Real Estatements The Circle by Helpdesk Intercity

Autumn 2011

RE AL ESTATEMENTS THE INTERCITY GROUP NEWSLETTER FOR REAL ESTATE INVESTORS

Special Edition “The Circle”

The Intercity Group experts in commercial real estate consulting, brokerage and property management: In Zurich, Lucerne, Bern, Basel, St. Gallen, Olten and Zug

In St. Gallen

In Zurich, Geneva and Basel

Riken Yamamoto, architect

“The Circle at Zurich Airport is my most signiﬁcant project.”

The Intercity Group is an independent real estate services company with offices in Zurich, Lucerne, Bern, Basel, St. Gall, Olten and Zug. Hugo Steiner AG in St. Gall. Wüst and Wüst for exclusive residential property in Zurich, Lucerne and Zug (exclusive affiliate of Christie’s International Real Estate). SPG Intercity for commercial property in Zurich, Basel and Geneva (alliance partner of Cushman & Wakefield). Inova Intercity for construction management in Zurich, Uster and Basel. alaCasa.ch for residential property.

“The Circle” – a business location with vision

EDITORIAL

REAL ESTATEMENTS

a thousand Swisscom employees. At the Josef complex, just behind the Steinfels site, the Turidomus Investment Foundation, managed by Pensimo Management AG, entrusted Intercity with the initial letting of its 15,000 square metres of office space. At the Heinrich residential complex in the same street, Intercity undertook the marketing and is still entrusted today with the management of Dear reader

this gem on the former industrial site of machine manufacturer Müller Martini. These are just some of many examples which Intercity has led to success and

At the Intercity Group we pride ourselves in being specialists in many areas – com-

which are described in more detail in the ﬁrst edition of “Real Estatements”.

panies looking to buy and rent properties for commercial use regard the professionals at the SPG Intercity subsidiary as their ﬁrst choice. They are totally committed to

The activities of Intercity’s subsidiaries in Zurich West have continued until

the success of their clients and are independent, competent and personal.

today. Recently two new instructions have been added. SPG Intercity Zurich AG successfully secured the instruction to negotiate around 5,200 square metres of

SPG Intercity has been commissioned by Flughafen Zurich AG to undertake the 2

office space in the Zurich Prime Tower for Deutsche Bank (Switzerland) AG. As

marketing of around 85,000 m of ofﬁce space at the airport. We are very proud to

a result, the Bank coordinates several parts of its Private Wealth Management

be able to contribute to this pioneering project. The development of “The Circle” by

business from Switzerland’s highest building. In future, the Deutsche Bank

2017 will establish a revolutionary building complex in one of the most attractive

(Switzerland) AG will occupy five floors in this prestigious landmark building.

locations in the largest economic area of Switzerland. At the multi-award-winning

Factors favouring the Prime Tower were the successful certification by the inter-

Zurich Airport, where more trains call by than planes take off, where more than

nationally recognised LEED sustainability standard, the attractive architecture,

100,000 people are on the move every day, where 160 shops and restaurants are

the varied spatial concept and the quality of location in the upcoming and

open until late in the evening. Built directly adjacent to the green lung of the airport,

dynamic Zurich West district.

Zölly, the new “Zürcher Wohnungshochhaus”

14 with 4½ rooms and 2 with 5½

“The Circle” development will create a new city. In conjunction with the Airport

rooms. “Zölly” is about the same

Center and terminals, this bold project, the creation of Japanese architect Riken

Wüst and Wüst, the Intercity Group specialists in the sale of exclusive residen-

height as the Mobimo Tower and com-

Yamamoto, will meet all expectations of an Airport City. “The Circle” is not just a

tial property, was commissioned to market condominiums in Zurich West in July

plements the high-rise Prime Tower,

place in which to work but also to live, offering a high quality of life and direct con-

2011. Losinger Marazzi AG is developing “Zölly”, the new “Zürcher Wohnungs-

Mobimo Tower and Hard Turm Park,

nections to destinations both near and far.

hochhaus”, an architecturally impressive building with 23 floors, next to the

some of which are finished.

planned Pfingstweid Park. Each of the 130 flats has an outdoor area (balcony Forward-looking company directors will recognise the opportunities “The Circle”

or loggia) and some are exclusive split-level apartments with extra-high ceilings.

offers. We have designed this magazine for people with vision, to give them the

Wüst and Wüst will start selling the units after the planning permission comes

www.realestatements.ch

chance to learn more about the City at the Airport, the “The Circle” project and

into effect, which is expected to be in the first quarter of 2012. The complex

Additional orders:

its creators.

comprises 9 apartments with 2 rooms, 47 with 2½ rooms, 59 with 3½ rooms,

realestatements@intercitygroup.ch

If this edition of “Real Estatements” inspires you, I would like to invite you to achieve your business goals with us, in “The Circle at Zurich Airport”.

