新天地东台里丨中国上海丨Kokaistudios

传承与创新交织，上海极具代表性的街区——新天地东台里，近期揭开了全新篇章。项目不仅是商业开发，更是对城市空间的突破性重构：它激发公共交流，与周边建筑环境有机契合，并根植于”全维度社区”的规划理念。通过规划、建筑与室内的一体化设计策略，项目营造出宜步宜憩的包容性环境，在日新月异的城市图景中，为人们创造日常邂逅的契机、层次丰富的体验，激发场所归属感。新天地东台里位于上海核心地段，是大新天地片区城市综合开发的重要组成部分。该区域素以历史保护与当代都市气息巧妙融合而久负盛名。项目坐落在淮海路以南、太平湖以东，与上海新天地活力满载的石库门街区隔湖相望。

At the intersection of heritage and innovation, XINTIANDI DONGTAILI marks a new chapter in the evolution of one of Shanghai’s most iconic neighborhoods. More than a commercial development, it is a bold reimagining of what urban can be: socially engaged, architecturally contextual, and rooted in the vision of a Total Community. Through an integrated approach spanning architecture, interior, and urban strategies, the project cultivates a walkable, inclusive environment—one that invites daily encounters, layered experiences, and a deeper sense of place within the city’s ever-evolving landscape.

▼整体鸟瞰，site bird view©XINTIANDI DONGTAILI

▼从东台路鸟瞰，bird view from Dongtai Road©RAWVISION studio

2018年，Kokaistudios 受委托主导商业空间的建筑与室内设计。整体规划包含地上商业建筑群（总面积约45,600平方米）与地下商业空间（约43,000平方米）。作为大型综合体中的商业裙楼，项目与KPF设计的三栋办公塔楼有机衔接，同时也融汇了两处历史保护建筑——喇格纳小学与章太炎故居。

In 2018, Kokaistudios was commissioned to lead the architecture and interior design of the commercial space within this project. The development comprises a cluster of above-ground retail buildings totaling approximately 45,600 sqm, paired with an expansive underground commercial area of around 43,000 sqm. As the commercial podium of a larger mixed-use complex, it connects with three office towers designed by KPF, alongside two preserved historical landmarks: Lagrené Primary School and the former residence of revolutionary intellectual Zhang Taiyan.

▼西藏南路沿街立面，facade along South Xizang Road©RAWVISION studio

▼自忠路沿街立面，facade along Zizhong Road©RAWVISION studio

▼吉安路入口，Ji’an Road Entrance©RAWVISION studio

▼喇格纳小学广场，plaza of Lagrené Primary School©RAWVISION studio

建筑设计

Architecture Design

新天地东台里的设计理念源于“全维度社区”的愿景。项目隶属”大新天地”区域——一个环绕新天地绿地，集住宅、办公、零售、酒店、文娱休闲等多功能于一体的综合城区。设计团队将包容性、可持续性与宜居性作为核心诉求，通过提升步行系统的友好度与空间可达性，使建筑既融入贯穿基地的东台路的历史肌理，又呼应上海深厚的文化底蕴。

▼生成分析，generation diagram©Kokaistudios

The design of XINTIANDI DONGTAILI is guided by the vision of a “Total Community”. As part of the broader Grand Xintiandi area—an urban district combining residential, office, retail, hotel, entertainment and leisure functions around Xintiandi Park—the project prioritizes inclusivity, sustainability and livability. These principles are reflected in a design strategy that enhances walkability and accessibility, while embedding the project within both the immediate context of Dongtai Road—once a historic street lined with Shikumen houses and now cutting through the site—and the larger cultural and historical fabric of Shanghai.

