New Design Condominium | Thailand

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NEW DESIGN CONDOMINIUM THAILAND First published in Thailand in 2015 Copyright © 2015 by Li-Zenn Publishing Limited, Thailand Li-Zenn Publishing Limited Publisher Nithi Sthapitanonda Managing Director Suluck Visavapattamawon Deputy Managing Director Pisut Lertdumrikarn Executive Director Prabhakorn Vadanyakul Kiattisak Veteewootacharn Li-Zenn Publishing Limited 81 Sukhumvit 26, Klongton, Klongtoey, Bangkok 10110 Thailand T +66 (0) 2259 2096 F +66 (0) 2661 2017 li-zenn@li-zenn.com www.li-zenn.com

All rights reserved. No part of this publication may be reproduced or utilized in any form or by any means-graphic, electronic or mechanical, including photocopying, recording, taping or by any information storage and retrieval systems without prior written permission from the publisher.

EDITOR-IN-CHIEF Nithi Sthapitanonda EXECUTIVE EDITOR Suluck Visavapattamawon PROJECT EDITOR Supitcha Tovivich EDITORIAL TEAM Warut Duangkaewkart DESIGN Shake & Bake Studio Piyapong Bhumichitra Pipatra Banpabutr READER Ruairi Christopher Cunningham TRANSLATOR Pornpimon Intraraksakul PROJECT ASSISTANT Bussara Kemapirak SPONSOR COORDINATOR Panphim Jaipanya

National Library of Thailand Cataloging in Publication Data Li-zenn Publishing Limited. NEW DESIGN CONDOMINIUM THAILAND. – Bangkok : Li-Zenn, 2015. 264 p. 1. Condominiums. I. Title. 728.314 ISBN 978-616-7800-35-6 Printed by Tiger Printing (Hong Kong) On the cover: (front) The Issara Ladprao, The Pano (back), Sukhothai Residence, Siamese Gioia To find out about all our publications, please visit www.li-zenn.com, www.li-zennpub.com There you can browse and download our current catalog and buy any titles that are in print.

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C O N T E N T S

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Preface Introduction:

A Brief Account of Condominium Development in Thailand

Projects

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18 28 38 48 58 68 74 84 94 104 114 124 132 142 152 162 174 182 192

Ideo Morph 38 The Sukhothai Residences 185 Rajadamri ONYX Phahonyothin The Issara Ladprao The Athenee Residences The Met The Emporio Place Noble Remix The Pano Fuse Mobius The River The Room BTS Wongwianyai Siamese Gioia The Breeze Baan Lux–Sathon Via 49 The Sanctuary Hua Hin Botanica Khao Yai

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Projects in Progress Conversations Architects Directory

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P R E F A C E

Supitcha Tovivich

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Domestic life for Thai people had originally been growing and expanding horizontally. Due to modernization and rapid urbanization, the Thais have gradually been adapting to a ‘new’ way of living. After some decades, the ‘new’ became the norm. More condominiums are being constructed increasingly in response to city expansion, and especially the extension of the mass transit system of Thailand. Today condominiums serve diverse contemporary ways of living, including urban lifestyle of the high-density cities and comforting vacation homes in various popular and charming contexts around Thailand. This book is the first compilation and selection of multiplicity in condominium design in Thailand that includes a broad range of projects which are creative, innovative, inspiring and pragmatic, that are completed or still at the designing or building stage. The selected projects are designed by well-established architects, landscape architects and interior designers, additionally carried out by highly reputed real estate developers. The typologies cover low-rise and hi-rise buildings located in urban and vacation contexts in favor of middle class ideal and luxury pragmatism. The book comprises an abundant description texts of design concept, floor plans, sections, elevations and a great number of beautiful images. Moreover it includes interviews with some prominent architects and developers who are willing to share their views, experiences and different approaches on condominium design. It is a whole-covering sample book of condominium design for references, which displays both the present trends and future prospects. The book explores a new norm of the Thai way of living. A variety of design attempts undertaking quality of life, environmental concern, competitive and excessive marketability, additionally innovative materials and construction techniques are evident to show a progress of condominium design development in Thailand.

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P R O J E C T S

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I D E O

Ideo Morph 38 is one of the first high-rise buildings built in a residential area that is on the brink of expansion and densification, due to its adjacency to Bangkok’s BTS Skytrain system. The neighborhood of Ideo Morph 38 is one of Bangkok’s greenest, urban residential spaces, with expanses of natural landscape within private residential properties, revealing the true tropical nature of Bangkok’s origins. By integrating this landscape into the facade of the building, the design of Ideo Morph38 attempts to challenge the public’s perception of Bangkok’s new residential tower typology.