Herbert J. Wüst CEO Intercity Group

The Newsletter for Real Estate Investors was The ﬁrst edition of “Real Estatements” a special publication on Zurich West. For more than 15 years, the Intercit y Group has played an active part in transforming this district into the new vibrant centre of Zurich. Obtain your free copy now at: realestatements @intercitygroup.ch

CONTENTS

2 2–7 8 –13

The city at the airport “The Circle” – a business location with vision

14 –17

A walk with Riken Yamamoto

18 –19

Sustainable construction is a must

20 – 21

The SPG Intercity Zurich team

22–23

“Real Estatements” – Update Zurich West

IMPRESSUM Editor: Intercity Group Photography: Andreas Eggenberger Text: Simon Hubacher Lithography: b+b repro AG, Zurich Print: Fairdruck, Sirnach Consultation: Jung von Matt/Limmat, Zurich Concept/Design: Metz oder Vieli Werbeagentur GmbH, Zurich Translation: Coburn Consulting Circulation: 7,500 (German) 7,500 (English) “Real Estatements” is a regular publication which describes the Intercity Group’s Title Page: Riken Yamamoto, architect

activities and is intended for property landlords, investors and developers.

Magazine contents and graphics may

The “Real Estatements” special edition “The Circle” is also available in German.

be used with reference to the source

Under www.realestatements.ch the current edition is available in both languages

SPG Intercity AG and this publication.

and the first edition in electronic form.

THE AIRPORT

The city at the airport Life pulsates at Zurich Airport, non-stop, 365 days a year. Every day, more than 100,000 people are on the move in the City at the Airport – travellers, workers, visitors and business executives. Zurich Airport is like a micro city at the edge of Switzerland’s largest city. It is just 12 kilometres from Zurich and linked to it like no other transport hub of its size. S-Bahn trains from Zurich’s main station travel to the airport in 9 minutes; by road it is around twice as long. During rush hour, trains leave every 10 minutes, making the airport just a stone’s throw away. But the airport is also a shopping centre, congress venue, workplace and business location. With the futuristic “The Circle” project, the City at the Airport will soon be growing yet again, giving a totally new meaning to the hitherto unfamiliar expression Airport City.

On a typical day, you arrive in the airport’s underground railway station, stepping out three levels below daylight, ascend on a steep escalator to the entrance area and turn right towards Check-in 3, where a long queue of people stretches before you. Going further, you cast a ﬂeeting glance at the mountain bikes in front of Ochsner Sport (which somehow seem out of place amidst the bustle), and then ascend the next escalator to the Airport Center. Straight ahead you have six bistros, with menus ranging from Bratwurst to enchiladas; outside them are tables and chairs, an army of luggage trolleys, cast-off jackets and seemingly ownerless hand luggage.

What strikes anyone who spends a moment considering the logic behind this hub of activity is that Zurich is a compact airport. From the underground railway station to the Check-in one ﬂoor higher: 60 seconds. From the tram stop to the Airport Center one ﬂoor lower: 100 seconds. From the Airport Center to Check-in 2: 180 seconds. From Check-in 2 to Gates B: 600 seconds. Even the journey to the furthermost Gates E takes only 180 seconds on the fully automatic Skymetro. That takes some beating!

Lines 10 and 12 of the Glattalbahn link the airport to Zurich’s main station via Irchel/Milchbuck.

While Zurich Airport is a world unto

Owing to its excellent transport con-

Switzerland and its neighbouring coun-

itself, it is closely linked to its sur-

nections, Zurich Airport can justiﬁably

tries. Together with tramlines 10 and

roundings. It is a business location,

call itself the most accessible place in

11, the Glattalbahn line 12 forms an

transport hub and meeting place all in

Switzerland. The feeder motorway leads

interconnected transport system right

one. The airport provides employment

directly to three multistorey car parks

through Glattal, linking Zurich Airport

for 24,000 people. Those who work

containing around 12,000 spaces and

here often like to shop here too. It is

linked to the airport buildings and Air-

Zurich on a very frequent basis. No

not surprising that in terms of sales

port Center. The nine most important

other airport of this size can keep up

volume, Zurich Airport is one of the

Swiss cities have half-hourly services

with that; not even London City Air-

two

connecting to Zurich Airport. Every day

port, geared purely towards business

Switzerland. The ofﬁce space at the

a total of 380 trains and 900 buses

travellers, which only provides ﬂights

airport is also highly regarded, con-

provide connections to all regions of

to 30 destinations.

largest

shopping

centres

firming the constant appeal of Zurich Airport as a business location. The vacancy rate for the total usable ﬂoor space in all buildings is under 3 per cent. Just one example, SBB (Swiss State Railways) will in future be managing a large proportion of the Swiss rail transport network in northern and eastern

Switzerland

from

the

new

Operations Center East and employing 450 people at Zurich Airport.

During rush hour, the S-Bahn calls at the airport every 10 minutes. Intercity trains serve all large Swiss cities.

important

connection

points

THE AIRPORT

Many years ago Zurich Airport made

Distance in kilometres to city centre

the move from being a pure aviation hub to being an urban and self-sufﬁ cient service centre that is not simply geared towards the needs of travellers. Using the term Airport City there are around a dozen airports worldwide that Amsterdam Paris (ORY) Madrid

follow this strategy – but they often

Brussels Frankfurt Copenhagen London (LCY)

to the city centre are poor (they may lie tens of kilometres outside the city

expression is only used to refer to a

Paris (CDG) London (LHR) Munich Rome

ZURICH

miss the mark. Either the connections

in sprawling industrial areas) or the

Vienna

45 km

30 km

15 km

Oslo

City centre

15 km

Milan London (LGW) 45 km

30 km

Time in minutes to city centre by rail/metro

particular building complex without a recognisable overall concept. Zurich is different. Owing to its proximity to the city centre and its unique accessibility, Paris (CDG)

the airport is an integrated part of the London (LCY)

urban catchment area. Aviation and

Oslo

London (LGW)

Copenhagen

Rome Paris (ORY)

Amsterdam

non-aviation services develop simul-

Milan

Vienna

taneously; with “The Circle” building

Madrid

London (LHR)

Munich

Brussels

project, a further milestone will be

Frankfurt

reached.

