1、CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT金地宝山城市工业园区市台路地块项目前期分析(第一版)CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT02CONTEXT目录目录场地场地01区位区位03定量分析定量分析05方案阐释方案阐释C 方案C 方案04定性规划定性规划CONCEPTURAL MASTERPLAN AND ARCHITECTU2、RE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT区位区位CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICTR=3.8km上海大学上海大学南翔南翔A12A207号线祁华路基地基地绿地领海金地格林世界锦秋花园大场机场大场机场顾村板块顾村板块上大板块上大板块桃浦板块桃浦板块CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUS3、TRY DISTRICT区域商业中心区域商业中心7号线城市进入方向城市进入方向轨道交通进入方向轨道交通进入方向区域发展方向区域发展方向距人民广场直线距人民广场直线17KM基 地基 地CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT工业园区整体规划属附属配套设施工业园区整体规划属附属配套设施项目地块占地91359.6M项目地块占地91359.6M2 2绿地领海项目绿地领海项目规划九年制一贯学校规划九年制一贯学校CONCEPTURAL MASTERPLAN AND ARC4、HITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT场地场地CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT基地周边情况及现状基地周边情况及现状河道景观混凝土搅拌厂工厂码头信号发射塔(河道两岸无景观资源)差差?(能否拆迁？)（场地外拆迁时间？)(场地内须拆迁)北CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN IN5、DUSTRY DISTRICT多层办公及厂房绿地领海地块内道路多高层办公(应屏蔽)差一般好?(底层商业可以利用气氛)(市政高压线须下地）(低密度区域)南基地周边情况及现状基地周边情况及现状CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT420m210m金地未未来金地未未来案例解析和比较案例解析和比较规划模式规划模式地块面积相仿 同属生地 周边环境不佳地块面积相仿 同属生地 周边环境不佳CONCEPTURAL MASTERPLAN AND ARCHITECTURE DE6、SIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT420m210m容积率:1.6绿化率:35%占地面积:9.6万平方米总建筑面积:15万平方米容积率:1.6绿化率:35%占地面积:9.6万平方米总建筑面积:15万平方米容积率:2.0绿化率:30%占地面积:9.1万平方米总建筑面积:18万平方米容积率:2.0绿化率:30%占地面积:9.1万平方米总建筑面积:18万平方米金地未未来经济技术指标本项目地块经济技术指标金地未未来经济技术指标本项目地块经济技术指标宝山地块宝山地块金地未未来金地未未来尺度对比尺度对比CONCEPTURAL MASTERPLAN A7、ND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT定量定量CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT用地面积：91359.6M2容积率：2.0建筑密度40绿地率3022.5M10.8M18M主要面退界10.8M次要面退界4.5M1.建筑高度小于、等于24米，其最大连续展开面宽的投影不大于80米。2.建筑高度大于24米，小于、等于60米，其最大连续展开面宽的投影不大于80米。3.建筑高度8、大于60米，其最大连续展开面宽的投影不大于80米。地块基本经济技术指标：规范限制：地块基本经济技术指标：规范限制：高层退界线多层退界线主要面退界22.5M次要面退界18M技术条件技术条件CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT新产品可以带来更高的收益利用新产品可以带来更高的收益利用40%上限的覆盖率提高单位产量上限的覆盖率提高单位产量容积率容积率/覆盖率覆盖率=平均层数平均层数2.0/40%=5 层层也会带来相应的市场风险也会带来相应的市场风险CONCEPTU9、RAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT满足输入条件高层+洋房15.87亿亿15.65亿亿15.96亿亿15.91亿亿15.90亿亿16.63亿亿高覆盖率洋房产品高层依次减少6单元 720户770408单元960户10188012单元808户902496单元720户761204单元480户51360覆盖率增加29%24%28%29%33%12单元1440户151560场地条件难度增大14%16.40亿亿小户型联排产品8单元960户10556035%大面宽高层产品CONCEPT10、URAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT屏蔽外部 打造内部屏蔽外部 打造内部品质制胜品质制胜绝高绝低多层卖花园高层卖面宽物业分级管理绝高绝低多层卖花园高层卖面宽物业分级管理CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT定性定性CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK I11、N BAOSHAN INDUSTRY DISTRICT超尺度花园完全分区超尺度花园完全分区“压倒压倒”优势优势ABC成熟住宅产品模式下的规划可能性成熟住宅产品模式下的规划可能性CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICTCONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT会所CONCEPTURAL