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A HIGH-RISE MIXED USE DEVELOPMENT
I.
INTRODUCTION
The expand expanding ing growth growth of popula popularr urban urban commun communitie itiess pave pave a way to the increas increasing ing number of high rise development in the country. Its history started in 1912 when the eightstory Manila hotel which was considered as the first modern high-rise building constructed in the hilippines was built. This said to be brought a notable change in the aesthetic view of the Metro Manila and was the beginning of the rapid and evident growth of urbani!ation in the hilippine capital. "owever# it was only in 1992 that a s$yscraper was established in the country. It is %%-storey and 1&' meters tall acific la!a (ondominium in )yala )venue which is the starting point of evolution in the structural aspect of the metro and has been supersede by the newer and higher s$yscraper in the country.
The extensive increase of the *+ industry in the hilippines hilippines is one of the contributor to the growing density of high rise buildings in the urban community. This industry needs a lot of employee to operate but the price of lot ownership in the city cost a lot that is why the need for a high-rise development is a must. ) small space that could accommodate a great number of people. "igh rise development could also be an answer for accommodating the great influx of migr migrati ation on in the the city city.. )partm partmen ents# ts# cond condom omin inium iumss are also also prev preval alen entt in the the urba urban n community.
This widespread development of high rise building contribute a large impact in the natural environment of the city. It is because the way vertical buildings are operated need an excessive amount of energy to be used. In relation to this matter the application of ,reen *uilding tandards is a trend rising in the design of the high rise and s$yscraper buildings. )dapting the green building standards and principles could reduce the
excessive necessity of high rise structures for energy consumption. ifferent methods could be applied in the building design that could create a small impact to the environment.
)pplication of this ,reen *uilding tandards and the integration of sustainability and *iophilic esign and with the consideration of the laws governing the construction of highrise structures are the basis of our proposed high-rise mix used development.
A. Background of the Study Bonifacio Global City is the most relevant example of an urban community that have
an extensive number of high rise development. /ocated in Taguig (ity# it is rich district compromising a large scale of s$yscraper into its development and many s$yscrapers are still under constructi construction on and expected expected to be built in the future. The developmen developmentt of the city is manage managed d by the *onifac *onifacio io /and /and evelo evelopme pment nt (orpo (orporati ration# on# a consort consortium ium led by Metro Metro acific since 199&. Today the control for the master planning of the *onifacio ,lobal (ity is managed by the 0ort *onifacio evelopment (orporation. Today# because of the continuous development of the *,( many business companies choose to move their main offices to the district. (reating a lot of high rise offices in the area. Many employees are now residing in the area for only their wor$ thats why most of the s$yscrapers are developing the mixed use tower and podium paradigm. This design is very convenient because it reduce the time needed for the employees to go to wor$ because maority of the podium type s$yscraper integrate residential and office. 3ith this integration of mixed use tower and podium design we arrived to the design of the proposed high-rise mixed use development. 4sing the concept of sustainability and
regenerative regenerative design we proposed proposed a high-rise high-rise development development that in line with nature because it will have expected to produce lesser carbon footprint that is the main definition of a ,reen building design. The use of nature as a healing and stress reducing element for the employee is evident in the design of the structure. The *iophilic approach use in the structure has been proven by b y many studies to improve the productivity rate of the employees and a nd occupants of the building. The proposed high-rise development will be using the laws and construction consideration of building high-rise structure in *onifacio ,lobal (ity as it is where the site is situated.
