hines, porta nuova, presentation in wof green milan 2011
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Strictly Private and Confidential
Porta Nuova World Office Forum
19th October 2011
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Section 1Porta Nuova
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■ 1.5 km from Duomo; one of the most central areas in Europe undeveloped for more than 40 years
Location
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Mixed Development
■ Mixed development with 150.000 sqm of offices, 400 residential units, 40.000 sqm of retail and other services
Nuova sede del Comune
Porta Nuova Gardens
Nuova Sede della Regione
Stazione Garibaldi
Corso Como Brera
Piazza della Repubblica
Quartiere Isola
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■ The most accessible site in Italy
■ High speed connections
■ Garibaldi Station
■ Central Station
■ 4 subway lines crossing Porta Nuova
■ 5 subway stops on Porta Nuova
Public Transport
M1M2
Trainlines from/toGaribaldi Station
M3
Cross Rail (Passante)M6 (planned)M5 (under construction)
M5 (under completion)
High speed trains plannedfrom/to Garibaldi Station
High speed trainsfrom/to Garibaldi Station
Trainlines from/toCentral Station
Direct Airport ShuttleTo Linate and Malpensa
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Public Transport
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■ Over 160.000 sqm of public and pedestrian areas
■ A park of over 90.000 sqm
■ 5 km of bike lanes
Bike lanes
Bike stations
Public Spaces
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Connections with surrounding context
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1. Corso Como connection
2. Circular Piazza
3. Connections to Garibaldi Station
5. Pedestrian bridge
2. Circular Piazza
4. Tunnel deck
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Public Park - “La Biblioteca degli Alberi”
2007
2012
■ Park design by Inside Outside (Petra Blaisse)
■ First part opened in 2007; will be extended in 2012
■ Completion expected in 2013/14
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Architectural Quality
■ 20 architects from 8 different nationalities have designed the Porta Nuova buildings
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LEED Certification
§ Porta Nuova is one of the first pilot projects applying
LEED on large urban regeneration schemes in Italy
§ All office buildings are pre-certified LEED gold
US Green Building Council is the worldwideorganization leader in reserch, propagation andpromotion of the sustainable real estatedevelopment projects
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Section 2Sustainability
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Urban Sustainability
An undeveloped area for over 40 years in the centre of MilanGaribaldi
Varesine
Isola
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■ Depressed rail track area undeveloped for decades / large urban fracture
■ Over 20 different owners (private and public)
■ Acquisition process by a single player (Hines)
■ Private and Public Partnerships with Municipality / Synergies between private and public sectors
■ Financial sustainability (national and international equity + debt from day zero)
Urban Sustainability
Private Development Compound
Public Areas
From Private Owners
From Municipality
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Urban Sustainability
■ Pedestrian areas, public park and cycle paths
■ Urban reconnection through high quality public spaces
■ System of cultural areas activating public spaces
■ Underground parking spaces and roads
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LEED Certification
LEED was created to
■ Define “Green Buildings” by establishing a National Standard of measurement
■ Promote integrated, multidisciplinary design, construction and property management practices
■ Environmental leadership in the building industry
■ Green competition
■ Raise consumer awareness of green building benefits
■ Transform the building market
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LEED categories of assessment
1. Sustainable Sites
2. Water Efficiency
3. Energy and Atmosphere
4. Materials and Resources
5. Indoor Environmental Quality
6. Innovation and Design Process
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LEED: Sustainable site
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■ Decontamination of a brownfield site reduces pressure on undeveloped land
■ Local amenities for a dense urban site, establishing community connectivity
■ Alternative transportation:
§ public transportation§ bicycle storage§ pedestrian access§ accommodation for alternative-fuelled vehicles
■ Parking below grade and specifying high-albedo surfaces to reduce land heat
■ Environmental Studies (transport, pollution, etc) during construction and operations
Centrale
Moscova
Gioia
Repubblica
Isola
Garibaldi
LagostaSondrio
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LEED: Water efficiency
■ Rainwater collection to irrigate landscaping areas
■ Dual-flush toilets, low-flow fixtures and automatic sensors
■ Non-potable water used for all HVAC systems
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LEED: Energy and atmosphere
■ Reduction in energy performance vs code-standard
■ Water to water heat pumps with ground-water cooling and heat recovery ventilation
■ Zero CO2 emissions on site
■ Building envelope glass performance optimization
■ Shading system façade performance
■ Building systems commissioning plan (on sustainable performance)
■ BMS and infrastructures for monitoring of real-time energy use
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LEED: Materials and Resources
■ Construction materials with a high percentage of recycled content
■ Materials manufactured and extracted locally
■ Wood-based products from certified forests
■ Significant % of recycling of construction and demolition waste
■ Dedicated recycling room for the storage and collection of recyclables
■ Also pneumatic garbage systems
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LEED: Indoor environmental quality
■ Indoor Air Quality Plan (protect absorptive materials during the construction)
■ Increased ventilation rates to improve air-quality (above standards)
■ MEP systems designed to meet thermal comfort criteria (temperature and humidity)
■ Maximum flexibility & individual controls
■ Access to daylight and views to minimize artificial lighting
■ Low-emitting materials specified for paints, carpets, sealants, etc
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View from office buildings
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LEED: Innovation and Design Process
■ LEED accredited professionals to follow full LEED programme
■ Imported LEED in Italy for the first time
