废弃厂房“变”创意园区——真正意义的城市更新

项目视频

▲创意园区

限制与巨大的机遇-在通州CBD打开一座尘封30年的大院儿

项目基地位于通州北关。通州这片土地是一个已具有多年的高速城市化印记，但是又保留着郊区低密度城市肌理的典型化地区，这里既有复杂的社会体系层次，又有着独特，独立的自然气息环抱周围。

我们的基地前身——菲美特金属制造厂位于这样一个高度优越的地理节点上，它与一河之隔的通州运河CBD遥相对望，一片片高楼拔地而起。但是我们的基地却可望而不易达，被小区紧紧地包裹在其中。

Restrictions and great opportunities - opening a 30 years old compound in Tongzhou CBD. The project is based in North gate, Tongzhou. Tongzhou is a typically urbanized, yet low-density area with suburban texture, this area not only has a complex social system but also has a unique, independent natural atmosphere surrounding it. Our base formerly known as Fimet Metal Fabrication is located at this geographical point that it looks out across the river from the Tongzhou Canal CBD. But our bases are less accessible, submerged in a residential area.

▲北京一些大院的现状

业主只给了我们两条设计原则。

一，由于产权的限制要求，所有的建筑改造都要严格按照原有旧建筑的轮廓线来设计，位置不允许变动。

二，将这里改造成为一个高端独特的办公园区。除了这两条简单明确的设计原则之外，剩下大量的设计内容留白给了我们。

这给予了我们巨大的设计自由度去打造一个我们心目中理想的微缩“普罗城市”。

The owner gave us only two design principles. Firstly, due to the restrictions of the property rights, all building renovations had to follow the outline of the original old building and no changes in location were allowed. Secondly, the site needs to be transformed into a high-end and unique office park. Apart from these two clear design principles, the rest of the design was left to us. This gave us a great deal of design freedom to create the miniature 'Puro City' that we wanted to create.

▲与“运河商务区”遥相而对的“运河创意区”

城市之桥——打开园区公共性的重要内核

新的办公园区虽然不能物理性的取消掉围墙和大门，但如果我们能将园区不再视为一块独立的场地，而是将其视为由人工城市（住宅小区）向自然的城市（运河岸）所过渡的一个中间区域，那么它就能被更好的识别为城市中不可或缺的部分，从而将这一块缺失的拼图填补进城市完整的肌理中，再次抵达精神上的公共性。

通过设计一座贯穿园区的城市之桥，将园区靠近住宅小区的入口与运河岸边的入口直接相连，这座桥就会被识别为城市的公共体系。

由此也带来的效应是，整个园区反而成为桥的背景内容，成为城市中自然与人工的过渡空间，一处自然而然的不突兀的城市场所，自然的消解了由封闭性所带来的排他性的负面效果。

而桥本身则是园区内外人员所关注的景观艺术品。这种双向的识别，创造了有趣的二元关系。通过这种策略化与轻量化的局部景观设计介入，一个动作达成我们期望实现之前所不具有的城市性，实现真正意义的城市更新。

City Bridge - an important core to open the public of the park. The new office park cannot remove the walls and gates. If we can regard the park as an intermediate area from the residential area to the riverbank, rather than an independent site, then it can be better identified as an integral part of the city, thus mending the urban fabric. Finally, reach the spiritual publicity. By designing an urban bridge through the park and connecting the entrance to the park near the residential area with the entrance on the canal bank, the bridge is recognized as a public system of the city. The effect of this is that the whole park becomes a background to the bridge, a transitional space between the natural and the artificial in the city. The park becomes a natural urban place that naturally dispels the negative effect of closure. The bridge itself becomes a work of landscape art. This two-way identification creates an interesting relationship. Through this strategic and lightweight landscape intervention, an action achieves what we expect to achieve the urbanity that it didn't have before, and achieves the true meaning of urban renewal.