MASTERPLAN AND ARCHITE12、CTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT方案方案C“打倒打倒”SOHOCONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT占满边界占满边界“压倒压倒”优势优势利用高层退界满铺办公、商业多层最大化消除高层办公“开门见山开门见山”开放空间、景观前置概念营销概念营销SOHO洋房独立办公物业分区物业分区组团分级300-400户/组团快速成型快速成型一期无高层无地库C高层大面宽高层大面宽端部看景中部大面宽CONCE13、PTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT端部超尺度宽景端部超尺度宽景30 x4x2=240户户均户户均11米面宽米面宽CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT不利因素不利因素大花园学校多层连接轨道交通商业SOHO洋房商业会所商业高层住宅多层厂房不利因素不利因素北重污染工厂连接主要交通高层宽景CONCEPTURAL MASTERPLAN 14、AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT主入口主入口不利因素不利因素内部鸟鸟语花香不利因素不利因素高层远离远离不良区域北北宽宽景景主入口主入口高大树树木屏蔽CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICTSOHO洋房洋房会所酒店式大堂会所酒店式大堂CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOS15、HAN INDUSTRY DISTRICT经济技术指标经济技术指标实际用地91359M2建筑密度30.64%容积率2.0绿地率28.5%CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT会所前区意向会所前区意向CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT一级大堂二级大堂一级大堂二级大堂CONCEPTURAL MASTERPLAN AND A16、RCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT实际地库情况1834 61 地面停车位1506 50 商业地面停车854 28198 应配非人防地库148 5904 应配人防地库1113 34101 应配总车位1113 34101 应配总车位车位数建筑面积1113 100.00%26020 182719 13 13 1.44%1.44%60 60 2640 2640 3 3与商业结合设置120 物业管理、治安联防与商业结合设置200 居民委员会60 60 垃圾压缩站与商业结合设置200 卫生服务站与商业结合设置2060 菜17、场配套公建配套公建3.6米层高，位于SOHO裙房10 1.09%1000 2000 2会所会所3.6米层高27 2.96%2700 5400 2商业街商业街5.5米层高，按商业报，加底层会所共19层200 10.95%1180 20000 39117SOHOSOHO863 863 21080 21080 152679 152679 10201020住宅合计住宅合计230 230 22.84%22.84%41725 41725 384384134 24576 192128 D-22.9米层高96 1530 17149 19232389 D-1高层(北)高层(北)209 209 20.69%20.18、69%37814 37814 3483484.5米架空层，共30层122 22272 174128 D-22.9米层高87 1530 15542 17429389 D-1高层(东)高层(东)424 424 40.03%40.03%73140 73140 63663653 9540 10690 A653 9540 10690 A553 9540 10690 A474 12190 106115 A374 15370 106145 A2私家花园每户50，围墙长度20米117 18020 16960 106653160 A1花园洋房花园洋房备注备注停车停车面积比面积比占地面积占地面积地上建筑面积地上建19、筑面积户数户数层数层数单元数单元数户型面积户型面积182719.2 地上总建筑面积28.5%覆盖率2.0 容积率91359.6 建设用地面积宝山市台路地块初步测算指标宝山市台路地块初步测算指标CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICTsectionCONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT物业类型分项指标物业类型分项指标地下停车库20、停车数：560个半地下车库停车数：517个CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICTSOHO洋房北SOHO洋房soho策略建议策略建议Sohu的策略影响规划布局，可能成为项目的亮点的策略影响规划布局，可能成为项目的亮点?CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT北将将soho多层化，多层化，独立独立公园化公园化，形成面向高层庭院的21、多层形态，类比，形成面向高层庭院的多层形态，类比office park 形态，寻求项目特点的鲜明和形态，寻求项目特点的鲜明和差异化差异化的竞争，区别周边的的竞争，区别周边的soho高层布置方式。高层布置方式。