a. History American Coonia !eriod
uring the )merican colonial period# period# the 4 government ac5uired a 2&.67 s5uare $ilometre property within what was then disputed area between Ma$ati# Taguig and ateros for military purposes. This area 8T(T dated 19'2 was turned into a camp then $nown as 0ort 3illiam Mc:inley after the 2&th 4 president# 3illiam Mc:inley. Mc:inley. )fter the hilippines gained its political independence from the 4nited tates on ;uly %# 19%<# the 4 bestowed to the =epublic of the hilippines all rights of possession# urisdiction# supervision and control over the hilippine territory except the use of their military bases. +n May 1%# 19%9# 0ort Mc:inley was turned over to the hilippine government by government by virtue of 4 >mbassy ?ote ?ote ?o. '&6'. "eadershi# under $en. Afonso Areano
0ort Mc:inley was made the permanent head5uarters of the hilippine )rmy in 19&6 and was subse5uently renamed 0ort *onifacio# *onifacio#after the 0ather of the hilippine =evolution against pain# )ndres *onifacio# *onifacio# whose father# antiago *onifacio# was a native of Taguig# =i!al. 0ort *onifacio# during the panish >ra# Taguig Taguig was founded in the year 1&76# while an edro de Macati in 1<6' in what was part of ta. )na Manila and ateros in 166'# a bario and part of asig during the panish panish era. Renaming under the %arcos Regimen
+n ecember 9# 19@6# the eed of )bsolute sale executed by the owner# on )nacleto Madrigal )copiado in favor of the )merican ,overnment covering the area of 1'' hectares# portion of *icutan# *icuta n# Taguig# Taguig# annotated at the bac$ of T(T ?o. %'7. uring the )merican (ommonwealth# it was converted to a Military base# named 0ort Mc:inley. It was
during the presidency of the late resident 0erdinand >. MarcosA administration when 0ort Mc$inley was renamed 0ort *onifacio and transferred to Ma$ati. Taguig Taguig got the urisdiction over 0ort *onifacio after winning the case against Ma$ati in filed in the asig =egional Trial (ourt in 199@. Ma$ati appealed the ruling# but the asig =T( =T( in 2'11 still sided with Taguig# saying that 0ort *onifacio including the ->M*+ *aranggays are all part of Taguig. Ma$ati then as$ed the (ourt of )ppeals to review the case. The (ourt of )ppeals overturned the asig =egional Trial (ourtAs decision and reverted urisdiction of the *,( in favor of Ma$ati. )s of date# Taguig has filed a Motion of =econsideration at the (ourt of )ppeals see$ing to revert the decision. tatus 5uo 8meaning the latest ruling remains with Ma$ati. Taguig currently has de facto control over the area. !artnershi# &ith different de'eo#ment com#anies
In 199&# *onifacio /and evelopment (orporation# a consortium led by Metro acific# acific# made a successful bid to become *()As partner in the development of *onifacio ,lobal (ity 8*,(# the "ome of assionate Minds. )yala /and# Inc. and >vergreen "oldings# Inc. of the (ampos ,roup purchased a controlling sta$e sta $e in */( from Metro acific in 2''@. *() and the two companies control 0ort *onifacio evelopment (orporation# which oversees the master planning of *onifacio ,lobal (ity. The *onifacio ,lobal (ity is a rich district with a high number of s$yscrapers# even as the city is still rising. Many s$yscrapers are under construction and will be built in future.
B. "oca Case Studies (. De)te De)terto rton n Cor#o Cor#ora rati tion on 8*onifacio ,lobal (ity# Taguig Company Profile:
exterton (orporation started in 19<2 and was then $nown as (hesterton Industrial (orporation. (hesterton started out as a hardware store located along =i!al )ve. )ve. in (aloocan. In the mid-<'s# the company wanted to head into a new direction and adopt a completely new business strategy. The company name was changed again from exterton Industrial (orporation to De)terton Cor#oration since we are no longer ust an importer of industrial products.
+n +ctober 1&# 2'1<# exterton proudly unveiled its newest showroomBbuilding at *onifacio ,lobal (ity# (it y# Taguig. Taguig. +ccupying three floors# the showroom and building of exterton offers beautifully curated spaces where customers can see$ home styling inspirations# as well as find the brands that will meet their exacting standards.
*. Sun "ife "ife Insu Insuran rance ce Bui Buidin ding g
8*onifacio ,lobal (ity Company Profile:
) leading international financial services organi!ation# we operate in 11 mar$ets in ?orth )merica# )merica# >urope and )sia. )sia. Their global wor$force comprises of 29#17' employees and a direct sales force of 16'#''' worldwide In 179&# un /ife of (anada 8hilippines# Inc. pioneered life insurance in the hilippines. Today# Today# we are one of the largest and most trusted insurers in the country with almost half a million policy holders to date. ome of our products in the hilippines include /ife Insurance# )ccidental Insurance# ension lans# >ducation lans and Mutual 0unds.
Building Construction: Construction:
The 2-*illion building# which had been completed in 2'11# aimed for LEED (Leadership (Leadership in Energy and Environmental Environmental Design) (ore and hell re5uirements for gold certification. />> is an internationally recogni!ed green building rating system developed by the 4 ,reen *uilding (ouncil to guide building owners and operators on a concise framewor$ for implementing green building design# construction# operations and maintenance solutions.