▲菲美特金属厂原始“大院儿”

▲城市之桥-连接城市领域与自然领域

由戏剧性的“单体设计”汇聚成“城市场景办公集合体”的反向规划

我们尝试着抛开传统的自上而下的整体规划方式，而是反向从每座单体或组团入手，对每个功能区予最适合的设计，最后，再自然地汇聚成一个新的独特园区。

基于这样的理念，我们策划了不同的办公模块体系，我们因此也给这些丰富多彩的办公模式起了不同的名字，从“错院&插座家”，“仓·谷·庭”，“没有大门的美术馆”，“阶梯总部”等等，通过这些自然的并不过分强调统一的集合，一个丰富多元城市场景化办公集合的新整体，逐步模拟出一副真实城市生活的长卷。

Reverse planning from dramatic “monolithic design” to an “Office aggregation of urban scenes.” We tried to abandon the traditional top-down overall planning, started from each individual or group in reverse, and gave the most suitable design for each functional area. Finally, we converged them into a unique park naturally. Based on this concept, we gave different names to these colorful office models, such as "Scattered Courtyard & Socket Home", "Store·Valley·Court", "An Art Gallery without a Gate", "Step Headquarters" and so on. Through these natural assemblages, the whole office space of urbanization is formed, gradually simulating real urban life.

▲“城市之桥”-概念

中心区 “仓.谷.庭”设计——从废弃生产车间成为具有集体认同感的办公仓体

在整个多元化的园区建筑中，中心区肩负着容纳大量办公面积的重任，但我们期望的花园式办公与原有的生产车间却有着物理和情感上的不匹配，所以我们对B区的主要策略是消隐。通过覆盖一种统一而又有变化的陶制立面，使得立面充满质感变化的同时，又足够消隐后退，不给人带来不必要的压抑感。

办公仓体立面分为三段式。第一段是与街道相接触的部分，它使用黄色陶棍格栅，中段为玻璃窗，上段为灰色陶板。三段式的设计极大的消解了大体量对于园区街道的压抑感，将建筑控制在怡人的尺度。

建筑上层陶板通过四种不同定制单元以及三种灰色的组合，形成复杂但统一的肌理。通过在每块陶板上定制隐藏式灯槽，使灯光设计与材料设计一体化，形成高级且有韵味的泄光仓体效果。每当周围的树影打在立面上时，立面都呈现出一种独特的细腻的像素质感。

Central District "Store. Valley. Court" design - From disused workshop to popular office. Throughout the campus buildings, we have adopted a fading strategy for Area B because the central area needs to have a volume of offices, but we expect the offices to be garden-like rather than boring workshops. The facade is not only varied but not overwhelming, by covering it with a harmonious and different ceramic panel. The office barn facade is divided into three sections. The first section is connected to the street, which uses a yellow ceramic stick grille, with glass windows in the middle section and gray ceramic panels in the upper section. This design keeps the building at a reasonable scale and dissolves the oppressiveness of large buildings on the street. The upper terracotta slab is a complex but unified texture created by the combination of four different bespoke units and three shades of gray. The light design is integrated into the material design by means of customized hidden light slots in each panel, creating a high level and rhythmic light drainage bin effect. Whenever the surrounding tree shadows hit the facade, the facade presents a unique and delicate pixel texture.

▲城市之桥在建筑中穿梭

在中心区的主体建筑之间，还有历史遗留的过渡空间的处理问题，我们既要维持他们的原始外轮廓，同时又要解决突出的建筑侧面长进深的采光问题，于是我们设计了仓谷中的“堤岸之谷”。

这些山谷般的立体街区提供了不同层面上的私密户外平台，人们可以在繁忙的工作间隙走到露台上散心，同时与不同层面上的人进行交流。通过设计，将原有建筑中最不利的位置打造成最活跃的区域，极大的增加了园区的文化价值与生活体验。

Between the main buildings in the central area, there were many problems dealing with the transitional space. We should not only maintain their original outline but also solve the lighting problem of long and deep sides of the building. So we designed the embankment in the barn. The valley-like neighborhood offers multiple levels of intimate terraces where people can walk on the terraces and communicate with each other at the same time. In this way, the worst areas of the building are turned into the most active areas, increasing the experience of the park greatly.

▲城市之桥将人们聚集

▲城市之桥模拟城市不同层次的沟通体验

内部核心空间“裹之庭”设计——办公仓体内部的发动机

“裹之庭”作为整个园区的展示及销售办公场所，我们对其进行了详细的室内设计。通过一条白色的曲形墙面在空间中进行不断的包裹，使展示空间与办公空间做了一个很好的分离与融合。

同时，裹之庭在未来将作为园区的公共交流平台，其中庭以及报告厅可以承办入住企业的各种活动，成为园区的发动机。同时“裹之庭”也是 “仓.谷.庭”整个中心区这种高大复式空间所带来的独特空间体验的进一步延伸强化设计。

Design of the core space, the "Court of Wraps" - the engine inside the office barn. As the showcase and sales office for the whole campus, we have developed a detailed interior design for the “Court of Wraps”. A white curved wall wraps around the space, separating and integrating the exhibition space in the office space. At the same time, it will be served as a public communication platform for the park in the future, with its atrium and lecture hall hosting various events for the resident companies. "Wrapped Garden" is also a further enhanced design of"Store.Valley.Court".This tall duplex space of the whole central area offers a type of spatial experience.

