北京CBD文化商业中心案例分析.ppt

case study profiles international cbd retail,cbd case study introduction the following five case studies aid in establishing key principles and trends used in retail development within an international cbd masterplanned mixed-use setting. each case features its own unique market context, land use program & retail target markets. while vastly different, each project integrates retail, f&b and entertainment as the glue that ties all other uses together in a dynamic way. each of following world class international cbds offers its own unique lessons and implications for the subject site. union square hong kong* canary wharf london potsdamer platz berlin downtown burj dubai dubai* west side rail yards new york * union square is considered a key case study due to its comparable qualities to the beijing culture center vision as well as the success of the retail component: elements luxury flagship shopping centre. elements is the latest and most newly developed award winning asian retail centre. * along dubais cbd corridor, dubai mall is an exceptional case that has been profiled to counter balance the other more classic cbds with a project that is largely driven by tourism, in one of the world leading retail markets.,west rail yards new york (under development),canary wharf london,potsdamer platz berlin,*key case study union square hong kong (under construction),downtown burj dubai (under construction),1,cbd case study summary the retail program at the cdbs profiled differ and reflect the respective market contexts, on-site uses, adjacencies and target markets of each development. the table to the right summaries the retail merchandise mix of the case studies, as well as on-site ta context. union square (*key case study) retail at base of high density mixed-use centre. strong f&b (18.2%) and entertainment (18.8%) serve on-site office and residential segments, with high fashion catering to hotel guests and destination cohorts. canary wharf features a targeted mix of underground retail primarily serving high level of on-site office worker segments. canary wharfs 5 integrated centres offer an above average allocation of service (11.1%) and f&b retail (23.9%). potsdamer platz masterplanned cbd retail integrated within a full range of land uses. acting as a super regional downtown destination with high levels of entertainment (55.0%). downtown burj dubai the worlds largest mall at the base of the world tallest tower. a high level of comparison goods shopping (77.4%) largely positioned to serve tourists. west side rail yards (under development- tenants tbd) largest planned development in north america featuring retail as the heart of the project.,dubai mall,elements mall *key case study,arkaden & sony center,5 integrated underground shopping malls,case study profiles international cbd retail,2,*key case study: union square hong kong a high density mixed-use masterplanned development in kowloon bay featuring 1.1 million m2 gfa on 34 acres and centered around hong kongs tallest skyscraper: the international commerce centreto be completed in 2010. at full build-out onsite uses include: 232,342 m2 office; 2,230 hotel rooms; 8,356 residential units (of which 2,490 will be service apartments) 70,000m2 of public space/gardens; and 72,287 m2 retail gla in elements mall- a super regional shopping centre. featuring a wide selection of premium and exclusive fashion brands and hong kongs largest cinema, elements expects to see 36.5 million visitors per annum. project attributes & elements of success winner of the 2008 uli award for excellence, among many other awards, elements mall is a luxury flagship shopping center themed around 5 “elements”: metal, wood, fire, earth & water, with distinct merchandise clustering for each. with a large average inline store size at 277 meters, elements caters to successful international tenant demands for larger “flagship” space. developed & operated by the mtr corporation, elements succeeded in leasing 100% of its space prior to opening. 30% of those tenants are “pilot” retailers and new to hong kong. while the project is developed above ground, the roof effectively acts as a ground floor with a traditional vertical merchandise circulation reversed. centered around a courtyard on the roof and connected to the icc tower, are vertically integrate, 2-storey restaurants and a flagship prada store which drive on-site office workers to the lower floors. the mall itself is adorned in public art and common area spaces that are designed in accordance with the districting theme of the 5 “elements”.,r 2 1 g,icc tower,entertainment,health & beauty,food,kids,lifestyle,jewelry & flagship,food,sports & entertainment,lifestyle,flagship,health & beauty,f&b square,vertical integration,f&b square,earth zone,case study profiles international cbd retail,3,canary wharf london mixed-use masterplanned cbd (97 acres), primary composed of office (1.26 million m2) however, this project has proven to be an extremely successful example of integrating mixed use with transit options. it is now a highly sought after location for retailers. the redevelopment of former dock-lands proves canary warf as an example of successful urban revitalization.,natural light to basement levels,al fresco dining,case study profiles international cbd retail,4,potsdamer platz - berlin mixed-use masterplanned cbd redevelopment in metropolitan berlin across 150 acres. onsite uses include: 205,000 m2 office; 70,000 m2 residential; 820 hotels rooms; and 117,800 m2 of retail featuring a wide assortment of entertainment uses. in addition to 4,000 m2 of outdoor public performance space, entertainment uses include: 3 cinemas (over 5,000 seats and home to the berlin international film festival); 2 large format theatres (over 2400 seats featuring blue man group and a legoland. service by a multi-modal transit node, the projects retail offering sees roughly 