ZURICH 45 min

30 min

15 min

City centre

15 min

30 min

45 min

Source: SPG Intercity Zurich AG

Let us return again to the Airport Center. As far as the eye can see,

Excellent accessibility. London City Airport and the airports in Copenhagen,

there are shops, 85 of them, selling

Frankfurt and Brussels are in terms of mere distance a little closer to the city

items ranging from perfume, chic

centre than Zurich Airport, but nowhere else can you reach the heart of a European

clothes and shoes to sweet treats in

city more quickly. The S-Bahn from the airport to Zurich main station takes 9 min-

the candy shop. One level higher,

utes and leaves every 10 minutes during rush hour. There is no comparison with,

there are two more check-ins before

for example, Madrid Barajas Airport where, only 13 kilometres away, it takes an

Boarding Pass Control, beyond which

endless 45 minutes to reach the city centre. This is about the same time as it

only flyers may go. The end, or the

takes from Munich Franz Josef Strauss, which is built 30 kilometres from the city

start – it’s one and the same at the

centre but is rather more accessible. By car, too, it is only 20 minutes to Zurich,

airport.

and the nearby Exhibition Centre is just a stone’s throw away.

Facts & Figures – Zurich Airport Zurich Airport (ZRH) is the largest airport in

The airport can be reached from the A51

In 2010, 22.9 million passengers used

Switzerland, lying around 12 kilometres from

motorway, Highway 4 and various airport ring

Zurich Airport (a 4.3 per cent increase on

the city centre and covering an area of 880

roads which mainly connect the airport to

the year before). This means 62,000 pas-

hectares, 74 hectares of which constitute a

central and eastern Switzerland. Local trans-

sengers per day. In addition, 411,000 tonnes

nature reserve. It is operated by the publicly

port connections are provided by numerous

of freight are transported annually, 23,000

listed Flughafen Zurich AG, using the brand

regional bus lines and the Glattalbahn tram-

people work at the airport and 86 airlines ﬂy

name Unique until April 2010. In 2009 it

lines 10 and 12. Since the opening of the

to and from Zurich, to 184 destinations.

was elected best airport in Europe by over

section of railway to the airport in 1980, all

8 million travellers in the Skytrax survey;

intercity trains between Zurich and Winter-

worldwide it came fourth. In 2010 the air-

thur pass through the airport’s underground

port received the World Travel Award for the

station, underneath the airport car parks

seventh year running in the category “Best

1–3. Railway lines S2 and S16 provide con-

Airport Europe”.

nections to the Zurich S-Bahn network.

Milan Prenosil of Sprüngli – a brand

selves to the Swiss and international

few special creations produced with our

as synonymous with Zurich as the

public.” Sprüngli is currently repre-

Arabic customers’ needs in mind. If

Rhine is to Basel. The confectioner’s

sented at the airport by three large

you wish, you can even have your con-

Sprüngli has been at the airport since

sales outlets and one smaller satellite

fectionery wrapped in special paper to

1980. “The airport is the gateway to

outlet. The best-selling products are

protect it from the heat. Business has

the world”, explains Chairman Milan

“Pralinen” (ﬁlled chocolates), confec-

been running “very well from the begin-

Prenosil. “As a Swiss company we are

tionery, the famous “Luxemburgerli”, of

ning”, claims Milan Prenosil. And when-

in an excellent position to present our-

course, and pure chocolate. And also a

ever there was a dip in sales, for example during the Swissair grounding or after the 9/11 attacks, when air travel collapsed worldwide, Sprüngli remained faithful to Zurich Airport. “Firstly, this location is strategically important for us and, secondly, we very much understand the importance of staying loyal to the airport.” Only sometimes do his loyalties feel split. “The area the airport is located in is taking more and more business away from the city”, says Prenosil, who is also chairman of the Zurich City Federation. He adds there are no bold construction projects in the

PRENOSIL 6

city like “The Circle” at the airport and considers “The Circle” to be a milestone which will strengthen the business locations of Zurich and Zurich Airport on a sustainable basis.

THE AIRPORT

MÜGGLER Markus Müggler Services have been running at the new SBB Operations Center at Zurich Airport since December 2010. From 2015 it will control all of SBB’s rail transport from east of Baden to Lake Constance and Chur. By that time, 450 employees will have relocated to the airport. The centre will coordinate the operation and scheduling of rail services, customer information as well as the supervision and maintenance of the technical infrastructure. Markus Müggler is project manager at SBB. “We are very fortunate to have Zurich Airport as the site of the new Operations Center East”, states Müggler. The premises for the Operations Center, in which Skyguide Air Traffic Control used to be housed, fulfil all technical and safety requirements and are well connected to the transport networks. Owing to an excellent rental solution, the Zurich centre is able to start operations earlier and more cost-effectively than originally planned. Mark Müggler adds, “For our employees Zurich Airport is a very attractive workplace. With its extensive range of shops and bistros it resembles a city within the city. Where else can you find a hot meal as late as 11 pm without opening your own canteen?”

