A HIGH-RISE
A HIGH-RISE MIXED USE DEVELOPMENT
MIXED USE DEVELOPMENT
I.
I.
INTRODUCTION
INTRODUCTION
The
The expexpandanding growting growth h of of poppopulaular r urburban an comcommunmunitieities s pavpave e a a way way to to the the incincreasreasinging number of high rise development in the country. Its history started in 1912 when the number of high rise development in the country. Its history started in 1912 when the eight-story Manila hotel which was considered as the first modern high-rise building constructed in story Manila hotel which was considered as the first modern high-rise building constructed in the hilippines was built. This said to be brought a
the hilippines was built. This said to be brought a notable change in the aesthetic notable change in the aesthetic view of theview of the Metro Manila and was the beginning of the rapid and evident growth of urbani!ation in 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$yscraper was established in the hilippine capital. "owever# it was only in 1992 that a s$yscraper was established in the country. It is %%-storey and 1&' meters tall acific la!a (ondominium in )yala )venue 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 which is the starting point of evolution in the structural aspect of the metro and has been supersede by the newer
supersede by the newer and higher s$yscraper in the and higher s$yscraper in the country.country.
The extensive increase of the *+ industry in the
The extensive increase of the *+ industry in the hilippines is one of the contributor hilippines is one of the contributor toto the growing density of high rise buildings in the urban community. This industry needs a lot 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 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 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 people. "igh rise development could also be an answer for accommodating the great influx of
of mimigrgratiation on in in ththe e cicityty. . ))papartmrtmenents# ts# cocondndomomininiumiums s are are alalso so prprevevalalenent t in in ththe e ururbabann community.
community.
This widespread development of high rise building contribute a large impact in the natural 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 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
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 the application of ,reen *uilding tandards is a trend rising in the design of the high rise and s$yscraper buildings. )dapting the green building standards and principles could reduce the s$yscraper buildings. )dapting the green building standards and principles could reduce the
excessive necessity of high rise structures for energy consumption. ifferent methods could excessive necessity of high rise structures for energy consumption. ifferent methods could be applied in the building design that could
be applied in the building design that could create a small impact to the environment.create a small impact to the environment.
)pplication of this ,reen *uilding tandards and the integration of sustainability and )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 *iophilic esign and with the consideration of the laws governing the construction of high-rise structures are the basis of our proposed high-high-rise mix used development.
rise structures are the basis of our proposed high-rise mix used development.
A. Background of the Study
A. Background of the Study
Bonifacio Global City
Bonifacio Global City is the most relevant example of an urban community that have 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 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 compromising a large scale of s$yscraper into its development and many s$yscrapers are still under con
under constructistruction and expecteon and expected to be built in the future. d to be built in the future. The develThe developmenopment of the city ist of the city is man
manageaged d by by the the *on*onifacifacio io /an/and d eveveloelopmepment nt (or(orpoporatiration# on# a a conconsortsortium ium led led by by MetMetroro acific since 199&. Today the control for the master planning of the *onifacio ,lobal (ity is acific since 199&. Today the control for the master planning of the *onifacio ,lobal (ity is managed by the 0ort *onifacio
managed by the 0ort *onifacio evelopment (orporation.evelopment (orporation.
Today# because of the continuous development of the *,( many business companies 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. 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 Many employees are now residing in the area for only their wor$ thats why most of the s$yscrapers are developing the mixed use tower and podium paradigm. This design is very s$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 convenient because it reduce the time needed for the employees to go to wor$ because maority of the podium type s$yscraper integrate residential and office.
maority of the podium type s$yscraper integrate residential and office.
3ith this integration of mixed use tower and podium design we arrived to the design 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 of the proposed high-rise mixed use development. 4sing the concept of sustainability and
regene
regenerative design we rative design we propoproposed a sed a high-high-rise developmerise development that nt that in line in line with nature because itwith nature because it will have expected to produce lesser carbon footprint that is the main definition of a ,reen will have expected to produce lesser carbon footprint that is the main definition of a ,reen building design. The use
building design. The use of nature of nature as a as a healing and healing and stress stress reducing element reducing element for the for the employeeemployee is evident in the design of the structure. The *iophilic approach use in the structure has been is evident in the design of the structure. The *iophilic approach use in the structure has been proven b
proven by many y many studies studies to to improve the improve the productivity rate productivity rate of of the the employees aemployees and occupants nd occupants of of the building. The proposed high-rise development will be using the laws and construction 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 consideration of building high-rise structure in *onifacio ,lobal (ity as it is where the site is situated.
