这一工业用地开发项目的使用者目标是私营的中小型企业，为它们在中国大城市的周边地区提供经济实惠的办公空间。与国有企业相比，这些民营企业虽然不是社会的经济主体，但它们在构建实体经济方面发挥着至关重要的作用。中国社会在经历了30年蓬勃发展的房地产支持型经济之后，已经认识到这一点。该设计运用模块的概念来实现预算控制，同时提供绿色、灵活和互动的办公空间。设计试图在寻求新型的和人性化办公空间的同时，反映出对工业制造理性的认知，唤起和保留对基址曾经工业化的记忆。

This industrial real estate development targets at private small and mid-sized research and technological enterprises to provide them with affordable office spaces at the fringe of big cities. These private enterprises, although non main economic actors comparing to state owned enterprises, are playing an essential role in building a real economy, as Chinese society has come to realize after 30 years of a booming real estate backed economy. The design applies concept of module to achieve budget control while offering green, flexible and interactive office spaces that nurture creativity.

▼办公组团鸟瞰图，bird-eye’s view of the complex ©️He Lian

在中国的一至三线城市的边缘地区，政府总体规划定位了一些工业用地，原本是用于建造服务于城市的工业厂房。然而在快速发展的城市化进程中，政策上对环境污染的控制和经济上的产业升级，促使制造型的大型厂房要搬离主要城市，城市边上这些工业性质用地也随之开始面临新的业态的注入。

工业用地的性质来自政府对城市总体规划定位，很难改变，于是与工业制造业相关的研发办公类产业成为这些用地的主要内容和功能。我们的甲方经过市场分析测算，从政府手里拿到地，与建筑师合作研发出适合市场需求的办公建筑产品，建造成一个以办公建筑为主的，带有小部分商业配套的科技研发企业园区。这便是设计开始的前提。企业园区建成后的销售或租赁对象是中型和小型私营企业。这些企业在发展的过程中需要从四五线城市进阶到更大的城市，而城市中心区昂贵的办公租金并非合适的选择，于是这些企业会在大城市的外围地区购买一个价格相对便宜的专属自己的企业独栋办公楼。

In the outskirts of the second and third-tier cities in China, some areas have been defined as industrial by the governments to accommodate manufactures to serve for the city’s development. However, due to rapid urbanization, more strict environmental pollution control and industrial upgrading, large-scale manufacture plants must move away from major cities. Consequently, new industries are in demand to fulfill these industrial sites in the urban fringe, and the main industries and functions that are filling up the spaces are now research and technology businesses relevant to manufacturing industries.

Our client is a private investment company who has procured the land from the local government after conducting market analysis to develop products of office architecture that meet market demand: an office park that contains mainly single office units and with a fraction for commercial facilities. This is the premise of the design. Target sales and leasing tenants of the office compound are small and medium-size private enterprises. Some of these companies need to upgrade to bigger cities from fourth or fifth-tier cities. They would choose to rent or buy an independent office building of their own on the fringe of city at an affordable price than paying for expensive downtown rent. Moreover, the large-scale industrial plants aforementioned that have moved away still need some functions such as showrooms or clearing houses to remain at the previous location to maintain the bond with big cities. Such market demand hence becomes the backbone of business operation of the office park.

▼办公组团外观，建筑采用白色的曲线造型，exterior view of the complex with white curve boundaries ©Feng Shuxian

另外那些搬离城市周边的大型工业制造企业仍需要将自己的展厅或结算中心留在原地，以便与大城市保持密切联系。这种市场需求成为企业办公园区运营的经济支撑。新型企业的入驻，给当地政府带来远高于从前的税收。政府因此会很愿意以便宜的地价将土地出让给有合理策划案的开发商，使得企业园区建成后的售价和租金都不高，在私营企业负担得起的范围内。这样的开发模式使得地方政府、开发商、入驻的私营企业都获益，形成市场机制下的良性循环。

天筠办公组团是在北京落成的一个基本组团，是我们与甲方合作研发的办公建筑产品的成果展示，同时用作市场测试。以期未来在别的城市更大规模的实施应用。

The influx of new businesses will bring unprecedentedly higher tax revenue to local governments. Thus the local governments are more than willing to offer the land to real estate developers with rational proposals at a bargain price, which makes it possible for the sales and leasing prices of the end product affordable to private enterprises. This business model benefits local government, developer and private companies, creating a virtuous circle under market mechanism.

Tianyun Office complex is a principal and sample complex completed in Beijing. It is used in testing markets to future large-scale implementations in other cities.

▼办公组团外观，相邻两层的曲线存在一定的差异性，exterior view of the complex, curve boundaries of two adjacent levels are slightly different ©️Zhou Ruogu (up),  ©Feng Shuxian (down)