“The Circle” – a business location with vision “The Circle” comprises around 210,000 square metres and provides space for seven different modular concepts ranging from health and beauty services and hotels and restaurants to company headquarters and ofﬁ ces. In particular, multinational companies will beneﬁ t from the diverse synergies of an intelligent infrastructure. This, the largest construction project in Switzerland, will be taking place right at Switzerland’s gateway to the world, in the centre of Europe, in one of the most stable and economically powerful countries in the world.

“The Circle” is a global scheme com-

own airport” is justiﬁed since its imme-

the capitals of Europe (every day the

bining the atmosphere of a small town

diate proximity to the airport is one of

airport clocks up 730 ﬂight connec-

with the synergies of a city. In the

the great advantages of the new des-

tions, 77 per cent of which are within

“Headquarters & Ofﬁces” module, a

tination. The planned building complex

Europe, 23 per cent intercontinental).

total of 85,000 square metres of ofﬁ ce

is within a short walking distance of

space awaits far-sighted leaseholders

the terminals, which are connected to

According to a recently published ana-

from the business world who would

“The Circle” by bridges or underground

lysis provided by several Swiss economic

like to beneﬁt from the signiﬁcant

passages, thus eliminating the journey

organisations, in the last ten years 180

opportunity

from airport to meeting place for, say,

foreign company headquarters have

Zurich Airport provides. “The Circle’s”

international conferences. And Zurich

relocated to Switzerland. 96 of these

bold vision of “headquarters with your

is no more than a few hours away from

companies are on the Forbes Global

the

new

landmark

2000 list of the world’s leading companies. If you add to the equation Swiss company headquarters, Switzerland houses around 500 headquarters. Because “The Circle” is at an early stage of development, the speciﬁc needs of major leaseholders can still be taken into account. For example, it is conceivable that companies with large space requirements relocating their headquarters to the airport might obtain a separate part of the building with their own entrance. This opens up wonderful opportunities for the comFacing the airport a closed façade, facing the back an open and airy design.

pany image and branding transfer.

“THE CIRCLE”

KERN Thomas E. Kern, CEO of Flughafen AG, takes his place on a bench at the top of Butzenbüel Hill and looks out over the most important air transport hub in Switzerland. All around is green, the grass is knee-high and you can actually hear the birds singing. There is very little aircraft noise on the Butzenbüel. “This hill would be worthless if it wasn’t for Zurich Airport and its attractiveness”, says Kern. “If we are to achieve something special with ‘The Circle’, it is exactly this unique combination we need.” The innovative “The Circle” building project will be located at the foot of the hill on the Butzenbüel orbital road. According to Thomas Kern, “The Circle” will be a unique address at Switzerland’s gateway to the world. He adds that it is also a project of great strategic importance for the Flughafen Zurich AG company itself. When passenger growth reaches its limits in no more than ten years’ time, “The Circle” will be a new important step in the growth of the whole company. “The possibilities in the business and aviation world are endless. We must, however, grow and generate more value.” Thomas Kern continually emphasises the significance of combining the existing commercial and airport activity with the service function of “The Circle”. “We will be creating added quality to the complete airport package.” Kern sees the key to success as lying in the marketing strategy, particularly for the 85,000 square metres of rental office space. “SPG Intercity combines regional ties, Swiss roots and an international network of relationships. That is exactly what we need here.”

From a different perspective, this

ing, “The Circle” has an exemplary

100 largest companies in Switzerland.

suddenly turns rental payments into

energy

balance

Zurich is the largest city in Switzer-

marketing investments. The fact that

sheet, which is a must for international

land and the focal point of business

“The Circle”, with its full range of

companies today.

and ﬁnance, higher education and

and

environmental

services, can offer favourable rental

research (Swiss Federal Institute of

deals on larger spaces is an additional

Within a 100-kilometre radius of the

Technology ETH, University). The eco-

plus. And as a LEED-certified build-

airport you can already ﬁnd 72 of the

nomic region of Zurich is growing. In

“THE CIRCLE”

quality-of-life surveys, Zurich regularly

schools for children of expats attract

What is unique about the new destin-

reaches the top positions. In 2010,

many skilled workers. It is no accident

ation is the great number of services

Zurich, also known as the city on the

that organisations such as Google,

provided in an area of 37,000 square

Limmat,

place

Microsoft, Kraft Foods and IBM have

metres and floor space of 210,000

(behind Vienna) in the “Mercer” city

their European headquarters in Switzer-

square metres. The interior conveys the

rankings. For years companies have

land.

feeling of a city centre in miniature –

achieved

benefitted

from

second

Switzerland’s

at-

with a high-quality urban ambience.

tractive economic environment. An

In such an attractive environment,

The exterior is in keeping with the

increasing number of companies oper-

“The Circle” is setting new standards.

large-scale structures of the airport.

ating internationally, notably from the

Its combination of lifestyle services,

US and Asia, are moving their head

exclusive brands, premium hotels and

A total of seven distinct service types

offices to Switzerland, and not only for

working environment in such quality

combine to produce a complete whole.

tax reasons.