28.6 million visitors per annum. project attributes & elements of success the integration of various built forms centered around the historic potsdamer gate creates a pedestrian friendly and architecturally stimulating mixed-use environment. the integration of well designed public spaces with the multi-nodal transportation function and stunning architecture creates a ideal setting for live concerts, exhibitions, talent search shows, fashion shows, seasonal events as well general public gathering and activity. creating an entertainment-oriented retail complex at a transit node is an efficient use of urban space and can create a real draw for patrons as it is easy to visit the project via bus/train. the combination of on-site uses ensures a vibrant flow of traffic throughout the day and night. potsdamer platz is an example of successful regeneration of an underutilized urban space.,+1 0 -1,food court, home furnishings, specialty grocery,theatres,cinemas,museums,outdoor events,night clubs,restaurants, fashion, service,fashion, wellness,arkaden shops,sony center,case study profiles international cbd retail,5,downtown burj (near cbd) dubai along dubais cbd corridor, downtown burj dubai is a masterplanned mixed-use project centered around the worlds tallest skyscraper: the burj dubai. the downtown burj dubai development positions itself as “the new heart of the city”. while much of the project is still under construction, the projects retail component: the dubai mall sits at the base of the burj tower, is now open with over 340,000m2 of retail, food & beverage and entertainment across 1,200 stores. with over 30,000 residential units & 2,000 hotel rooms planned, the mall draws its trade area far beyond on-site user groups and is primarily driven by tourism. the dubai mall expects 30 million annual visitors in its first year. project attributes & elements of success featuring the largest selection of international brands anywhere in the world, the dubai mall was able to attract 165 new “pilot” retailers to the region, amounting to over 100,000 m2 of its total gla. by virtue of the projects size, dubai mall offers a very strong districting and merchandise clustering, as oppose to a more randomized distribution found at other centers in the region, in order to make circulation and way finding easier for visitors. vertically integrated department stores anchor the ends of the projects main mall. themed merchandise clusters distinguish the projects side malls. various entertainment anchors draw visitors to the top level and a food & beverage precinct, home wares and convenience bring patrons below ground. centered by a multi-storey aquarium and gold souk with 220 retailers dubai mall is unparalleled in the shopping centre industry. other than its lack of a hypermarketthe dubai mall offers a classic and traditional shopping centreonly bigger.,case study profiles international cbd retail,6,west rail yards new york the west rail yards project is a joint partnership development between related and goldman sachs above the mtas west rail yards in new york. estimated to cost $15 billion, it is the largest planned development in the u.s. other than the size of the retail component, currently slated for 100,000 m2, plans are not yet explicit. in addition to its retail components, the west rail yards is a 26 acre project scheduled to feature: 510,000 m2 of office space 492,000 m2 of residential space including 5,000 residential units of which roughly 2,000 are slated for affordable rental housing. a signature hotel 15 acres of public space including 9 acre park a new cultural facility 11,000 m2 ps/is school other community and public amenities architectural and design elements to include: world-class architecture, design and public spaces in a mixed-use setting. preservation of the high line (elevated rail park) with connection to site. iconic new waterfront bridge to hudson river park. environmental sustainability strategy.,case study profiles international cbd retail,7,international cbd summary and key trends international mixed-use central business districts exhibit a variety of common threads, trends and successful concepts with implications and relevance to beijing culture center retail development potential. trends in international cbd retail include. healthy focus health & beauty, fitness clubs, spas, specialty grocers and green features. professional service catering to personal services of professional classes, including daycare. 24/7 activity weekend & evening activity generated by restaurants, night clubs & entertainment precincts. giving office workers reasons to stay and off-site cohorts reasons to visit. merchandise districting catering to convenience on-the-go and connectivity across large sites. discerning consumer tastes luxury fashion brand precincts and higher end department stores. vertically integrated anchors vertically integrated key tenants not only aid in drawing office workers down into retail, they increase ability for store frontage (and thus rents) in key exposure areas. “pilot” retailers retailers new to a region are attracted to the high visibility they receive in cbds. public space integration cbd retail is often combined with strong architectonics, parks and plazas. high arts & culture retail integration with public art, galleries, performance theatres and museums. international flavor international brands, international cuisine and international arts & culture combine for a successful retail offering at an international cbd.,case study profiles international cbd retail,8,4) roppongi hills tokyo,9) mega box hong kong,6) lifehub daning shanghai,2) lalaport tokyo,3) mixc shengzhen,icsc design award,5) namba park osaka,icsc design award,retail trends asia,asian retail trends: 2000-2007 over the past decade, retail centers across asia have been advancing in terms of design sophistication, mixed-use function integration