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American Coonia !eriod American Coonia !eriod
uring the
uring the )merican colonial period)merican colonial period## the 4 government ac5uired a 2&.67 s5uare the 4 government ac5uired a 2&.67 s5uare $ilometre property within what
$ilometre property within what was then disputed area was then disputed area between Ma$ati# Taguig and aterosbetween Ma$ati# Taguig and ateros for military purposes. This area 8T(T dated 19'2 was turned into a camp then $nown as for military purposes. This area 8T(T dated 19'2 was turned into a camp then $nown as 0ort0ort 3illiam Mc:inley
3illiam Mc:inley after the 2&th 4 president#after the 2&th 4 president# 3illiam Mc:inley3illiam Mc:inley.. )fter the hilippines )fter the hilippines gained its political independence from the 4nited tates on ;uly %# 19%<# the 4 bestowed to 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 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 over the hilippine territory except the use of their military bases. +n May 1%# 19%9# 0ort Mc:inley was turned over to the
Mc:inley was turned over to the hilippine governmenthilippine government by virtue of 4 >mbassy ?o by virtue of 4 >mbassy ?ote ?o.te ?o. '&6'.
'&6'.
"eadershi# under $en. Afonso Areano "eadershi# under $en. Afonso Areano
0ort Mc:inley was made
0ort Mc:inley was made the permanent head5uarters the permanent head5uarters of the hilippine )rmy in 19&6of the hilippine )rmy in 19&6 and was subse5uently renamed
and was subse5uently renamed 0ort *onifacio0ort *onifacio##after the 0ather of the hilippine =evolutionafter the 0ather of the hilippine =evolution against pain#
against pain# )ndres *onifacio)ndres *onifacio## whose father# antiago *onifacio# was whose father# antiago *onifacio# was a native of Taguig#a native of Taguig# =i!al. 0ort *onifacio# during the
=i!al. 0ort *onifacio# during the panish >ra# Tapanish >ra# Taguig was founded in the year guig was founded in the year 1&76# while1&76# while an edro de Macati in 1<6' in what was part of ta. )na Manila and ateros in 166'# a an edro de Macati in 1<6' in what was part of ta. )na Manila and ateros in 166'# a bario and part of asig during the pan
bario and part of asig during the panish era.ish era.
Renaming under the %arcos Regimen Renaming under the %arcos Regimen
+n ecember 9# 19@6# the
+n ecember 9# 19@6# the eed of )bsolute sale executed by the eed of )bsolute sale executed by the owner# onowner# on )nacleto Madrigal )copiado in favor of the )merican ,overnment covering the
)nacleto Madrigal )copiado in favor of the )merican ,overnment covering the area of 1''area of 1'' hectares# portion of *icuta
hectares# portion of *icutan# Tan# Taguig# annotated at the guig# annotated at the bac$ of T(T ?o. %'7. uring thebac$ of T(T ?o. %'7. uring the
)merican (ommonwealth# it was converted to a Military base# named 0ort Mc:inley. It was )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 during the presidency of the late resident 0erdinand >. MarcosA administration when 0ort Mc$inley was renamed 0ort
Mc$inley was renamed 0ort *onifacio and transferred *onifacio and transferred to Ma$ati. Taguto Ma$ati. Taguig got the urisdictionig got the urisdiction over 0ort *onifacio after winning the case against Ma$ati in filed in the asig =egional Trial over 0ort *onifacio after winning the case against Ma$ati in filed in the asig =egional Trial (ourt in 199@. Ma$ati appealed
(ourt in 199@. Ma$ati appealed the ruling# but the asig the ruling# but the asig =T=T( in 2'11 still sided with Taguig#( in 2'11 still sided with Taguig# saying that 0ort *onifacio
saying that 0ort *onifacio including the ->M*+ *aranggays are including the ->M*+ *aranggays are all part of Taguig. Ma$atiall part of Taguig. Ma$ati then as$ed the (ourt
then as$ed the (ourt of )ppeals to review the case. The of )ppeals to review the case. The (ourt of )ppeals overturned the(ourt of )ppeals overturned the asig =egional Trial (ourtAs decision and reverted urisdiction of the *,( in favor of Ma$ati. asig =egional Trial (ourtAs decision and reverted urisdiction of the *,( in favor of Ma$ati. )s of date# Taguig has filed a Motion of
)s of date# Taguig has filed a Motion of =econsideration at the =econsideration at the (ourt of )ppeals see$ing to(ourt of )ppeals see$ing to revert the decision. tatus 5uo 8meaning the latest ruling remains with Ma$ati. Taguig revert the decision. tatus 5uo 8meaning the latest ruling remains with Ma$ati. Taguig currently has de facto control over the area.