▼吉安路入口鸟瞰，Ji’an Road Entrance birdview©RAWVISION studio

▼B栋下沉广场，Building B sunken garden©RAWVISION studio

▼自忠路沿街立面，facade along Zizhong Road©RAWVISION studio

▼自忠路沿街立面细部，facade detail along Zizhong Road©RAWVISION studio

▼东台路立面，facade along Dongtai Road©RAWVISION studio

▼东台路立面，facade along Dongtai Road©RAWVISION studio

项目的核心策略是将商业体量分解为五座建筑：其中两座作为临近办公塔楼的裙房，其余三座则以独立体量分布于场地之中，共同围合出开放式的步行通道与公共空间网络。二层则通过一条封闭连桥系统串联各建筑。这不仅实现了连续的动线流通，也在上层打造出可通行的屋顶花园，有效促进人流社交互动。▼流线3D分析，circulation 3D©Kokaistudios

A key strategy is to divide the commercial massing into five separate volumes. Two serve as podiums beneath adjacent office towers, while the remaining three stand independently, framing a network of open-air pathways and public zones. Linking the blocks at the second-floor level, a loop of enclosed bridges allows for continuous circulation, transforming the upper levels into a walkable roof park that promotes both movement and social interaction.

▼A栋转角鸟瞰，Building A corner bird view©RAWVISION studio

▼东台路南侧连桥，Dongtai Road south bridge ©RAWVISION studio

▼A栋转角鸟瞰，Building A corner bird view©RAWVISION studio

▼B栋露台，Building B terrace©RAWVISION studio

▼E栋立面细节，Building E facade detail©RAWVISION studio

设计秉持人性化尺度原则，进一步贯彻 “全维度社区”的核心理念。所有商业建筑均限定在四层以内，并通过退台手法将上两层适度收缩，形成开阔的户外露台活动空间。这一策略不仅消减了建筑体量的视觉压迫感，也呼应了曾沿东台路分布的石库门建筑尺度。调整后的建筑体量营造出亲和宜居的氛围，契合日常生活节奏的同时，鼓励人们在四季中持续地与建筑环境互动。

▼立面节点研究-塔楼，facade node study – tower©Kokaistudios

Further reinforcing the project’s community-focused ethos is a commitment to human-scale design. Each building is limited to four stories, with the top two levels set back to create generous terraces for outdoor activity. This strategy not only reduces the visual bulk of the structures but also reintroduces a sense of proportion aligned with the historic Shikumen typology that once lined Dongtai Road. The moderated volumes foster a more approachable, livable atmosphere—one that resonates with the rhythms of daily life and encourages year-round engagement with the built environment.

▼西藏南路沿街立面夜景，facade along South Xizang Road night view©RAWVISION studio

▼西藏南路沿街立面夜景，Ji’an Road Entrance night view©RAWVISION studio

设计团队将地下空间视为地面建筑的自然延伸，激发其商业活力。地下两层空间不仅将五座地面建筑的内部中庭连为一体，更实现了东台路下方的整体贯通。布局策略着眼于空间连贯性与使用体验，特别引入两处下沉式庭院，不仅为地下空间引入充足采光，同时实现了南侧入口及中央广场与地下空间的无缝衔接。

▼立面节点研究-裙房，facade node study – podium©Kokaistudios

To ensure the vitality of spaces below street level, the underground strategy was conceived as a natural extension of the architecture above. Spanning two levels, the underground commercial area connects the internal voids of the five above-ground blocks and extends beneath Dongtai Road. Designed to enhance spatial continuity and user experience, the layout integrates two sunken gardens that draw natural light into the depths of the site while offering direct access from both the south entrance and central square.

▼A栋转角夜景，Building A corner night view©RAWVISION studio

▼东台路立面夜景，facade along Dongtai Road night view©RAWVISION studio

▼E栋连桥，Building E bridge©RAWVISION studio

▼B栋入口，Buidling B entrance©RAWVISION studio

材料语言在诠释项目的复合功能属性中发挥了关键作用。新天地东台里的建筑立面设计以“重与轻”的对比手法，清晰表达不同功能层级的空间属性。1-3层的外立面运用厚重的预制混凝土板，转译上海传统水刷石的质感与色调，营造出坚实沉稳的基底。从颗粒外露的粗糙质感到更为柔和温润的光滑表面，五栋建筑在具体立面处理上略有差异，展现各区块的独特个性，并在视觉上将体量进一步拆解为更具辨识度与亲和力的尺度。▼立面材料，facade materials©Kokaistudios