SOHO洋房SOHO洋房独立车行交通系统院落景观独院化沿街形象独栋化CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT主入口主入口可以按照底层商业，上层叠加别墅化可以按照底层商业，上层叠加别墅化soho选择选择1可以往上叠加多层可以往上叠加多层可以往上叠加多层可以往22、上叠加多层可以往上叠加多层可以往上叠加多层CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT也可以做大平层宽景也可以做大平层宽景soho选择选择2CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICTsoho案例分析案例分析中邦晶座中邦晶座世纪公园世纪公园联洋社区联洋社区CONCEPTURAL MASTERPLAN AND ARCHITECTURE 23、DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICTsohoCONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT方案方案C成熟产品成熟产品CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT经济技术指标经济技术指标实际用地91359M2建筑密度30.64%容积率2.00绿地率32%CONCEPTURAL M24、ASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT1119 100.00%2798818247118 1.92%120035113配套公建101.10%100020002会所272.96%270054002商业街20010.96%2700200002854-5SOHO864 1515601368住宅合计43242.22%7704072025244640360124D-218025683240036030690D-1高层432 40.84%7452064854972010890A65497201025、890A554972010890A476 12420108115A376 15120108140A2119 1782017820108654165A1花园洋房停车面积比占地面积地上建筑面积户数层数单元数户型面积物业类型分项指标物业类型分项指标6层花园洋房74520M232层高层公寓77040M230层高层公寓18层高层SOHO 20000M2商业街5400M2会所2000M2配套公建3511M2CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT1119 100.00%226、798818247118 1.92%120035113配套公建101.10%100020002会所272.96%270054002商业街20010.96%2700200002854-5SOHO864 1515601368住宅合计43242.22%7704072025244640360124D-218025683240036030690D-1高层432 40.84%7452064854972010890A654972010890A554972010890A476 12420108115A376 15120108140A2119 1782017820108654165A1花园洋房停车面积比占地面积27、地上建筑面积户数层数单元数户型面积物业类型分项指标物业类型分项指标6层花园洋房74520M232层高层公寓77040M230层高层公寓18层高层SOHO 20000M2商业街5400M2会所2000M2配套公建3511M2CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT景观分析景观分析入口对景景观中心集中景观带组团景观景观轴线CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN I28、NDUSTRY DISTRICT北交通分析交通分析主要车行流线地库出入口小区出入口会所出入口CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT地下停车库范围半地下停车库范围物业类型分项指标物业类型分项指标地下停车库停车数：560个办地下车库停车数：517个CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICTCONCEPTURAL MASTERPLA29、N AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT前区放大前区放大CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT中心景观中心景观CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICTelevation CONCEPTURAL MASTERPLAN AND ARCH30、ITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICTelevation CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT产品产品CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT洋房一层平面图洋房一层平面图CONCEPTURAL MASTERPLAN AND ARCHITECTURE31、 DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT洋房二层平面图洋房二层平面图CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT洋房三层平面图洋房三层平面图CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT北洋房四层平面图洋房四层平面图CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT洋房五、六层平面图洋房五、六层平面图CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT北高层公寓奇数层平面图高层公寓奇数层平面图CONCEPTURAL MASTERPLAN AND ARCHITECTURE DESIGN OF THE BLOCK IN BAOSHAN INDUSTRY DISTRICT高层公寓偶数层平面图高层公寓偶数层平面图