currently has de facto control over the area.
!artnershi# &ith different de'eo#ment com#anies !artnershi# &ith different de'eo#ment com#anies
In 199&# *onifacio /and evelopment (orporation# a consortium led by
In 199&# *onifacio /and evelopment (orporation# a consortium led by Metro acificMetro acific## made made a successful bid to become *()As partner in the development of *onifacio ,lobal (ity a successful bid to become *()As partner in the development of *onifacio ,lobal (ity 8*,(# the "ome of assionate Minds.
8*,(# the "ome of assionate Minds. )yala /and# Inc.)yala /and# Inc. and >vergreen "oldings# Inc. of theand >vergreen "oldings# Inc. of the (ampos ,roup purchased a controlling sta
(ampos ,roup purchased a controlling sta$e in */( from Metro $e in */( from Metro acific in 2''@. *()acific in 2''@. *() and the two companies control 0ort *onifacio evelopment (orporation# which oversees the and the two companies control 0ort *onifacio evelopment (orporation# which oversees the master planning of *onifacio ,lobal (ity. The *onifacio ,lobal (ity is a rich district with a master planning of *onifacio ,lobal (ity. The *onifacio ,lobal (ity is a rich district with a high number of s$yscrapers# even as the city is still rising. Many s$yscrapers are under
high number of s$yscrapers# even as the city is still rising. Many s$yscrapers are under construction and will be built in future.
B. "oca Case Studies
B. "oca Case Studies
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8*onifacio ,lobal (ity# Taguig 8*onifacio ,lobal (ity# Taguig Company Profile:
Company Profile:
exterton (orporation started in 19<2 and was then $nown as (hesterton Industrial exterton (orporation started in 19<2 and was then $nown as (hesterton Industrial (orporation. (hesterton started out
(orporation. (hesterton started out as a hardware as a hardware store located along store located along =i!al )=i!al )ve. in (aloocan.ve. in (aloocan. In the mid-<'s# the company wanted to head into a new direction and adopt a completely new In the mid-<'s# the company wanted to head into a new direction and adopt a completely new business strategy.
business strategy.
The company name was changed again from exterton Industrial (orporation to The company name was changed again from exterton Industrial (orporation to De)terton Cor#oration
De)terton Cor#oration since we are no longer ust an importer of industrial products. since we are no longer ust an importer of industrial products. +n +ctober 1&# 2'1<# exterton proudly unveiled its
+n +ctober 1&# 2'1<# exterton proudly unveiled its newest showroomBbuilding atnewest showroomBbuilding at *onifacio ,lobal (it
*onifacio ,lobal (ity# y# TaTaguig. +ccupying three floors# guig. +ccupying three floors# the showroom and the showroom and building ofbuilding of exterton offers beautifully curated spaces where customers can see$ home styling exterton offers beautifully curated spaces where customers can see$ home styling inspirations# as well as find the brands that will meet their exacting standards. inspirations# as well as find the brands that will meet their exacting standards.
*.