■ Re-interpreted LEED requirements versus local codes, industrystandards, material and product supplies
■ Cradle to cradle (Bill Mc Donough)
■ Office vs residential in Isola
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Section 3Porta Nuova Offices
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BANK AND FINANCE
INSURANCE
MEDIA AND COMMUNICATION
CONSULTING
INDUSTRY
Porta Nuova – office district
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Porta Nuova - Functions
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Porta Nuova Garibaldi
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Porta Nuova Varesine
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Porta Nuova Varesine
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Porta Nuova Varesine
Viale Liberazione
Office Main LobbiesRetail AreaCar EntranceTaxi Drop-Off
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Porta Nuova Varesine Office Building 3 – Main Lobby
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Porta Nuova Varesine Office Building 3 – Technical Specification
Main Lobby entrance V.le Liberazione
ArchivesParking
Office buildings are characterized by:
■ Centralized amenities
■ Flexible column free floor plans
■ Efficient modular floor plate
■ Core located in the center
■ Flexible combination of office space depth
■ Flexibility for cellular office layout or open space
■ Each floor could be divided into two independent portions
■ Terraces usable by tenants
■ Raised technical floors and false ceilings
■ Office ceiling height: 3,0 m (constant and without drops)
■ Suspended ceiling with modular metallic panels and recessed lighting
■ Cooling and heating: 4 pipe fan coil system with primary outside air
■ Sprinkler systems
■ Security and fire detection systems
Amenities
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Porta Nuova Varesine
TEST LAYOUT – EXAMPLE WITH CELLULAR OFFICES
TEST LAYOUT – EXAMPLE WITH OPEN SPACE
Office buildings are characterized by:
■ Centralized amenities
■ Flexible column free floor plans
■ Efficient modular floor plate
■ Core located in the center
■ Flexible combination of office space depth
■ Flexibility for cellular office layout or open space
■ Each floor could be divided into two independent portions
■ Terraces usable by tenants
■ Raised technical floors and false ceilings
■ Office ceiling height: 3,0 m (constant and without drops)
■ Suspended ceiling with modular metallic panels and recessed lighting
■ Cooling and heating: 4 pipe fan coil system with primary outside air
■ Sprinkler systems
■ Security and fire detection systems
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Porta Nuova Varesine
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Porta Nuova Varesine Office Building 3 – Typical Floor
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Porta Nuova Varesine
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Porta Nuova Varesine
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■ Founded in 1976
■ Headquartered in New York City with offices in London, Shanghai, Hong Kong, Seoul & Abu Dhabi
■ 551 staff, 30 languages & 75 LEED accredited professionals
■ Completed over 60 corporate headquarters in Europe, the US, Asia & the Middle East
■ Insurance/financial headquaters include:
AXA, AIG, Chicago Title, General Re, Barclays Capital, BlackRock ,CS First Boston, Citigroup, Fitch Ratings, Espirito Santo, Goldman Sachs, International Commerce Centre, Merrill Lynch, Morgan Stanley, NASD/NASDAQ, Ping An, Shanghai World Financial Centre
AIG headquartersLondon UK12,000 sq.m
Chicago Title & Trust Chicago, IL, USA213,676 sq.m
Tour First (formerly AXA)Paris, France87,000 sq.m
InternationalCommerce CentreHong Kong260,000 sq.m
Shanghai World Financial CentreChina382,000 sq.m
Hyundai Insurance HeadquarterBeijing, China50,000 sq.m
Primero FianzasInsurance CompanyMexico City, Mexico20,000 sq.m
CiV LifeMoscow, Russia50,000 sq.m
Main TowerFrankfurt, Germany60,000 sq.m
■ 100 offices in 17 countries worldwide with 3,300 employees
■ Approximately US$35.8 billion of real estate assets under management
■ Over 42.4million m2 real estate developed, under development, acquired or managed in 1,119 projects globally
■ More than 3,500 active tenant relationships globally
■ Since 1991, 28 funds with over US$ 15 billion equity have been launched
Track Record in Office Headquarters
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Track Record in Office Headquarters
Samsung SeochoSeoul, Korea239,000 sq.m
Gannett/USA Today McLean, VA, USA76,000 sq.m
Abu Dhabi Media CompanyUAE204,000 sq.m
Telecom headquartersBuenos Aires, Argentina30,000 sq.m
IBM World HeadquartersArmonk, NY, USA26,000 sq.m
Gannett/USA TODAYMcLean, VA, U.S.A.75,000 sq.m
Sony Pictures (SPTIMoscow, Russia15,000 sq.m
Grupo MarsanasMadrid, Spagna23,000 sq.m
■ 100 offices in 17 countries worldwide with 3,300 employees
■ Approximately US$35.8 billion of real estate assets under management
■ Over 42.4million m2 real estate developed, under development, acquired or managed in 1,119 projects globally
■ More than 3,500 active tenant relationships globally
■ Since 1991, 28 funds with over US$ 15 billion equity have been launched
■ Founded in 1976
■ Headquartered in New York City with offices in London, Shanghai, Hong Kong, Seoul & Abu Dhabi
■ 551 staff, 30 languages & 75 LEED accredited professionals
■ Completed over 60 corporate headquarters in Europe, the US, Asia & the Middle East
■ Telecommunication headquarters include:
ABC -TV, Abu Dhabi Media Company, AT&T, Gannett/USA Today, HBO, Hong Kong Electrical, IBM, Samsung, Telecom (Argentina)
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• Joint Investment Fund dedicated solely to the development of sustainable office buildings
• Case in point of the growing recognition that delivering a sustainable product can be both environmentally responsible and economically rewarding
Green Funds
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Porta Nuova – Construction Site
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Porta Nuova – Construction Site
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Porta Nuova – Construction Site
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Porta Nuova – Construction Site
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Porta Nuova – Construction Site
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Porta Nuova – Construction Site
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Porta Nuova – Construction Site
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Porta Nuova – Construction Site
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Porta Nuova – Construction Site
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Porta Nuova – Construction Site
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