and offering. while many asian nations have boasted some of the most advanced shopping centre developments worldwide*, japan and china have historically lead the way.,1) canal city fukuoka,icsc design award,japans retail evolution,chinas retail evolution,1,2,4,5,* singapore has had a strong history is modern retail development (eg. orchard road), but much of its supply was built in the 70s, 80s & 90s. taiwan (eg. dream mall) thailand (eg. siam paragon), indonesia (eg. grand shopping town) & the philippines (eg. bonifacio) also features numerous modern mall developments.,9,6,3,8,features shoppertainment,1,2,2000 2001 2002 2003 2004 2005 2006 2007,3,4,6,8,9,5,7,10,7,10) elements hong kong,themed districts with value component,unique modern experience, public spaces & merchandise offering appealing to all lifestyles,mixed-uses and public gathering amenities promote community,unique design experience and luxury brands,integrates green experience with gardens for relaxation,family entertainment is the anchor,value is the destination appeal,“luxury flagship mall”,icsc design award,uli award for excellence,7) omotesando hills tokyo,icsc design award,uli award for excellence,next generation underground retail,casino resort retail,12) the grand canal shoppes macau,greening retail through sustainable design,11) urban dock toyosu,11,12,10,11,12,9,asian retail trends: 2008 & beyond key asian shopping centre deliveries in 2008 were again dominated by mainland china in preparation for the 2008 beijing olympics, with solana, the place and santilun village leading the way. macau also witnessed two shopping centre deliveries in 08, characterized by themed, luxury resort retail. projects in singapore & songdo ibd incheon signify key asian retail development trends through 2010.,latest asian retail trends,beijing culture center,1,2,3,themed districts with value component,4,2008,2008,2008,koreas first true international style super regional shopping centre,green design, double height luxury flagships and terraced dining,north american lifestyle village in asia,next generation placemaking digital experience,luxury casino themed retail,2008,5,6,8,7,2009,casino, convention & edutainment anchored retail.,2009,2010,2010,waterfront resort destination retail,sentosa festive walk singapore,marina bay shoppes singapore,shoppes at four seasons macau,santilun village beijing,the place beijing,solana beijing,ion orchard singapore,somerset singapore,orchard central singapore,orchard road singapore,songdo ibd incheon,1,2,3,4,5,6,7,8,retail trends asia,10,asian retail summary and key trends over the last decade, asian retail centres have evolved through meeting the demands of increasingly discerning customers and prescriptive tenants. asias competitive retail landscape continues in leading the world in retail development product and sophistication, as developers utilize the latest trends and principles to fiche their niche and stay ahead. the following are 10 trends in asian retail: double volume high ceiling stores key tenants want space that offers a great deal of height and presence (300m2). health & beauty advanced products and tech eg. ion orchard will feature a 1,500 m2 “beauty hall”. underground retail increasing land costs spur need for effective underground retail eg. omotesando hills. terraced dining precincts utilizing views and people-watching for f&b establishments planned in many projects. unique branding, signage, facades & lighting techniques increases in technology and lower prices will continue to improve signage techniques. casino anchors casino environments create the excitement and buzz that drives successful retail. outdoor environments outdoor shopping environments and exterior facades/entries on enclosed centres. green design advances in green tech. will continue to give added community buy-in and savings. natural light bringing in natural light increases energy efficiency & creates more pleasant settings. architectural continuity and points of differentiation iconic architecture/landscape design/faade treatment entices prospective tenants and customers.,retail trends asia,11,1) auto forum caf, with auto beauty parlor,retail anchor concepts,modern hi-tech entertaining luxury experience unique flagship automotive premier urban brands sophisticated buying experience dynamic forum showroom caf upscale events grand social integrated,“flagship automotive experience”,luxury automotive brand showcase integrated caf & restaurants auto beauty parlor available to shoppers and office workers the premier automotive exhibit luxurious showrooms hi-tech design hip social scene “red carpet” launch events retail trends & sample cases increasingly popular in asian markets like shanghai & tokyo, the auto forum caf utilizes the strength of automobile brands in a classy way. barvikha luxury village in moscow features a state-of-the-art auto beauty parlor while people shop. merchandise district compatibility the auto forum caf concept is compatible with virtually all merchandise types. the key districting implications for the concept is placement in an area with strong visibility and exposure to signage and branding.,12,“world class casino with dynamic event & celebration plaza”,fun passion exciting risk night presentation lights energy celebration risk roof downtown gathering spot premier highlights beijing action plaza central show open changing heart dynamic beijingn world class,2) casino with festival activity plaza,grand entry “high roller” clientele rep carpet valet services vip rooms corporate events & special celebrations classy dcor retail trends & sample cases increasingly throughout asia, casino integrated retail (e.g. macau & singapore) is becoming a very prevailing trend. japan even has its first casino developments on the planning table. las vegas has turned the natural synergy of retail and casino into the most successful malls in the u.s. the