8*onifacio ,lobal (ity 8*onifacio ,lobal (ity Company Profile:
Company Profile:
) leading international financial services organi!ation# we operate in 11 mar$ets in ) leading international financial services organi!ation# we operate in 11 mar$ets in ?orth )
?orth )merica# >urope and )merica# >urope and )sia. Their global wor$force comprises of 29#17' sia. Their global wor$force comprises of 29#17' employees andemployees and a direct sales force of 16'#''' worldwide
a direct sales force of 16'#''' worldwide
In 179&# un /ife of (anada 8hilippines# Inc. pioneered life insurance in the In 179&# un /ife of (anada 8hilippines# Inc. pioneered life insurance in the hilippines. To
hilippines. Today# day# we are one we are one of the largest and of the largest and most trusted insurers most trusted insurers in the country within the country with almost half a million policy holders to date.
almost half a million policy holders to date.
ome of our products in the hilippines include /ife Insurance# )ccidental Insurance# ome of our products in the hilippines include /ife Insurance# )ccidental Insurance# ension lans# >ducation lans and Mutual
ension lans# >ducation lans and Mutual 0unds.0unds.
Building Construc Building Construction:tion:
The 2-*illion building# which had been completed
The 2-*illion building# which had been completed in 2'11# aimedin 2'11# aimed for
for LEED (Leader LEED (Leadership in Energy ship in Energy and Environmeand Environmental Design)ntal Design) (ore and hell re5uirements (ore and hell re5uirements for gold certification. />> is an internationally recogni!ed green building rating system 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 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 concise framewor$ for implementing green building design# construction# operations and maintenance solutions.
maintenance solutions.
/>> consultant avis /angdon C eah have pointed out that the un /ife (entre />> 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 Dpromotes a whole-building approach to sustainability by recogni!ing performance in $ey areasE energy savings# water
areasE energy savings# water efficiency# carbon emission reductions# improved indoorefficiency# carbon emission reductions# improved indoor environmental 5uality# stewardship of resources and education on sustainability practices.F environmental 5uality# stewardship of resources and education on sustainability practices.F
(ompleted# un /ife offices occupy a number of floors while the rest of the building is (ompleted# un /ife offices occupy a number of floors while the rest of the building is available for lease for other tenants who e5ually believe in the importance of environmental available for lease for other tenants who e5ually believe in the importance of environmental sustainability. Its set the standard f
sustainability. Its set the standard for premium office buildings in the or premium office buildings in the *onifacio ,lobal (ity.*onifacio ,lobal (ity. The 1%-storey building# provides a &-level basement par$ing 2&#''' s5uare meter gross floor The 1%-storey building# provides a &-level basement par$ing 2&#''' s5uare meter gross floor areaG 1#7'' s5uare meters typical gross floor plateG double-gla!ed glass window systemG areaG 1#7'' s5uare meters typical gross floor plateG double-gla!ed glass window systemG vehicle drop H off facility 1'' bac$-up powerG automated ecurity ystem and a building vehicle drop H off facility 1'' bac$-up powerG automated ecurity ystem and a building management system.
management system. Building eatures: Building eatures:
•
• 62& s5.m total floor area62& s5.m total floor area •
• 12' fully-e5uipped seats12' fully-e5uipped seats •
• rivate offices for <-%' employeesrivate offices for <-%' employees •
• *an$ing grade data centre*an$ing grade data centre •
• +n-site IT support+n-site IT support •
• *usiness lounge and conference rooms*usiness lounge and conference rooms •
• 3indo3indows in all ws in all private officesprivate offices •
• Multiple redundant internet connectionMultiple redundant internet connection •
• "igh-security 8biometrics scan access or proximity card 2%B6"igh-security 8biometrics scan access or proximity card 2%B6 •
• (leaning service 8Monday to 0riday(leaning service 8Monday to 0riday •
• ,rade ) *uilding,rade ) *uilding •
• 1'' *ac$up ower 1'' *ac$up ower •
• *asement par$ing*asement par$ing •
• ?umber of 0loors - 1& floors ?umber of 0loors - 1& floors •
• ,ross /easable )reaE - 22#&'' s5uare meters,ross /easable )reaE - 22#&'' s5uare meters •
• TyTypical 0loor lateE pical 0loor lateE - 1#<'' s5uare meters- 1#<'' s5uare meters •
• )ir-conditioningE - (entrali!ed )ir-conditioningE - (entrali!ed (hilled 3a(hilled 3ater ystemter ystem •
• >levatorsE - >ight 87 elevators>levatorsE - >ight 87 elevators
-
- ix ix 8< 8< passenger passenger liftslifts -
- TwTwo o 82 82 par$ing par$ing liftslifts
•
• *ac$-up owerE - 1''*ac$-up owerE - 1'' •
• ecurity and afetyEecurity and afetyE
- 0ire detection and alarm system with - 0ire detection and alarm system with
automatic dial-up power fire brigade feature automatic dial-up power fire brigade feature
- ecurity system provides monitoring of door access# - ecurity system provides monitoring of door access#
elevator control# intruder alarm and ((TJ control elevator control# intruder alarm and ((TJ control
+
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8*onifacio ,lobal (ity 8*onifacio ,lobal (ity Building Profile:
Building Profile:
esigned by Miami-based architectural firm
esigned by Miami-based architectural firm )r5uitectonica)r5uitectonica# the structure will be a# the structure will be a basic DdumbbellF arrangement determined by the narrow site# with the main entry at the north 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 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 provided on the western side# with taxi stations on the first basement# accessed from the
lower# eastern road. lower# eastern road.