▲城市之桥--活动的创造地

连接不同区的“桥之院”院落景观设计——交流之桥与乐趣之港

通过城市之桥的介入，园区内部的庭院被其彻底激活，原本被建筑围合的消极空间成为了园区的中心景观。城市之桥在庭院中盘旋而上，从一层的草地最终穿过B区建筑的二层直达美术馆。

在内院形成了一个巨大的S形，并围合出一个小型的喷泉广场。地面起伏的山丘与空中悬浮穿梭的浮桥共同形成一个围合式的活动空间。这里地面上与桥上的人挥手相望，互动，游戏，仿佛这里不再是一个办公园区，而是一个游乐场。连续的坡道使人们不自觉地走到空中，在建筑旁边擦肩而过，仿佛漫步在云端。

"Bridge of Courts" Landscape Design - A Bridge of Communication and a Harbour of Fun. Through the intervention of the urban bridge, the courtyard within the park is completely activated and the negative space becomes the central landscape of the park. The urban bridge circles up through the courtyard, from the grass at ground floor level and eventually through the first floor of the B area to the gallery. A large S-shape is formed in the inner courtyard and encloses a small fountain square. The undulating ground and aerial bridges together form an enclosed activity space. People move between the two spaces as if it were no longer an office park, but a park. People walk unconsciously on the connecting bridge, passing buildings as if they were walking on clouds.

▲空中之桥

园区北区原本是一组并排的带院子的老旧平房，原来连续的坐北朝南的平房 院子，这种陈旧的模式，很难再创造出更丰富的空间层次和使用感受。

于是我们在保留原有建筑位置的前提下，对院子的布局进行了大胆的重新划分，我们让每个院子都跟上一个相邻的院子借一个角，使每个院子从原来的前房 后院变成1前院，2中房，3后院三个层次。

让一排呆板的平房在不改变房子与院子之间物理格局的情况下，神奇的变成前庭后院的嵌套双院格局。同时为了呼应这种院子的错动，把房子也进行了和院子一样的细微错动，让设计语言更为统一，可再生的设计概念也低调的植入其中。

The northern part of the park was originally a group of old bungalows with a courtyard. The outdated pattern made it difficult to create a more spacious level and feel. So we have redrawn the layout of the courtyard while retaining the original location of the building. By having each courtyard share a corner with an adjacent courtyard, the structure of each courtyard is changed and an additional level is added. Turning an inherently stagnant building into a nested double courtyard pattern without changing the layout. At the same time, we have given the building and the courtyard the same subtle dislocated, making the design language more unified and allowing the concept of renewable to be embedded in it.

▲城市之桥从建筑与树林中中穿过

我们把一个个完型的房子切割出一系列的豁口，使其具有不完整的形态暗示，未来业主可以根据自己喜好去加建或者重新定义房、院的关系。

形态上的不完整，就像一个插座，一种基础设施，等待着不同的客户插入不同的新结构，最终形成适应使用者的个性形态，成为功能上完整的房子。一两年后随着租客的变化，又可以插入新的插销，形成生生不息的变化。

We cut a series of notches in the finished houses. The future owners can add or redefine the relationship between the house and the hospital according to their own preferences.It is like a socket waiting to be inserted into a different new structure to become a complete building. As the owners change, the inserts change, resulting in a changing building

▲中心区办公仓体

“Borrowed Yard & Socket Home”的表皮我们采用了水泥压力板干挂的非标构造方式。通过将这种平价的工业化基材处理成一种彰显独特性和精密性的外饰面材料，带来了材料感使用前和使用后的强烈的感官反差。通过内置式的隐藏天沟设计，保持了檐口饰面转角的完整体块形态塑造。

For the skin of "Borrowed Yard & Socket Home," we have adopted the non-standard construction method of dry hanging cement pressure plates. By treating it in this way, a new type of finish material is created, bringing a contrasting look and feel to the before and after, and giving us a valuable additional experience with the material.