Material expression plays a crucial role in articulating the project’s mixed-use identity. The facade design of XINTIANDI DONGTAILI adopts a “Heavy and Light” contrast to articulate its distinct programmatic layers. This contrast begins with the lower podium floors from levels 1 to 3, where robust precast concrete panels reinterpret the texture and tonality of traditional Shanghai plaster. Across the five buildings, subtle variations in finish—from exposed aggregate to smoother, more translucent surfaces—reflect the varying character of each block, visually breaking down into more legible, human-scaled volumes.

▼看向B栋和C栋视角，view towards Building B and C©RAWVISION studio

▼D栋立面，Building D facade©RAWVISION studio

▼看向A栋和B栋视角，view towards Building A and B©RAWVISION studio

其上，三至四层的露台则包覆以轻盈的金属格栅，随光线变化呈现出微妙的光影流转，为屋顶轮廓注入现代感。这种材质组合不仅强化了功能分界——街道层为沉稳的商业基座领域，上层则是开放的生活方式空间——也通过当地传统材料的重新演绎与丰富的触感体验，塑造出街区独特的建筑标识性。

Above, the terraces on levels 3 and 4 are clad in lightweight metallic louvers that shimmer and shift under changing light conditions, lending a contemporary quality to the roofline. Together, these elements emphasize the functional divide between the solid, street-level retail base and the more open, lifestyle-oriented upper floors, while also embedding layers of local material reference and tactile richness into the precinct’s architectural identity.

▼B栋立面，Building B facade ©RAWVISION studio

▼C栋转角，Building C corner©RAWVISION studio

室内设计

Interior Design

室内设计的概念延续了“城市街区”的立意，与建筑外立面的概念形成统一，以”上海故事”为灵感，讲述上海城市的发展沿革。这一叙事通过垂直空间层层展开：地下室内空间采用夯土涂料，展现“老上海”的旧日风情；1-3层以高精细度的水刷石渲染出上海“黄金时代”的场景；3层以上香槟金喷砂的金属格栅则描绘了“活力当代”的蓝图。这种材质和逻辑的高度统一，仿佛外立面的设计直接渗透进室内，给人以连贯而沉浸的空间体验。

The project’s interior continues the urban narrative initiated by its exterior, offering a cohesive experience from outside to within. Extending its urban street block concept into the interior, the design draws inspiration from the theme of “Shanghai Story” to narrate the city’s historical and cultural evolution. This narrative unfolds across the vertical layers: in the basement, rammed earth finishes evoke the nostalgic atmosphere of Old Shanghai; levels 1 to 3 feature finely textured washed aggregate coating, conjuring scenes from the city’s “Golden Era”; while the upper floors are framed by champagne-colored, sandblasted metal slats that point to a vision of vibrant contemporary. This material progression, aligned with the exterior articulation, creates a spatial experience that is both coherent and immersive—almost as if the facade has been extended inward.

▼B栋中庭，Building B atrium©RAWVISION studio

▼B栋中庭，Building B atrium©RAWVISION studio

▼E栋中庭，Building E atrium©RAWVISION studio

▼E栋中庭，Building E atrium©RAWVISION studio

项目室内面临的一项关键挑战，是因更新后的建筑设计防火规范要求在中庭周边设置防火卷帘系统。设计团队并未选择隐藏卷帘立柱或牺牲空间品质，而是将其转化为设计亮点：通过将天窗格构向下延展，并与防火卷帘柱融合，打造出一组极具戏剧特色的金属构架。该结构不仅满足了消防规范，更如同一件精准的艺术装置增强了商业社交空间的美学气息。

A key challenge was the integration of fire shutters required around the central atriums due to updated fire prevention codes. Rather than concealing or compromising the space, the design team reimagined these elements as a feature: the skylight grid is extended downward and merged with the fire shutter columns. The result is a dramatic metallic structure that not only meets regulatory demands, but also introduces a refined, artful centerpiece that elevates the retail environment.