)ura remier derived its name by combining two exuberant chemical elementsK )ura remier derived its name by combining two exuberant chemical elementsK gold# which has the s
gold# which has the s ymbol )ymbol )u# and radium# the su# and radium# the s ymbol of which is =a. utting theymbol of which is =a. utting them together m together means luxury and elegance.
means luxury and elegance.
!ustainability Design !ustainability Design::
The civic center adheres to a very high standard of environmental sustainability. The civic center adheres to a very high standard of environmental sustainability. ollution and waste are reduced from construction activities by controlling soil erosion# ollution and waste are reduced from construction activities by controlling soil erosion# waterway sedimentation and air
waterway sedimentation and airborne dust generation. ) largborne dust generation. ) large green roof e green roof will reduce thewill reduce the structures heat island effect# as well as provide occupants with landscaped recreational areas 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 consisting of various plant species. )ll waste water will be treated on site and can be reused for non-potable purposes. )
building products that are either locally sourced or have high recycled content.
building products that are either locally sourced or have high recycled content. The buildingThe building will maintain superior indoor environmental 5uality through enhanced ventilation and the use 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 @' of low emitting materials. >nergy and water use will be reduced by as much as 19 and @' respectively compared with
respectively compared with conventional buildings through a high-performance buildingconventional buildings through a high-performance building enclosure# and efficient e5uipment and fixtures
enclosure# and efficient e5uipment and fixtures "all eatures:
"all eatures:
!#y Par# !#y Par#
) multi-level
) multi-level green roof green roof .. It has al fresco bars C restaurants# sculptures# and botanical It has al fresco bars C restaurants# sculptures# and botanical gardens.
gardens.
!amsung $all !amsung $all
) dome-shaped# state of the art# 1#'''-seat event hall which will be named Damsung ) dome-shaped# state of the art# 1#'''-seat event hall which will be named Damsung "allF# will serve as an exciting venue for concerts# stage performances# theatre plays# and "allF# will serve as an exciting venue for concerts# stage performances# theatre plays# and product launches.
product launches.
Chapel Chapel
2&'-seat (hapel of an edro (alungsod 2&'-seat (hapel of an edro (alungsod
%ffice
%ffice &o&o'er 'er
The 29-story +ffice Tower has a leasable area of %'#%2% s5m# and sets the standard as The 29-story +ffice Tower has a leasable area of %'#%2% s5m# and sets the standard as the premier office institution in the fastest growing business district. 0actoring in the latest in the premier office institution in the fastest growing business district. 0actoring in the latest in architectural innovation and the wealth of experience in property management# the M )ura architectural innovation and the wealth of experience in property management# the M )ura +ffice To
The premium grade building has meeting rooms# business lounges# conference rooms# The premium grade building has meeting rooms# business lounges# conference rooms# and a variety of of
and a variety of office fit-outs for 1 to fice fit-outs for 1 to 1%' employees. 1%' employees. It also has high security It also has high security features# 2%B6features# 2%B6 IT upport# and ell IT Infrastructure.
IT upport# and ell IT Infrastructure. 0or
0or the the convenience convenience of of occupants# occupants# the the +ffice +ffice ToTower wer has has 2#''' 2#''' par$ing par$ing slots slots in in thethe basement par$ing and is within reach of main transportation hub.
