国际知名商业中心案例分析1.ppt

thomas consultants inc. 1 project formats:downtown mixed-use transportation hub precinct w/ regional shopping centre total floor area: 437,000 m2; retail 61,000 m2 year opened:1999 project functions:airport express, ferry, bus, tram, office, hotel, public space, residential, cinema, entertainment, restaurants retail: 66,000 m2 year opened:originally opened in 1991 project functions:subway station, bus, office, hotels, residential, entertainment and retail 8 pacific place hong kong, china thomas consultants inc. 4 context located in the heart of hong kongs business district project attributes retail space: 66,000 m2 year opened:1994 project functions:train, tram, bus, metro, office, residential, education, conference, park and retail 11 euralille lille, france thomas consultants inc. 10 context built to take advantage of the channel tunnel connection with england and to give lille international appeal; euralille is located between lille- europe station and lille-flanders station. the euralille project integrates many urban amenities including multi modal transportation, shopping, business, leisure and education. project attributes they are able to access the project from street level. ohosting new brands projects such as zlote tarasy are used as incubators for brands that are new to the market. 1.2 key findings thomas consultants inc. 13 osheltered parks the creation of parks with inviting vegetation and shelter from the elements are features which have been successful at projects such as zlote tarasy. oentertainment centre creating an entertainment centre at a transit node is an efficient use of urban space as well as an effective draw for patrons as it is easy to use public transit to visit the project. more than 60% of people arrive at potzdamer platz by public transportation links within the station. oanimation of open space pop-jet fountains, water features and landscaping are important elements that animate open space. canary wharf has used various fountains to create atmosphere in its outdoor plazas. key findings at large scale mixed-use retail centres w/ multi-modal transportation 1.2 key findings thomas consultants inc. 14 ourban regeneration the station can act as a catalyst for urban regeneration through station revitalization or development. renovations include mixed use elements such as hotels, shopping centres and apartments. such projects are underway at canary wharf and zlote tarasy. oparking options parking is an important element, allowing commuters to park retail: 19,500 m2; office: 186,000 m2 year opened:2003 project functions:office, residential (890 units), cinema, hotel (390 hotel rooms), tv broadcasting studio, museum, parks, plazas and retail . 3 roppongi hills tokyo thomas consultants inc. 28 context the project is directly linked to the roppongi subway station, surrounded by commercial, offices, restaurants, bars and residential. project attributes retail: 10,000 m2 year opened:1997 project functions:office, residential, entertainment, food and beverage and retail 6 the heeren shops singapore thomas consultants inc. 34 context orchard row shopping district. project attributes retail: 82,000 m2 year opened:1998 project functions:convention, exhibition, office towers and retail 7 suntec city, singapore thomas consultants inc. 36 context strategically located at the confluence of singapores business, financial, entertainment and tourist districts. project attributes but being a largely individual act isolated on top of a building, it does not bring the same excitement, energy and critical mass of people like that of a live performance. among others, canal city, roppongi hills and la cittadella all have live performance venues that attract many visitors. oversatile communal gathering spaces communal spaces that are versatile (i.e. have multiple forms of access logistics and design), such as in roppongi hills, can act as site for many different functions. for example, it could act as a a farmers market by day and a beer garden by night. opoint of difference creating unique points of difference is vital in attracting visitors. creating a north american shopping mall on a tight development site enabled canal city to differentiate itself. key findings at urban vertical mixed-use retail centres 2.2 key findings thomas consultants inc. 47 ounique design urban mixed-use centre design motifs come in a variety of styles. from the iconography of the mailbox to the functionalism of ym harajuku; and from embracing the past at peninsula palace to embracing the future at the trocadero every centre is based on a different inspiration and tells a different story. westfields horton plaza for example, have a design that fundamentally celebrates chaos and creativity. while this is not the chief design feature of the other centres, it is one element that is found in many centres. ointernational retail international retailers are attracted to centre with a global identity. heeren shops, peninsula palace and ym harajuku were able to attract such retailers by their global appeal. 2.2 key findings key findings at urban vertical mixed-use retail centres thomas consultants inc. 48 ointeractive entertainment entertainment centres are key attractions at many urban mixed- use centres. they increase dwell times, induce cross demand, and attract all ages. the trocadero in london has included bowling to complement more passive activities like cinema. oiconic structures suntec citys “worlds largest waterfall” is a unique iconic structure. it symbolizes wealth and acts as singapores main tourist attraction. oeducation having education as part of the mixed-use component creates a self-sustaining community within the centre where students will generate a constant buzz. roppongi hills in tokyo has utilized this strategy. 