and concentration is unique – and

All modules are based on growth

creates synergies. The architecturally

markets: alongside “Headquarters &

In terms of competitiveness, Switzer-

sophisticated complex along with its

Offices” these are “Health & Beauty”,

land leads the world. According to the

transport connections and clever inter-

“Education & Knowledge”, “Events &

acclaimed “IMD World Competitive-

action with the service modules is

Culture”, “Brands & Dialogue”, “Coun-

ness

Switzerland

a winning package. Each component

sel & Services” and “Hotels & Ser-

ranks fourth, behind Singapore, Hong

combines to produce a successful

viced Apartments”. For large events

Kong and the US. Particular reference

whole – shaped by Swiss quality

“The Circle” provides state-of-the-art

is made to the favourable tax system

standards. “The Circle” will transform

meeting facilities as well as numerous

(ranging between 14 and 24.5%),

the airport from a transport hub to

catering options in the building itself

a stable economy, high-quality infra-

special meeting place – for local,

and in the nearby Airport Center which

structure as well as a high level of

national

make company canteens unnecessary.

education and innovative strength of

“The Circle” is designed for a sophisti-

the population. In addition, the high

cated clientele consisting of air travel-

Flughafen Zurich AG’s response to the

standard of living, excellent health

lers as well as occasional shoppers

demand for additional services at the

care and the number of international

and visitors from the region.

airport is the largest building project

“The Circle” consists of seven distinct ser-

around 500 rooms in a premium hotel, a

professional courses or MBA seminars.

vice modules. The largest modules are

budget design hotel and serviced apart-

In the module “Events & Culture” there will

“Headquarters & Ofﬁ ces” (around half of

ments. In the module “Beauty & Health”,

be modern event rooms with a ﬂexible con-

the area) and “Hotels & Serviced Apart-

there will be health care professionals with

ﬁ guration available for company events,

ments” (around a quarter). The 85,000

selected expertise – ranging from medical

general meetings or conventions for up to

square-metre (approx.) module “Headquar-

diagnostics and prevention to dentistry,

1,500 people. The module “Brands &

ters & Ofﬁ ces” is attractive in its location

outpatient treatment, cosmetic surgery and

Dialogue” is a forum for brand spaces,

and accessibility: distances to the ter-

wellness. Within the 5,000-square-metre

company presentations and showrooms.

minals, rail and bus stations are short, the

(approx.) module “Education & Knowledge”,

In “Counsel & Services”, “The Circle”

covered car parks easily reached. On

“The Circle” has space for providers of

provides space for specialised advisory

roughly 40,000 square metres there will be

training and further education programmes,

services.

Yearbook

2010”

and

international

visitors.

Facts & Figures – “The Circle”

in Switzerland. The prestigious “The

further increasing the economic sig-

billion francs for the benefit of the

Circle” project will benefit the whole

nificance of the airport. A study by the

region.

region: the total investment of around

research and consulting firm Infras

one billion Swiss francs will further

has estimated that “The Circle” will

The submission of the building appli-

boost the dynamic economic region of

generate around 630 million Swiss

cation for this large project is planned

Zurich. After completion, “The Circle”

francs in the year 2020. At present

for the second half of 2011. The

will generate around 3,000 new jobs,

Zurich Airport generates around 5.1

building permit should be available in 2012, after which demolition of the existing parking area will commence. Building is expected to begin in 2013. The opening is currently planned for 2017.

The compact design creates a tightly structured city centre atmosphere.

“THE CIRCLE”

“The Circle” is also a meeting place, with airy open spaces here and there linking the various building parts. An architectural design which pleases yet does not confine.

Roger Baillod The Bucher company,

are used, for example, in the prepar-

cated machinery. Bucher has branches

with its four specialised divisions and

ation, production and packaging of

and production sites across four con-

individual businesses, develops and

healthy food products, in the main-

tinents and in 2010, with a workforce

produces machines and installations

tenance of clean cities and safe streets

of 7,900, it generated a turnover of two

with wide-ranging applications: they

and as hydraulic systems for sophisti-

billion Swiss francs. Since May 2008, Bucher Management AG has had its Corporate Centre at Zurich Airport. The previous location had become too cramped. “We are a global and listed company and have to be close to the airport, train station and motorway for the convenience of our workforce and customers”, explains Roger Baillod, CFO and board member. He adds that the move to the airport presented a major change for many workers coming to a new region with new transport infrastructure and, for some, longer journey, but they have settled in very quickly and are enthusiastic about the

BAILLOD

new

corporate

headquarters.

“As

employers, we beneﬁt from the advantages of the attractive location at the airport, exactly as our employees do.”

YAMAMOTO Opposite Zurich’s Limmatquai on the left bank of the river lies the Schipfe, a historic quarter much loved by tourists. Riken Yamamoto is sitting at a table on a wooden jetty in front of the restaurant Schipfe 16 and is drinking a “full moon” beer from the Appenzeller brewery Locher. Dressed in a purple suit and of slender build, the Japanese star architect does not give the impression of belonging to the world’s best in his profession, but appearances are deceptive. In the next few years, Riken Yamamoto and his team from Field Shop will be building the new “The Circle” complex at Zurich Airport for one billion Swiss francs. “Real Estatements” met with Riken Yamamoto in Zurich’s Niederdorf, where he sought much of the inspiration crucial for “The Circle”.