▼东台食集入口，Foodie Social entrance©RAWVISION studio

▼东台食集，Foodie Social ©RAWVISION studio

▼东台食集，Foodie Social ©RAWVISION studio

通过对场地、尺度与文化记忆的细致回应，新天地东台里在快速演变的城市语境中重新定义了商业开发的可能。从错落分布的体量与适宜步行的公共空间，到室内、立面与景观的有机融合，项目展现出城市生活愿景的连结感与延续性。它将建筑创新、文化叙事与社会价值相融合，不仅为大新天地片区注入新的活力，也为上海的城市更新树立了以社区为核心、包容共生的全新范式。

Through a sensitive response to site, scale, and cultural memory, XINTIANDI DONGTAILI redefines what a commercial development can be in the context of a rapidly evolving city. From its fragmented massing and walkable public realm to the seamless integration of interiors, facade, and landscape, the project reflects a vision of urban life rooted in connection and continuity. By layering architectural innovation with cultural storytelling and social utility, the development not only enriches Greater Xintiandi area, but also sets a new benchmark for inclusive, community-centered urban regeneration in Shanghai.

▼A栋从L2通往L3扶梯，Building A elevator from L2 to L3©RAWVISION studio

▼A栋从B1通往L1扶梯，Building A elevator from B1 to L1©RAWVISION studio

▼洗手间，Bathroom©RAWVISION studio

▼洗手间细节，Bathroom detail©RAWVISION studio

▼地下二层平面，basement level 2 plan©Kokaistudios

▼地下一层平面，basement level 1 plan©Kokaistudios

▼一层平面，ground floor plan©Kokaistudios

▼二层平面，first floor plan©Kokaistudios

▼三层平面，third floor plan©Kokaistudios

▼四层平面，fourth floor plan©Kokaistudios

▼屋顶平面，roof plan©Kokaistudios

▼立面图，elevation©Kokaistudios

▼剖面图，section©Kokaistudios

项目名称 新天地东台里

设计方 Kokaistudios （商业空间建筑设计、商业空间公区及B2层美食区室内设计）

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项目设计 & 完成年份 2025年

主创及设计团队 首席建筑师：Filippo Gabbiani, Andrea Destefanis

建筑设计总监：Pietro Peyron

建筑设计经理：郑泳

建筑设计团队：李冬吟，陆恬，曲昊，文辰，Andrea Antonucci，刘畅，丁晨，王朗，Pedro Miguel，朱文夜，王晨昊，彭书娴，陶星彤，成敏

室内设计经理：张雅楠

室内设计团队：高维禧，张丛桑，王适远，王思昀，萧宛，黄晨宇

项目地址 中国，上海

总设计面积 88,600平方米

摄影版权 RAWVISION studio

客户 上海瑞永景房地产开发有限公司

Project Name: XINTIANDI DONGTAILI

Location: Shanghai, China

Client: Shanghai Ruiyongjing Real Estate Development Co., Ltd

Service Scope

1) Architecture design: commercial space

2) Interior design: commercial space public area and B2 food court zone

Opening Date: September 2025

Site Area: 40,000 sqm

GFA: 45,600sqm (above ground), 43,000 sqm (below ground)

Design Company: Kokaistudios

Principal Architects: Filippo Gabbiani, Andrea Destefanis

Architecture Design Director: Pietro Peyron

Architecture Design Manager: Yong Zheng

Architecture Design Team: Dongyin Li, Tian Lu, Hao Qu, Wenchen, Andrea Antonucci, Chang Liu, Chen Ding, Lang Wang, Pedro Miguel, Wenye Zhu, Hiro Wang, Shuxian Peng, Stella Tao, Min Cheng

Interior Design Manager: Suzy Zhang

Interior Design Team: Weixi Gao, Sara Zhang, Shiyuan Wang, Rake Wang, Wan Xiao, Chenyu Huang

Photography: RAWVISION studio

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