warm copper and cold gray, and transparency between translucent glass at ground floor and the high-reflection glass of the tower.

▼ 改造后东南侧立面图After renovation, elevation of southeast side


▼ 首层立面更新First floor facade update


四季厅立面采用通高的吊挂玻璃幕墙，玻璃在上半部悬挂固定，在人视高度形成通透的视觉效果；四季厅顶部保留采光顶，在室内增加梭型格栅百叶，并通过增加玻璃雨棚将顶部延伸至室外。

The Winter Garden is enveloped by a unitized curtain wall system, which is hung and fixed on its upper half to the existing beam. In a result, it creates a transparent view at eye level . The shuttle-shaped louver is added indoor  to reserve the skylight, and extends to the plaza below the new glass canopy.

▼ 原塔楼与新立面Original Tower Building and New Facade


▼ 四季厅立面Facade of The Four Season Hall


▼ 四季厅室内新增格栅New grille in the Four Seasons Hall


▼ 四季厅剖透视Sectional perspective of Four Seasons Hall


东南侧商业界面幕墙设计以一个柱跨为单元，中间区域与外立面齐平，形成类橱窗的节奏；两侧内凹，为出入口，同时满足出入口雨棚的需求，简约利落。

The storefront on the southeast side is arranged as one unit per column spacing, and the middle part of each unit is flush with the tower facade, establishes a vitrine-like rhythm. The sides of each unit form an inward concave shape to function as entrance and meet the need of exit canopy, which is simple and neat.

▼ 东南侧商业界面剖透视Sectional perspective of the commercial interface on the southeast side


西北侧办公界面采用通高的玻璃幕墙，简洁大气，契合高端办公的商务气氛。

The office on the northwest side utilized a full-height curtain wall system to match the  image of high-end office building, which articulate its elegant and neat.

▼ 西北侧办公界面剖透视及墙身Sectional perspective of the office interface on the northwest side


4.室内精装升级

场地落客后进入四季厅进而分流至两侧办公大堂，形成全新的公共空间序列。序列中，四季厅是自然绿色的公共空间，办公大堂是商务现代的半公共空间。四季厅墙地面选用毛面灰色石材，质感的材料在格栅过滤的天光下，营造出更自然的空间氛围；办公大堂墙地面选用白色岩板及不锈钢板，营造出明亮现代的商务氛围。四季厅衔接室外场地与办公大堂，材料和颜色的过渡，使序列中的空间变化更为流畅有序。

Indoor decoration upgrade
A new public space sequence is formed by diverting the guest into the office lobbies at each side through the winter garden after drop off.  In such sequence, the Winter Garden is a natural green public space, and the office lobby is a modern business semi-public space. The walls and floors of the Winter Garden are finished by rough surface gray stone. The texture of the material conveys a natural feeling under the light filtered by skylight louvers. The finish material used in office lobby is white sintered stone and stainless steel pleates, which, expresses a bright and modern business atmosphere. Since the Winter Garden connects the plaza and the office lobby, the transition of texture and changing color of mateiral make the spaces shift in a smoothly order.

▼ 室内设计概念Interior Design Concept


四季厅两侧实墙是外立面节奏的延续，加上通透的玻璃以及延伸至室外的格栅采光顶，将室外广场与四季厅空间联系在一起。

The rhythm of the exterior storefront continues into the indoor space of the Winter Garden, in addition,  the transparency of façade glass and the extension of louver on the top from inside to outside, make the boundry between inside and outside invisible.

▼ 外立面设计语言延伸至室内 External Facade Design language extends to Indoor


▼ 四季厅室内光影The Winter Garden Indoor Light and Shade


▼ 四季厅室内Interior of The Four Seasons Hall


新的办公大堂以白色岩板为主，辅以仿铜色，古铜色不锈钢板，打造明亮全新的办公大堂形象。同时洁净的大堂空间透过通高的玻璃幕墙，成为崭新立面形象的一个层次。

White sintered stone is used as main finish accompany with imitation copper and bronze stainless steel to creat a brighter office lobby. At the same time, through the full-height transparent glass screen wall, the greamingly clean lobby space becomes another layer of the brand-new façade.

▼ 四季厅-办公大堂空间过渡Space Transition of The Winter Garden and Office Lobby


▼ 办公大堂Office Lobby


▼ 办公大堂Office Lobby


▼ 室内设计成为立面设计的一个层次Interior design becomes another layer of facade


▼ 电梯厅elevator hall


▼ 轿厢Lift Carbin


标准层电梯厅墙面及地面石材利旧，换新电梯门头及指示灯。

The existing stone matierial of elevator hall are kept , but the elevator door and signage lights have been upgraded.

▼ 标准层电梯厅Standard floor elevator hall


5.提升楼宇性能

楼宇性能上，全面更新新风及空调系统；电梯系统增加目的地选层系统。在不改动核心筒结构及管道布局的前提下，升级卫生间内装并增加了厕位。取消地下车库便捷性差的原双排机械车位，重新梳理地库流线提升停车效率。全面改善了硬件条件。


结语

在中国一线城市中，随着城市空间逐渐饱和，部分整体状况良好，却已无法满足当下的审美及空间需求的中大型建筑，面临尴尬的处境，大拆大建的改造无疑是资源时间的一种浪费，像万科时代中心·叁元这样的项目，城市微更新也许是其中一个值得探讨实践的途径。

Improve building performance
In terms of the building performance, air conditioning system has been fully renovated. Additionally, The floor-selection system has been added to the elevator system. The finish of toilet room has been renovated,and  there are additional water closet added in the toilet room without interference of existing core and MEP system.  In the garage, existing double-row parking structure has been removed to increase parking efficiency.

Epilogue
Among the first-tier cities in China, more and more medium to large size buildings become less competitive in meeting the current aesthetic and space planning requirement.  Due to the fact that urban space are gradually saturated, large scale demolition and reconstruction is becoming less attractive. Like Vanke times·Sanyuan, the urban Micro-renewal Strategy maybe worth to explore.
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项目图纸Project Drawings

▼ 总平面图


▼ 西北侧立面图


▼ 剖面图


▼ 四季厅墙身图


北京万科时代中心·叁元
项目类型：办公楼改造
地点：北京
总用地面积：10142平方米
总建筑面积：42440平方米
建筑及室内设计：北京盛哲建筑设计
主创建筑师：王哲
设计团队：田欣 李珊珊 尚子敬 武润泽 杨伟勤（TSC施工图顾问） 陶晓菲（TSC施工图顾问）
景观设计：One Scape 一域
施工图设计：北京维拓时代建筑设计股份有限公司
摄影：金伟琦
设计时间：2019
建设完成时间：2020

Vanke Times · Sanyuan
Project Type: Office building renovation
Project Location: Beijing
Site Area: 10,142sqm
Gross Floor Area: 42,440sqm
Architectural & Interior Design: BEIJING SZA ARCHITECTURAL DESIGN CONSULTANT
Chief Designer: Wang，Zhe
Architecture Design Team: Tian,Xin; Li,Shanshan; Shang,Zijing; Wu,Runze; Yang,Weiqin(TSC Consultant); Tao,Xiaofei(TSC Consultant)
Landscape Design: One Scape
Design Institute: Victory Star
Photograph: Jin, Weiqi
Design Period: 2019
Completion Time: 2020


来源：本文由北京盛哲建筑设计提供稿件，所有著作权归属北京盛哲建筑设计所有。