RIKEN YAMAMOTO

Riken Yamamoto: Inspiration for “The Circle” came from Zurich’s Niederdorf Riken Yamamoto looks back and forth.

the street opens up there?” he asks.

alleys stretch across the whole length

He carefully observes the facades,

“We don’t know what is behind it. We

and allow access to new spaces on

changed

can only guess.”

different levels. On the main level, the

over

many

centuries,

squares and alleys will be brought to

Niederdorf, one of the oldest quarters in Zurich, stretching from Central to

Riken Yamamoto wants to do things in

life by restaurants or hotel lobbies. In

Bellevue. The beginnings of Nieder-

“The Circle” in exactly the same way.

this way the project will convey the

dorf can be traced back to the 12th

Behind the facades there should be an

feeling of a city centre in miniature.

century. Was it really from here that

urban setting with spaces and areas to

From the third and fourth floors a

Riken Yamamoto drew his inspiration

discover, where streets, squares and

glass roof will link the alleys and

for the futuristic building project at Zurich Airport? “Yes, in Niederdorf, the old structures have been retained and complemented by new ones. I like that.”

Just how Yamamoto wants to transfer the urban layout of Niederdorf to Zurich Airport becomes apparent from the plans and models. The exterior of “The Circle” is in keeping with the existing large-scale forms of the airport. Viewed from the hillside, the project gives the impression of a small old town merging with the surrounding countryside. It is precisely this detailed, inner-city atmosphere which is evidence of the typical Swiss restraint.

Coming from Limmatquai, Yamamoto turns into Marktgasse. “You see how

Architect Riken Yamamoto talking with Natalia Ignatova, Consultant Tenant and Landlord Representation at SPG Intercity.

115

Riken Yamamoto was born in Beijing in 1945. After studying architecture he founded the architect’s ﬁrm Riken Yamamoto & Field Shop Co. Ltd. in Yokohama, Japan, in 1972. Since 2002 he has also been teaching at various universities and is currently appointed as Visiting Professor at the Graduate School of Architecture, Yokohama National University, and Specially Appointed Professor at the Graduate School of Engineering, Nihon University.

For his approach to design, which has often been described as unconventional, Yamamoto visited many countries and observed how villages and towns are structured. Common to many of his projects is a special spatial layout. Very often Yamamoto uses unconventional means to separate different functional areas, e.g. public and private. The modern Japanese city is often regarded by its inhabitants as being rather hostile. To counteract this, Yamamoto’s urban buildings mostly have inner courtyards or rooftop terraces, where inhabitants can cut themselves off from the hustle and bustle for short relaxation periods. Impressive examples of his work include Saitana University, Yokosuka Museum of Art, the Kubota House in Tokyo und the Ishii House in Kawasaki. Other examples are the new Town Hall in Foasa, Japan, and the University of Utsunomiya.

squares to create a high-quality ambi-

new landmark very easily without ever

to react to totally different needs.

ence. The result is an ever-changing

getting wet. For the first time, we are

“People should enjoy being there. An

interplay of individual forms and merg-

approaching a true Airport City, says

Airport City is not an imitation or a

ing units which unite public, semi-pub-

Yamamoto. Exactly what this means is

theme park but a place with a unique

lic and private spheres.

difficult to explain because he believes

and surprising atmosphere.”

there is no other credible example in After completion – planned for 2017 –

the world of an Airport City. “Normally

At the Stüssihofstatt Riken Yamamoto

“The Circle” will have direct under-

everything at airports is geared towards

sits down on a stone bench. Again he

ground access to the Airport Center.

passengers, with a few shops and

looks up and is intrigued by the

Those who wish can go back and forth

restaurants”, Yamamoto explains. An

facades and roofs of the Niederdorf

between the airport buildings and the

Airport City is different in that it has

houses. He seems not to notice the

RIKEN YAMAMOTO

suggestive placards on the outside

new ideas. The team he’s put together

comes to the point about the reason

wall of the porn cinema opposite.

for “The Circle” is mainly made up of

for his success: “We won because

During the conversation, he stresses

younger architects, such as the two

we consistently pursue our goal of

how important the contract is for him

chief designers of the project who are

building a city at the airport.” That’s

and his architectural firm Field Shop.

accompanying him this afternoon on

exactly why the jury selected him.

“I

800,000

his walk through Niederdorf. One of

Because Riken Yamamoto’s proposal

square metres in Beijing and created

them is the German Thomas Volstorf,

for “The Circle” completes what the

universities and schools in other loca-

who speaks fluent Japanese. “Working

airport operators at Zurich have long

tions, but in the forty years I’ve

with Riken Yamamoto is very rewarding

been heading towards: the creation of

worked as an architect, ‘The Circle’ is

for all of us at Field Shop.”

a self-contained small city across the

have

developed

over

the most significant project”, says

whole site which is in keeping with

Yamamoto. “It cannot be compared

Finally we want to know from Riken

the frequently changing needs of pas-

with anything else. We can design

Yamamoto why he thinks he won the

sengers, visitors and business people.

everything from the ground up. Such

international architecture competition

“The Circle” will play a decisive role

an opportunity is rare.”

when there were over 90 firms partici-

in that.

pating. With typical Japanese reserve It seems “The Circle” has less to do

he first says how lucky he felt to have

with experience and more to do with

been shortlisted. Finally Yamamoto

Riken Yamamoto in Zurich’s Niederdorf, where he found the inspiration for “The Circle”: urban scenery with room for discovery.

