Project Description
In a design world abuzz with the comings and goings of starchitects, the
unusual design of Hysan Place would seem to be the result of one
architect’s stroke of inspiration jotted in a notebook between films on a
flight to Asia. Elevated gardens break through the mass of the
716,000-square-foot, 36-story skyscraper, dislocating blocks of offices
and stores, in a new high-rise paradigm—the first of its kind built in
Hong Kong, and maybe the world.
But the architects at Kohn Pedersen Fox (KPF) operate by the service
rather than the genius principle, and rather than issuing
take-it-or-leave-it design ultimata to clients, the architects
listen—absorbing feedback in a dynamic design process of many
iterations. Reacting to an earlier proposal, their client, Hysan’s late
chairman Peter Lee, said he wanted the most sustainable building in Hong
Kong. Was there a solution that would move air through the building to
refresh the surrounding streets? He wanted to summon the breezes of more
verdant times when the Causeway Bay neighborhood, now densely packed
and stacked with offices and stores, was called Lee Gardens.
In a collaborative effort, KPF principals Bill Louie, FAIA, Paul Katz,
FAIA, and Rob Whitlock, AIA, proposed sky gardens that penetrate the
LEED Platinum building on several levels: The floor area ratio would
stay the same, but the building would grow taller in the Z dimension,
stacked with cubes of retail, office, and open space. All the blocks are
served by outdoor spaces, which give each a separate identity; users
can escape the office or shopping for the pleasures of an urban garden
with a breeze and a view. The building would not just be a single-use
monolith punctured by a couple of holes.
Hong Kong itself is a 19th century colonial creation, but Hong Kong as a
commercial pressure cooker is a recent phenomenon, and the city’s rapid
and rabid urban development from semirural environment to hyper
urbanization has generated new building types. Escalating land values
have accelerated the urban and architectural evolution of the city. High
real estate values drove developers to build up, creating a dominantly
vertical city, with a premium on retail. “Shopping in Hong Kong is
basically a sport,” Louie says. A new network of bridges between
recently constructed buildings added value to upper stories and have
created opportunities for retail where retail had never gone before.
Primarily because of the value of retail space reaching many stories
above grade, architecture in Hong Kong is a matter of complexity in the
vertical dimension, and not just a matter of extruding up from a floor
plan. “People in Hong Kong accept complicated vertical routes,” says
Whitlock, who served as the project architect.
Absorbing the suggestion of their client, the architects broke the
tight, closed mass of the typical point tower, endowing the building
type with a Swiss cheese section. The simple program of an office tower
sitting atop a commercial base had a long precedent in Hong Kong that
was already written into zoning. In Causeway Bay, it was the context
that was complex, exerting multiple demands on the design.
The trapezoidal site fronts busy Hennessy Road to the north, dense with
commercial high-rises, and a narrow lane, crowded with low-rise
structures built in the ’30s, to the south. The site lies between two
busy MTR stops along Hong Kong’s main subway line, which regularly
flushes the area with people. The building needed easy access to each
stop as well as a clear, accessible path between them. “Ninety percent
of the people come up from the MTR,” Whitlock says. The architects had
to make sure the access to and from the subways was open, fluid, and
direct, so that flows of people could surge into the building, infusing
the base with shoppers.
The first area of spatial negotiation was the surgical separation of
workers headed for the office tower from shoppers moving toward the nine
floors of retail in the lower podium. Those going to the offices embark
on dedicated elevators placed at the edge of the floor plate, rising up
to a sky lobby that acts as a transfer floor to the office tower.
Shoppers entering from the subway are immediately greeted by escalators
in an inner courtyard of the basement that leads up to the retail
levels. Shoppers can also take skip-stop elevators, or express,
skip-stop escalators superimposed on the front façade of the building, à
la the Pompidou Center in Paris.
The retail podium has the porosity of a sponge. The designers subdivided
the shopping mall into two sections, nine stories in the lower podium
(including two basement levels) and nine in the box above. In one of the
great spatial teases of modern shopping, escalators move up and through
the podiums, which are designed with curving organic floor plates
around central atriums to avoid the monotony of stacked floors. The
architects shifted these retail floor plates, creating the effect of
terraces that overlook a void with a morphing vertical profile,
resulting in a “labyrinthine quality that makes it Piranesian,” Katz
says. Visitors move through the space via escalators, which move to
another position in the plan midway up the podium, resetting the
experience and starting the shoppers’ climb over again.
Each of the shopping levels is unique in plan, with smaller, more
expensive stores in the lower block. A two-story, 24-hour bookstore acts
as a magnet in the upper podium, but the ultimate draws are the
restaurants on the top three floors and a food court a floor below,
which work two ways: Restaurants draw people up through the retail and
office workers down from the offices above. “Eating is everything in
Hong Kong retail,” Louie says. Visitors can exit the building at the sky
gardens adjacent to the stores to sit in a parklike setting.
The developer wanted to be able to program the upper podium, which is
now used for retail, for offices as well, depending on market
opportunities. The architects designed it as fungible swing space.
Similarly flexible, the office tower above was structured so that if the
developer should acquire air rights from neighboring buildings, more
floors could be added simply by extending the elevator core. “The idea
about sustainability is to transform over time so it doesn’t have to be
rebuilt,” Whitlock says.
KPF has often used collage as a strategy to build flexibility into its
buildings, breaking monolithic masses into parts so that interior
functions can be separated and identified. At Hysan Place, the lower
podium denotes shopping and the tower offices, but parts of the upper
podium can accommodate either use. The building is like a piston of uses
that can go up or down, depending on the relative markets for retail
and office: Currently stores are at a premium, so they are pressuring
retail up.
It’s a measure of the building’s success that Apple, with its nose for
cool locations, now occupies the most prominent corner cube near the
street. “So many people wanted to come [to Hysan Place] when it opened,
that they had to issue tickets: It was an event,” Whitlock says. “In a
city of just 7 or 8 million, a half million people came to visit in the
first 24 hours. The whole building became a civic place.” —Joseph Giovannini