Maximize the use of land
"The biggest advantage of developing underground space is not to calculate the floor area ratio, so that developers can make the unsalable parts underground, and more floor area ratio can be saved on the ground to build houses, and the saleable houses on the ground can be excavated to the maximum extent," said He Jian, chief architect of Greentown Oriental Architectural Design Co., Ltd. "The existence of sunken plaza can solve the inherent defects of underground space utilization in lighting, ventilation and fire fighting to some extent."
With the increasingly scarce land in the city center, the development and utilization of underground space is the future trend and one of the policies vigorously promoted by the government.
A clever way to deal with noise
"The biggest trouble along the elevated line is the noise problem. However, we used sunken plaza, a special architectural element, which not only successfully reduced the impact of noise on real estate, but also solved the problem of community clubs and improved the utilization rate of land. " Chen Wei, general manager of Deep Blue Plaza, was proud of this good idea when introducing their design scheme.
Deep blue plaza in the city center has a high design concept and property grade, but the property has a flaw-it is close to the elevated river. How to solve the noise problem caused by overhead has become a big problem for developers. After repeated deliberation, the developer finally came up with a coup: they put the unsold clubhouse underground on the elevated side, because the semi-closed underground space has a certain sound insulation effect; In order to solve the problem of poor lighting and ventilation in underground clubhouses, a sunken plaza was built in front of the clubhouse. The walls of some clubhouses near the square were designed as floor-to-ceiling glass, and a small waterfall was made by using the gap between sunken plaza and the ground. In this way, when people exercise in the clubhouse, what they see through the floor-to-ceiling glass is no longer the traffic outside, but the beautiful water curtain; What you hear is no longer the roar of passing cars on the viaduct, but the gurgling sound of running water. But this way, people can see everything from the outside. As a result, developers piled up a "hill" between sunken plaza and the viaduct, which was covered with green, and at the same time met the double impact of vision and hearing.
A new attempt to run clubs.
In Hangzhou, clubs are often a magic weapon to attract property buyers. Regardless of the size of the property, it has become the knowledge of real estate developers to match a club with a huge area and decent decoration. However, in the actual use process, because clubs are only used by community owners, the utilization rate is not high, almost 95% of clubs are losing money, and the best clubs can only be flat, and clubs often become the burden of property management companies.
In order to solve the contradiction between clubhouse and management, Tianyang Meilin Bay moved the clubhouse originally located in the community to the southeast corner of North Block near the road, and combined it with the commercial street on the ground to make a sunken leisure and fitness center, which consists of two-story commercial buildings and large underground supporting parts, with a total construction area of nearly 5,000 square meters.
The leisure center consists of two sunken squares inside and outside. In order to attract more people's attention to the underground, the developer made a sunken Little Square at the intersection of "T-shaped" commercial street, focusing on supporting businesses and restaurants around Little Square; A large sinking square is designed inside the community, with "sports health" as the main support. The corresponding facilities in the planning include: restaurant, small supermarket, commercial inner street with leisure theme, indoor heated swimming pool, outdoor leisure coffee bar, multifunctional basketball hall, yoga hall, table tennis hall, squash hall, chess room, multifunctional community cinema, children's education room, etc. Clear theme and clear content.
These facilities are designed around sunken plaza, especially the half-court basketball hall, whose top is connected with the ground and has green and patchwork glass lighting windows. During the day, the basketball court can be completely illuminated by natural lighting, just like the sun shining directly into the underground palace. From the ground, the top is the leisure courtyard where the owners walk and chat.
"We have considered many factors in this design. On the one hand, it can attract more consumers to use the clubhouse facilities in the community and improve the utilization rate, which not only solves the future management problems of the clubhouse for the property management company, but also attracts more popularity for the commercial street on the ground. " Wang Qingyu, a senior engineer at Tianyang Meilin Bay, said, "On the other hand, this semi-closed activity space can minimize interference for households who like to be quiet. For example, the sunken swimming pool is more private than the above-ground space; The sunken tennis court can avoid the impact on the surrounding houses when playing, and you don't have to worry about the embarrassment of hitting the ball at someone else's house; The sunken basketball court reduces the noise pollution caused by playing. "
Create power for underground business
Another advantage of building sunken plaza is that it provides a place for commercial development. "It seems a bit extravagant to set up supermarkets and other commercial facilities for the community on urban land. In order to save land better, we learn from foreign experience, make rational use of underground space, and put large supermarkets under the riverside apartment. In order to better handle underground lighting and ventilation, we built a sunken square as the main entrance of the supermarket. " When it comes to the development and utilization of sunken plaza, Zhang Jiayi, the marketing director of Guangyu Group, who has accumulated some practical experience, said that in Hangzhou, Guangyu first tried to do sunken plaza for residential buildings and develop commercial properties by using sunken space. "It turns out that this design is quite successful. Compared with ordinary underground supermarkets, people are more willing to go down because of the better connection between underground and ground, which reduces the sense of oppression brought by ordinary underground space. So, this big supermarket.
With the first successful experience, Guangyu decided to use the sinking square model again in another real estate-Xicheng Nianhua.
Whether you do it or not, you must "tailor it"
However, not every building is suitable for sunken plaza. He Jian, the chief architect of Greentown Oriental Architectural Design Co., Ltd. pointed out: "Although there are many finishing touches to the sinking square, not all buildings are suitable for the sinking square. In the actual design process, some developers ask to be sunken plaza, but for cost reasons, some suburban buildings are not recommended. After all, buildings should meet the requirements of habitability and practicality, and whether property management fees can be balanced should also be considered. You know, the cost of doing sunken plaza is much higher than building it on the ground. "
According to Chen Wei, general manager of Deep Blue Plaza, the cost of sunken plaza is almost the same as that of underground garage, and the cost per square meter is generally around 4,000 yuan. The cost mainly includes foundation treatment, structural cost, landscape cost and municipal water supply and drainage. Especially municipal water supply and drainage, because the drainage pipe of municipal pipe network is above the square, drainage has become a big problem. If it rains, it is necessary to pump water to the elevation of municipal pipe network, which will increase its use cost, which is also a great test for the usual property management company. If there is a power outage in stormy weather, the pump can't be used or the pump is broken, then the sinking square will face the hidden danger of flooding the golden mountain, and the loss will be very great.
Obviously, to be a sunken plaza, there are more problems to consider than buildings on the ground. With the intensive use of land and the development and utilization of underground rail transit in Hangzhou, people will flood into the underground, and there will be more and more sunken plaza.
Then, how to do a good job in sinking square will inevitably become a lesson for every real estate developer.