▲办公仓体由原始厂房建筑改造加建而成

南区“阶梯总部”设计，—错层创造出的贯通日光共享空间

“阶梯总部”是园区中唯一的一栋独立办公空间，尤为独特，为原有停车棚原位置翻建而成。我们采用了一种通过剖面设计来解决难题的方式。

通过将原有方形建筑划分成几个部分并进行阶梯状错层处理，我们可以在建筑的屋顶和一层楼板打开侧向的高窗，使建筑室内在不挖院子的情况下，得到满足要求的室内光线。同时，这种阶梯状的设计形成了不同标高贯通式的办公空间，加上建筑四面完全通透的玻璃幕墙设计，使得“阶梯总部”成为空间类型上充满活力与公共性的开放办公空间。

South “Stepped Headquarters” design - The shared space created by staggered floors. “Steps HQ” is the only stand-alone office building. It is unique in that it is a renovation of the original parking garage. The original building is very deep. We have adopted a way to solve the problem through section design. The original building is divided into sections and staggered, with high lateral windows opening in the roof and ground floor slabs of the building to allow for interior light. At the same time, office spaces of different heights are created, and the permeable glass curtain wall around the building makes the "Stepped Headquarters" a dynamic office space.

▲办公仓体的横切面

普罗城市---普适与包罗共存的戏剧性城市

在城市更新的开发中，当建筑师可以从策划，规划，建筑，室内，景观，灯光，建构检测等进行全方位统一化的设计，就能够完整贯彻与实施出最理想化的概念。

通过这次实践，既解决改造项目本身需要的功能和使用需求，又能对城市更新这个命题进行直接的回应与对话，把开发的妥协、未来变化的无序、城市层面上的设计愿景都融为一种积极的设计应对，我们愿称其为一种直接的诗意。

Public- City - a dramatic city where the universal and the inclusive coexist. The project demonstrates that in an urban regeneration development, the architects can implement and execute the ideal concept when they are able to unify all aspects of the design from planning, programming, architecture, interior, landscape, lighting, and building inspection. This practice meets the function and use requirements of the project itself, and provides a direct response and dialogue to the proposition of urban renewal. Meanwhile, This practice blends the compromises of development, the disorder of future change, and the design vision on an urban level into a positive design response. In this sense, we would like to call it direct poetry.

▲ 办公仓体-带有工业化历史隐喻的未来感建筑

▲ 办公仓体中的堤岸之谷

▲ “裹之庭”展示区

▲ “裹之庭”门厅

▲ 城市之桥

▲ 桥之院之中的喷泉广场

▲ 借院鸟瞰图

▲ 连续的借院

▲ 不完整的建筑立面

▲ 将建筑变成城市中纯粹的物体

▲ 插座家使用后被业主插入“扩展插件”

▲ 插座家施工照片

▲ 阶梯总部方案--充满光线的联通式办公空间

▲ 阶梯总部内部施工现场照片-通透的光线与空间

▲ 戏剧城市

▲ 戏剧城市

▲ 层平面

▲ 层平面-

▲ 层平面-

▲ 层平面-

▲ 城市场景办公集合体

▲ 戏剧性的多元城市

▲ 仓体剖面细节

▲ 办公之仓构造设计图解

▲ “裹之庭”门厅

▲ 借院生成图解

▲ 借院_插座家平面图

▲ 插座家设计图解

▲ 插件家水泥压力板外饰面构造图

▲ 插座家剖面大样图

▲ 阶梯总部方案的生成图解

▲ 立面图1

▲ 立面图2

项目信息

项目地点： 北京市通州区

项目性质：办公创意园区/产业园区/美术馆
总用地面积：31384㎡
业主单位：通州新潞文创园
规划-建筑设计：普罗建筑 officePROJECT
室内-景观-灯光设计：普罗建筑 officePROJECT
主持设计师：常可、李汶翰
设计团队：姜宏辉、张昊、赵建伟、冯攀遨、林旺铭、袁博、陈斌斌、陈纪元、魏斌（驻场）、焦可晴（实习）、谢嘉钰（实习）、王佳桐（实习）、扈诗雨（实习）、吴香丹（实习）
视频影像：朱雨蒙@coppakstudio
建筑摄影：夏至，孙海霆，常可