2.2 key findings key findings at urban vertical mixed-use retail centres thomas consultants inc. 49 3.0 mixed-use retail destination centres open- air / lifestyle thomas consultants inc. 50 beijing village at merrick park miami, florida city place miami, florida universal city walk orlando, florida flatiron crossing denver, colorado stapleton denver, colorado southlands denver, colorado the grove los angeles, california fashion island los angeles, california victoria gardens los angeles, california open air/lifestyle mixed-use destination retail centres 3.1 case profiling 929,000 m2 office; 12,000 residential units (full 20 yr. phased build-out) year opened:2005 anchor functions:retail, mixed use town centre, residential, seniors housing, green space/parkland, elementary school, high school stapleton denver, colorado 5 thomas consultants inc. 61 performance attributes one of every 20 homes sold in the region is at stapleton. project attributes 1,100 residential units; 24,000 m2 office year opened:2006 anchor functions:wal-mart, sams club, cinema southlands aurora, colorado 6 thomas consultants inc. 63 performance attributes full occupancy upon opening in 2006. project attributes & elements of success well programmed space with use of outdoor amenities to encourage gathering. space available for community events, buskers & street performances. southlands exemplifies the new hybrid concept which involves large format retailers and smaller retail units. its significant in that the design features innovative and the overall format creates a sense of community beyond that of a typical power centre. implications for bcc combining large format retailers in an innovative and attractive way by combining unique design features and animated public space. southlands aurora, colorado thomas consultants inc. 64 project format:open air/lifestyle/mixed use centre floor area:120,000 m2 retail year opened:2002 anchor functions:70 stall farm market, nordstrom, pacific theatres the grove los angeles, california 7 thomas consultants inc. 65 performance attributes average annual sales are $6,500 per m2 with some restaurants achieving over $10,000 per m2. annual rents are in between $200 and $1,300 per m2. project attributes & elements of success 2003 icsc design & development award. the grove is designed to replicate the feel of a small town in the past. the centre is designed with a pedestrian only “street” that serves as the circulation spine of the project. the street winds around a wide “town green” that has a lake and a bridge. the one acre “town green” is used to host outdoor programmed events and is encircled by fast food kiosks. implications for bcc design features that people connect with on a nostalgic level can draw patrons from further distances as people are likely to consider both retail options and atmosphere when going on shopping excursions. the grove los angeles, california thomas consultants inc. 66 project format:open air/lifestyle/mixed use centre floor area:130,000 m2 retail year opened:2002 anchor functions:bloomingdales, neiman marcus, macys, edwards island cinemas fashion island newport beach, california 8 thomas consultants inc. 67 performance attributes 14 million annual attendance. average daily expenditure: $146. average visit duration: 126 minutes. project attributes & elements of success 1.4 million population within 20 minute drive. fashion island currently has more than 1,200 tiles throughout the centre that have been hand-painted and personalized by local youngsters. home to numerous stores which are unique to the region and even the country. various renovations over the years have kept fashion island ahead of the trends. the re-use of an old department store shell created the atrium court, three levels of retail and food & beverage with glass ceiling and indoor fountains. implications for bcc featuring stores unique to the region creates destination appeal. using local artist or local school childrens work in the centres design features helps to create a sense of pride and ownership within the communnity fashion island newport beach, california thomas consultants inc. 68 project format:open air/lifestyle/mixed use centre floor area:170,000 m2 retail year opened:2004 anchor functions:retail, residential, office, public plazas, cinema, civic cultural arts centre, library, banquet centre victoria gardens rancho cucamonga, california 9 thomas consultants inc. 69 performance attributes after renovations, sales performance was 25% higher than expected. neighboring real-estate values have risen due to the centres success. project attributes & elements of success the centre is positioned to form the new downtown of rancho cucamonga by connecting three agricultural communities. varied facades give the impression of a streetscape that has been built up over time. houses a 540 seat performing arts centre, a library and banquet facilities. victoria gardens has successfully filled the suburban void by creating a gathering place for the community. implications for bcc the ability of a centre to focus, not only on retail and entertainment but, on community gathering, cultural amenity and civic utility can result in both high sales performance and community building. victoria gardens rancho cucamonga, cal. thomas consultants inc. 70 3.0 mixed-use retail destination centres open- air / lifestyle key findings thomas consultants inc. 71 3.2 key findings key findings at open-air/ lifestyle destination retail centres opublic space public parks, plazas, amphitheatres, and town centres are increasingly forming the heart of new mixed-use and lifestyle oriented developments. increasingly the focus has shifted to creating authentic experiences with lavishly designed public spaces that feature intricate water features, exotic flora, and local art. these spaces also have secondary benefits such as reducing clutter, increasing activity, and improving sightlines. restaurants have been found to be the most common anchor tenants for open spaces due to the view corridors that they create. city place in west palm beach is a good example of a mixed-use development that has positioned its restaurants at the edge of its central public park to activate and animate the project. osustainability increasing, focus on sustainability and the environment has resulted in hybrid approaches to retail development. by including a full range of tenants, a place where residents can live, work and play is created. thomas consultants inc. 72 key findings at open-air/ lifestyle destination retail centres 3.2 key findings opedestrian oriented design pedestrian oriented design is becoming more common place in new retail developments. the vast majority of new mixed-use and lifestyle retail developments are focusing on enhancing their shopping destinations by creating walkable retail districts with pedestrian sidewalks, car-free zones, street lighting, and benches. many developments are dispersing their parking facilities to counter the “sea of parking” effects of strip centre and mall developments. some new lifestyle and mixed-use centres are building architecturally enhanced parking structures, dividing lar