M O R P H 3 8

Developer: Ananda Development Location: Sukhumvit 38, Bangkok No. of floors: 10 (Skyle), 32 (Ashton) No. of residential units: 162 (Skyle), 179 (Ashton) Room Types: 1–3 Bedroom, Duplex, 4 Bedroom Penthouse Completion: 2013 Total Floor Area: 10,885 sq.m (Skyle) 26,158 sq.m (Ashton) Site Area: 5,320 sq.m Architect: Somdoon Architects Interior Architects: Flix Design, Dot Line Plane Landscape Architect: Shma Building Contractor: Westcon

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The project responds carefully to it’s situation in two ways. Firstly, it is conscious of its larger scale, and breaks into two separate towers and with the lower tower placed closer to the pedestrian walkway, and the second tower is hidden behind it. Then referencing the context’s greenery, both tower’s East and West facades are wrapped in a vertical landscape that acts as a sun shading device and a screen for services. This ‘tree bark’ mural gives a new landscape to pedestrians, while ‘sky gardens’ projecting away from the façade give landscape to the people inside the building.

Facilities: Fitness Swimming pool Sauna / Steam room Living area / Lounge Ground–level garden Sky garden Library Meeting room Multi–purpose room BBQ area Tennis court Restaurant Shuttle service Photography: Spaceshift Studio V Photography Wison Tungthunya (W Workspace)

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Elevated s w i m m i ng pool a nd sha red out door space.

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The Sukhothai Residences is located adjacent to The Sukhothai Hotel, right in the central business district area.The project is designed by Kerry Hill and Ed Tuttle, the internationally renowned architects and designers who also built The Sukhothai Hotel some twenty years ago. The project was designed with an emphasis on contemporary Asian lifestyles, carrying both the Thai cultural essence and modern architectural aesthetics that creates a unique resort-living experience. The building is designed to look like two interlocking slab blocks. This makes the whole building less massive and bulky.

T R H E E S I S D U E K N H C O E T S H A I

Developer: Grace Ivory Location: South Sathorn Road, Bangkok No. of floors: 41 No. of residential units: 195 Room types: 1–4 Bedroom, Penthouse Completion: 2012 Architect: Kerry Hill Interior Architect: Kerry Hill (Typical Unit) Ed Tuttle (Penthouse Unit) Landscape Architect: Tierra Design Building Contractor: Ritta

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Facilities: Fitness Swimming pool Sauna / Steam room Living area / Lounge Kid’s room Ground–level garden Photography: Courtesy of the developer

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F ront v iew f rom t he cou r t ya rd ent ra nce.

For the highlight of this design, Kerry Hill has created a unique, sophisticated and functional façade to The Sukhothai Residences. Special vertical and horizontal fins are added outside the external wall of the building in order to shade direct sunlight and reduce the heat of the interior. It also helps reduce energy consumption by airconditioners but also provides a unique aesthetic façade design to the building. The outstanding design of this building allows each unit to own their private lift lobby. It tremendously enhances the privacy and security of each unit. Another highlight is the basement parking level, special light-well design can allow fresh air from ground level to penetrate into the basement levels which will reduce heat and pollution.

L obby

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O N Y X

P H A H O N Y O T H I N

Developer: Sansiri Location: BTS Saphan Kwai Station, Bangkok No. of floors: 26 (Tower), 4 (Podium) No. of residential units: 620 Room types: Studio, 1–2 Bedroom, 1 Bedroom Duplex Completion: 2013 Architect: Palmer & Turner (Thailand) Interior Architect: Steven J. Leach JR + Associates Landscape Architect: Shma Special Consultant: Project Direction Building Contractor: Bangkok Home Services

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ONYX Phahonyothin is a residential development which boasts efficient space solution alongside dynamic outdoor green areas. It is located within close proximity to Saphan Kwai BTS station. A fifty-meter-long infinity pool and gym are placed on the rooftop of the podium, while large expanses of green areas are offered at various levels. A multilevel garden perched between the eighteenth and twentieth floors. Each one - two bedroom unit also houses a balcony for the resident to enjoy views. Loft units encompass airy ceilings reaching up to five point eight meters in height.

Facilities: Fitness Swimming pool Living area / Lounge Kid’s room Ground–level garden Sky garden Library Multi–purpose room Laundry room Shuttle service

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Photography: Wison Tungthunya (W Workspace) Steven J. Leach JR + Associates

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Drop – of f Ma i n lobby L i f t lobby F i rema n’s l i f t Of f ice Ca r por t St one ga rden Forest wa l k way

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T ra n sit ion of a n a bst racted st one ga rden a s a t ra n sit iona l space t o pool a rea.

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The client requires not only the prospect of profit, but also a good quality of living space. But what makes such good quality living space in the modern lifestyle? In the city context, it is obvious that green areas and shared public space for the inhabitant can provide answers to this question. Another significant factor that can create a quality of living space in a social context is the variety of units in the typical plan. The vertical arrangement of the mass presents approximately sixty percent of saleable area, compared to the gross construction area. At the same time, it gives 62.50 percent of open space ratio (OSR) as a green area and shared public space. Despite a clean and plain mass of simple typical floor plan, the design integrates the diversity and complexity in plans and elevations. The Issara Ladprao is an explicit analogy for the vertical city since the design is inspired by a pattern of space and mass in the urban fabric. The organisation of the elevations mimicked the pattern of the complexity within the system of the repetition.