Sustainable construction is a must The new “The Circle” complex will consistently rely upon sustainable construction principles. “The Circle” will be constructed in accordance with the Leadership in Energy and Environmental Design (LEED) standards, a classiﬁ cation system for environmentally sustainable construction developed by the US Green Building Council in 1998. It is more comprehensive and stricter than the Swiss Minergie label. Sustainability will also play an important role in the marketing of “The Circle”. It is no longer possible to construct on this scale without ensuring the building is environmentally responsible. Companies who wish to occupy the space will demand it, and also people who work there will want a sustainably designed working environment. Sustainability in buildings has long since ceased to be a luxury; it has become an indispensable must.

In the Prime Center, opposite Check-in 1 at Zurich Airport, there is a long row of ofﬁces. Behind one of the doors there is no desk but instead partitioning screens covered with building plans and head-high models. They show the new “The Circle” building complex which, by 2017, will be built on the Butzenbüel orbital road. The sight of the scale model of “The Circle” is

SUSTAINABLE CONSTRUCTION

impressive: it shows clearly just how

But customers’ expectations are also

huge the dimensions of the project are.

growing that companies will behave responsibly towards the environment,

From the plans you can see that, right

both in industry and the service sector.

from the start, the Japanese architect

A survey by GfK Market Research with

Riken Yamamoto has followed the goal

750 interviewees conﬁrms this: 40 per

of sustainability. The complex seems

cent of a company’s reputation is inﬂu-

to blend into its surroundings seam-

enced by its environmental and social

lessly from both the front, with its

commitment.

continuous, elegantly curved facade, and the back, with its transition to

In order to be credible, it is especially

varying cubic building structures which

important in the building sector for

remind you of a small city. Despite its

sustainability to be well documented.

scale, “The Circle” is not alien. “Sus-

To this end, the construction of the

tainability is a development which

building shell of “The Circle” will be

meets the needs of today’s generation,

certiﬁed by the Leadership in Energy

without compromising the ability of

and

future

their

label. “We consciously chose an inter-

needs and choose their own lifestyle.”

national standard”, says Andrea Jörger.

This is how the concept was deﬁned

This is mainly because the Swiss Min-

in the pioneering Brundtlandt Report

ergie standard is not well recognised

in 1987, a deﬁnition which still holds

among international commercial ten-

true today.

ants. “Minergie only takes into account

generations

satisfy

Environmental

Design

(LEED)

energy values and is relatively easy to

JÖRGER

Just how far environmental protection

achieve. LEED goes much further and

is taken at Zurich Airport becomes

includes location, energy, water, en-

Andrea Jörger Sustainability is also

apparent during a discussion with

vironment, resources, materials and

emphasised in the marketing of “The

Andrea Jörger, Chief Project Manager

many other criteria.” Many building

Circle”. Classed as a premium project

of “The Circle” at Flughafen Zurich AG.

owners today accept an increase in

at Zurich Airport and unparalleled in

“Sustainability is an important compo-

building costs, especially as rental and

Europe in its approach, the eco-

nent today”, says Jörger, “It has

sale prices are determined by many

logically orientated construction is a

become a must.” He adds that you

different factors, and because sustain-

great asset for communicating with all

build sustainably not only out of con-

able construction can even increase

stakeholders of “The Circle”. Since the

viction, but also because the market

the value of a property.

marketing has to proceed at the same

demands it. No company operating

pace as the project, the focus is on

internationally today can afford to

other values in the initial stages. “It is

ignore

sustainability

important that people ﬁrst know what

when designing workplaces, particu-

‘The Circle’ is and what we want to

larly ofﬁces. In the ﬁrst place, workers

achieve”, says Chief Project Manager

demand it. It is increasingly important

Andrea Jörger. However, the further

for them to be active in a company

the project develops, the more import-

which takes on the responsibility of

ant sustainable construction in “The

sustainability and carries it through.

Circle” will become.

the

issue

An international network SPG Intercity Zurich AG provides sup-

Cushman & Wakeﬁeld, a company

reliability which the company provides

port for companies looking to buy and

regarded as the world’s leading real

in the market for commercial prop-

rent properties for commercial use. It

estate services provider and repre-

erties. As a long-standing Alliance

handles all types of investment prop-

sented in around 55 countries. The

Partner of Cushman & Wakeﬁeld, the

erties and advises on large property

connection to this network enables

RICS regulations take on special sig-

developments. SPG Intercity is a joint

SPG Intercity to support major Swiss

niﬁcance for SPG Intercity in the inter-

venture which combines the resources

companies in all their property needs

national property business. RICS is

of two strong partners, the Société

abroad.

widely recognised among companies

Privée de Gérance in Geneva and the

operating internationally as a quality

Intercity Group in Zurich. Through this

SPG Intercity is the ﬁrst real estate

collaboration SPG Intercity is the ideal

services company in German-speaking

contact for investors operating nation-

Switzerland to meet the standards of

ally and internationally looking for

the Royal Institution of Chartered

retail and ofﬁce space in Switzerland.

