Fine Design of “Industrial Map” in Baoshan District to Improve the Fitness Per Mu
Shanghai Xiangfenghua Technology Development Co., Ltd., which is deeply involved in new carbon materials, regards Shanghai as an important destination for enterprises to expand their territory. However, the research and development of new materials has an urgent need for pilot sites. a venue that is adjacent to the city center, able to accommodate the whole industrial chain with strong surrounding living atmosphere, and can match all the ideal elements is difficult to find.
Xiangfenghua Science and Technology Park Renderings
With the opportunity of “industry going upstairs”, Xiangfenghua’s site selection difficulties were solved. Settled beside the Outer Ring Road, the skyscraper with a height of about 80 meters incarnates Xiangfenghua Science and Technology Park, which has become a favourite place for enterprises. The building adopts the spatial layout of “light at the top and heavy at the bottom”, and the functions of R&D, pilot test, and production are arranged in turn from the top to the bottom, so as to realize that “the upstream and downstream enterprises of the industries are going up and down in the building”.
Xiangfenghua Science and Technology Park is one of the vivid explorations for Shanghai to promote industry “upstairs”, create intelligent space, break the tight constraints of space resources, and walk out of the new industrialization road with the characteristics of the new era. Recently, Baoshan District has sorted out the first batch of “Intelligent Space Building” projects, with a total building volume of over 2.6 million square meters and an average floor area ratio of 2.5. The relevant person in charge of Baoshan District Economic Commission analyzed its principles: promoting the upgrading of inefficient land use to efficient land use, evolving low-end industries towards middle and high-end industries, increasing the average output per mu, and releasing the development increment.
Put the industrial chain into skyscrapers
When putting the industrial chain into skyscrapers, the factors to be considered are far beyond imagination. The person in charge of Xiangfenghua’s related projects bluntly said that load and logistics lines are two key factors.
Load design examines the ability of the project party to accurately understand the demand. Different industries need different loads. If the design load is too large and the input cost is high, it may be overqualified. On the contrary, if the load is too small, it is difficult to match the needs of enterprises, leading to idle space in the building. After full investigation, Xiangfenghua Science and Technology Park has set the load at 2 tons/m2. After “industry goes upstairs”, the logistics moving line changes from plane to vertical, which requires both safety and high efficiency. For example, for buildings with 10 floors or more, the freight elevator should be set with high and low areas, and the speed of the freight elevator is recommended to be set at 1-2m/s.
“The cost of ‘industry goes upstairs’ is not small. The economic account should be considered for the first place.” The person in charge of Xiangfenghua’s related projects said, for example, the floor height of the production space needs to be increased, which is bound to sacrifice the number of floors and area that can be rented and sold externally. In addition, the power consumption increases due to production, including the additional freight elevators, air conditioners and other equipment, and the operating costs need to be considered in advance. In his view, only when these elements are fully considered, the best time for enterprises to “go upstairs” can be determined.
Industry is also one of the criteria to measure whether the enterprise can “go upstairs”. The “precise and light” industries such as biomedicine, new materials, and intelligent manufacturing are suitable for “going upstairs”, while traditional heavy industries such as steel are not suitable for “going upstairs”. At present, the Municipal Economic and Information Technology Commission is strengthening the linkage between urban areas, and plans to formulate supporting rules including Guidelines for Intelligent Space Design and Guidelines Catalogue for Intelligent Space Industry to encourage and support enterprises with light production, low noise, and environmental protection to “go upstairs”.
Functions “mix and match” to enhance competitiveness
It is not enough to “go upstairs” because of the high value of land.
According to local condition and specific enterprises, the relevant person in charge of Baoshan District Economic Commission believes that building height is not the key factor, what really matters is whether the market demand can be matched, whether enterprises can be attracted, and whether inefficient land use can be revitalized. Among them, industrial mixed land use is one of the practical methods.
Taking Xiangfenghua Science and Technology Park as an example, in addition to laying out the functions of the whole industrial chain, the enterprise specially produced about 200 talented apartments to integrate the production and living functions in a closer manner.
Considering all the leading urban practices in exploring “industry goes upstairs” in the world, industrial mixed land use has become one of the important methods. At the whole city level in Shanghai, Zhangjiang Science City took the lead in the exploration. The recently released Pilot Opinions on the Development Planning of Land Management to Promote the Integration of Science and Technology Innovation and Industry of Zhangjiang Science City clearly stated the creation of industrial comprehensive land use (M0) type, and the functions of industry, R&D, warehousing, and public service facilities should be allowed to be mixed for projects whose leading functions concentrating on industry or R&D.
Many enterprises have noticed a key indicator-the area of supporting facilities has increased from 15% to 30%. The relevant person in charge of Medi Park believes that “whether the supporting facilities are 'mixed and matched’ is related to enhancing competitiveness.”
Taking Medi Park as an example, the Phase I of the project has been “preheated” before completion and acceptance, and more than 90% of the carriers have been prepared for future application. He further explained that in addition to the professionalism of plant carriers, biomedical enterprises attach great importance to the high reliability of public facilities such as Class A dangerous goods warehouse, sewage treatment, power security, and steam, and whether they can enjoy high-quality public laboratories, public activity spaces, talent apartments and other comprehensive service facilities nearby. In the Phase I construction of the park, about a quarter of the cost is invested in these invisible fields, which is just the reason why enterprises are willing to “pay the bill”.
Compared with ordinary projects, “industry goes upstairs” projects pay more attention to customized design. From equipment, process, flow to emission, it is necessary to make targeted forward planning according to the needs of enterprises, and clarify product function positioning, layout composition, product proportion, self-sustaining proportion, etc.
To further promote the upgrading and development of high-end manufacturing industry, in the view of the relevant person in charge of Baoshan District Economic Commission, the “industrial map” is precisely designed to avoid rushing headlong into mass action, ensuring that the new space is used to develop the real economy, support industrial development, and promote industrial upgrading, and steadily promoting “intellectual space” on the basis of mature pilot projects.
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