/>> consultant avis /angdon C eah have pointed out that the un /ife (entre Dpromotes a whole-building approach to sustainability by recogni!ing performance in $ey areasE energy savings# water efficiency# carbon emission reductions# improved indoor environmental 5uality# stewardship of resources and education on sustainability practices.F
(ompleted# un /ife offices occupy a number of floors while the rest of the building is available for lease for other tenants who e5ually believe in the importance of environmental sustainability. Its set the standard for f or premium office buildings in the *onifacio ,lobal (ity. The 1%-storey building# provides a &-level basement par$ing 2&#''' s5uare meter gross floor areaG 1#7'' s5uare meters typical gross floor plateG double-gla!ed glass window systemG vehicle drop H off facility 1'' bac$-up powerG automated ecurity ystem and a building management system. Building eatures:
• • • • • • • • • • • • • • • • • •
62& s5.m total floor area 12' fully-e5uipped seats rivate offices for <-%' employees *an$ing grade data centre +n-site IT support *usiness lounge and conference rooms 3indows 3indows in all private offices Multiple redundant internet connection "igh-security 8biometrics scan access or proximity card 2%B6 (leaning service 8Monday to 0riday ,rade ) *uilding 1'' *ac$up ower *asement par$ing ?umber of 0loors - 1& floors ,ross /easable )reaE - 22#&'' s5uare meters Typical Typical 0loor lateE - 1#<'' s5uare meters )ir-conditioningE - (entrali!ed (hilled 3ater 3ater ystem >levatorsE - >ight 87 elevators - ix 8< passenger lifts
• •
- Two Two 82 par$ing lifts *ac$-up owerE - 1'' ecurity and afetyE - 0ire detection and alarm system with automatic dial-up power fire brigade feature
- ecurity system provides monitoring of door access# elevator control# intruder alarm and ((TJ control
+. Sm Aura 8*onifacio ,lobal (ity Building Profile:
esigned by Miami-based architectural firm )r5uitectonica )r5uitectonica## the structure will be a basic DdumbbellF arrangement determined by the narrow site# with the main entry at the north corner# and the office tower located at the southern end. The main vehicular drop-off is provided on the western side# with taxi stations on the first basement# accessed from the lower# eastern road. )ura remier derived its name by combining two exuberant chemical elementsK gold# which has the s ymbol )u# )u# and radium# the s ymbol of which is =a. utting them the m together means luxury and elegance.
!ustainability Design: Design:
The civic center adheres to a very high standard of environmental sustainability. ollution and waste are reduced from construction activities by controlling soil erosion# waterway sedimentation and airborne air borne dust generation. ) large large green roof will reduce the structures heat island effect# as well as provide occupants with landscaped recreational areas consisting of various plant species. )ll waste water will be treated on site and can be reused for non-potable purposes. ) third of the construction materials budget is allocated for
building products that are either locally sourced or have high recycled content. The building will maintain superior indoor environmental 5uality through enhanced ventilation and the use of low emitting materials. >nergy and water use will be reduced by as much as 19 and @' respectively compared with conventional buildings through a high-performance building enclosure# and efficient e5uipment and fixtures "all eatures: !#y Par#
) multi-level green roof . It has al fresco bars C restaurants# sculptures# and botanical gardens. !amsung $all
) dome-shaped# state of the art# 1#'''-seat event hall which will be named Damsung "allF# will serve as an exciting venue for concerts# stage performances# theatre plays# and product launches. Chapel
2&'-seat (hapel of an edro (alungsod %ffice &o'er &o'er
The 29-story +ffice Tower has a leasable area of %'#%2% s5m# and sets the standard as the premier office institution in the fastest growing business district. 0actoring in the latest in architectural innovation and the wealth of experience in property management# the M )ura +ffice Tower Tower is envisioned to reshape the citys hori!on.
The premium grade building has meeting rooms# business lounges# conference rooms# and a variety of office office fit-outs for 1 to 1%' employees. It also has high security features# 2%B6 IT upport# and ell IT Infrastructure. 0or the convenience of occupants# the +ffice Tower Tower has 2#''' par$ing slots in the basement par$ing and is within reach of main transportation hub.