Surveyors (RICS). From now on the

Since 1993 SPG Intercity has been a

company can add “Regulated by RICS”

member of the world’s largest privately

to its name. The RICS Code of Conduct

owned real estate consultancy ﬁrm

underpins

the

professionalism

standard in real estate services.

and

The SPG Intercity Zurich team use their competence, experience and passion in their commitment to your commercial properties. Put us to the test!

Denise Kölliker

Dina Khouri

Assistant

Assistant / Consultant Tenant and Landlord Representation

Regulated by the RICS

Sandro Henggeler

Gabriela Brandenberg

Robert Hauri FRICS

Kirsten Rust

Paul Gerlich

Senior Consultant Tenant and Landlord Representation

Head Retail Services

CEO

Head Tenant and Landlord Representation

Senior Consultant Investment Consulting

Natalia Ignatova

Valentin Müller MRICS Alex Bangerter

Consultant Tenant and Landlord Representation

Head Investment Consulting

Consultant Investment Consulting

SPG Intercity is a joint venture of the Société Privée de Gérance (Geneva) and the Intercity Group (Zurich), two independent real estate service companies with ofﬁces in major Swiss cities. SPG Intercity Zurich: Zollikerstrasse 141, P.O. Box, CH-8032 Zürich, Phone +41 (0)44 388 58 48. SPG Intercity Geneva: Route de Frontenex 41A, CH-1207 Genève, Phone +41 (0)22 707 46 00. SPG Intercity Basel: Rennweg 40, P.O. Box, CH-4020 Basel, Phone +41 (0)61 317 67 80

SPG INTERCITY

SPG Intercity Zurich@ realSite Intercity’s booth, we were pleased to give visitors more information about the innovative “The Circle” building project at Zurich Airport. At the impressive model of “The Circle” Robert Hauri, CEO of SPG Intercity, commented: “There have been many worthwhile meetings in a very pleasant atmosphere – the realSite generated an important impetus to the marketing Robert Hauri and Natalia Ignatova from SPG Intercity, Claudio Sani from Flughafen Zurich AG.

of “The Circle”. As well as attending the Swiss realSite trade fair, the “The

Trade fairs are excellent places to

Over 3,000 people visited the only

Circle” marketing team is present at

meet. In mid-June 2011, the SPG

platform dedicated to the whole of

the international trade fairs at MIPIM

Intercity team took part in the realSite

Switzerland’s Real Estate and Faci-

(in Cannes in March) and Expo Real

trade fair at Zurich’s Exhibition Centre.

lities Management business. At SPG

(in Munich in autumn).

thecircle@spgintercity.ch

HAURI

RUST

IGNATOVA

Robert Hauri is CEO of SPG Intercity

Kirsten Rust is Head of Tenant & Land-

Natalia Ignatova is Consultant in Tenant

Zurich and is responsible for the three

lord Representation at SPG Intercity

& Landlord Representation and deals

areas of activity at the Intercity sub-

Zurich. She specialises in providing

with the acquisition of international

sidiary: Tenant & Landlord Representa-

consulting services to Swiss and inter-

clients in the Cushman & Wakeﬁeld

tion, Retail Services and Investment

national clients looking to buy and rent

network (Alliance Partner of SPG Inter-

Consulting. He is also a member of the

ofﬁces and has many years’ experience

city Zurich) and in the marketing of

Intercity Group Board of Directors.

in the property market in Switzerland

85,000 square metres of ofﬁce space

as well as in Frankfurt and London.

in “The Circle”.

robert.hauri@spgintercity.ch

kirsten.rust@spgintercity.ch

natalia.ignatova@spgintercity.ch

Update Zurich West The ﬁrst edition of “Real Estatements” met with a very encouraging response. Herbert J. Wüst, CEO of the Intercity Group, remarks: “We didn’t expect a publication for property investors to prompt such a positive response.” The theme of the ﬁrst edition was the transformation of the Zurich West district from industrial zone to the new vibrant centre of Zurich. Intercity has been actively supporting this change for the last 15 years. It has helped in completing numerous property instructions – and still does today, as seen with several recent examples.

The original Intercity involvement in Zurich West lay in the conversion of the Steinfels site. Between 1993 and 1996, the factory complex was converted into the first mixed-use residential and office development in the new melting pot, Zurich West. In the upper floors the first loft apartments of this trendy district appeared; the presentday Abaton was the first multiplex cinema within the city boundaries. Entrusted with the marketing, lettings and management of the complex, Intercity has been closely involved in the

The ﬁrst edition of “Real Estatements” covered in detail the development of the Steinfels site.

conversion of the Steinfels site from the very beginning.

Bank development. This trend continued throughout Kreis 5. Public and private investors initiated several large building, transport and public open-space pro-

The highly successful Steinfels project

jects – and are still doing so today. In many of the projects, Intercity was again

acted like a catalyst for further devel-

involved in the marketing: com.West, Carbshaus, Westpark and Fifty-One. Later

opment in Zurich West, resulting in

on, further instructions, such as the Fifty-One ofﬁce complex completed this

apartment and office buildings spring-

year. The Fifty-One ofﬁce complex at 51 Pﬁngstweidstrasse is the new landmark

ing up all around Steinfels: Westside,

on the west intersection into Zurich, at the centre of Switzerland’s most powerful

Josef, Heinrich and the Zurich Cantonal

economic region. Twenty thousand square metres will be the new workplace for