T L H A E D P I R S A S O A R A

Developer: C.I.N Estate By Charn Issara Location: Ladprao, Bangkok No. of floors: 47 No. of residential units: 561 Room types: Studio, 1–3 Bedroom, Duplex, Penthouse Completion: 2011 Architect & Interior Architect: Duangrit Bunnag Architect (DBALP) Lighting: APLD System Engineer: Fusion Consultant Structural Engineer: K.C.S. & Associates Construction Management: CEL Engineers Contractor: Sangfah Construction & Engineering, Ploenchit Engineering, M&E Contractor

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Facilities: Fitness Swimming pool Sauna / Steam room Living area / Lounge Ground–level garden Sky garden Retail shop Restaurant Photograph credits: Wison Tungthunya (W Workspace)

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There is a large green open space on the ground floor. The green area in the east of the site is zoned for the entrance of the project from Ladprao Road since it is one of the busiest roads in Bangkok. The architectural design team integrates shared public space into green space. Moreover, passive design is emphasized, impacting on building orientation and shading design.

Ma i n ent ra nce porch

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Grou nd f loor ter race

L obby lou nge at t he f it ness room

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WOHA’s design explores strategies of high-density living in a high-rise tropical environment. The concept for The Met is to develop an advanced form of high-rise living for the tropics, developed less from western temperate models than from research on possibilities of low-wind, tropical climate in dense urban conditions. This project implemented several ideas developed originally for a competition in Singapore for public housing.

T H E M E T

Developer: Pebble Bay Thailand Location: South Sathorn Road, Bangkok No. of floors: 66 No. of residential units: 370 Completion: 2009 Architect & Interior Architect: WOHA (Thailand) Architects in Association: Tamden Architects (2001) Landscape Architect: Cicada EIA Consultant: ERM–Siam Building Contractor: Bouygues–Thai

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High-rise designs have traditionally followed temperate models, which were developed in New York or Chicago with cold weather and strong winds. This resulted in apartments that are compact, insulated from the exterior and without sun shading or overhangs. Buildings are protective shells designed to shield the inhabitants from the harsh weather.

Facilities: Fitness Swimming pool Sauna / Steam room Living area / Lounge Kid’s room Ground–level garden Sky garden Library Multi–purpose room BBQ area Tennis court

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Photography: Patrick Bingham-Hall Kirsten Bucher

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1– L i f t lobby 2– F i re l i f t lobby 3 – F i re st a i rca se 4 – L iv i ng a rea 5 – Di n i ng a rea 6 – Bed room 7– Ma ster bed room 8 – Bat h room 9 – K itchen 10 – Ut i l it y

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11– Ba lcony

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T H E

The Pano’s unique environment is inspired by the dramatic landscape of Thailand, where the form of the development takes on a poetic abstraction of nature. The development comprises three main mass forms: the eight story car parking podium, the low-rise residential units, the high-rise residential units, and offers residents a rich variety of lifestyle options within a single entity.

P A N O

The podium resembles a “plateau”, greeting the approaching visitor from Rama III Road with its organic tiers of concave pre-cast walls punctuated with openings and planter boxes, guiding the visitor through the drop-off area, into the cavernous triple volume space of the main lobby that is sculpted as a “cave”. A large reflection pool with water gardens, open jacuzzis and manmade private islands is connected to the residential units adjacent to this main lobby, overlooking the Chao Phraya River. These water elements, together with the use of local tropical vegetation, blend The Pano into its surrounding context, creating a seamless flow from the river into the ground level of the development.

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Developer: Frasers Property Group & Krungthep Land Location: Rama III Road, Bangkok No. of floors: 57 No. of residential units: 397 Room types: 1–3 Bedroom, 2+1 Bedroom, 3+1 Bedroom, 3+1 Bedroom Duplex, Duplex Penthouse, Grand Penthouse with private pool Completion: 2010 Architect & Interior Architect: WOHA (Thailand) Associated Architect: Tamden Architects (2001) Landscape Architect: P Landscape Building Contractor: China State Construction Engineering (Thailand)

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Facilities: Fitness Swimming pool Sauna / Steam room Living area / Lounge Ground–level garden Sky garden Library BBQ area Photography: Patrick Bingham-Hall

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Recreational facilities are nestled amongst lush greens on the ninth floor at the top of the plateau. Here, an infinity-edge swimming pool visually merges into the vast expanse of the Chao Phraya River on the horizon. A wading pool creates a safe playground for children. Hanging plants that cling to cliff walls open up to reveal pockets of entertainment areas, pool and billiard tables, fitness corners with a fully equipped gym and meeting areas complete with function rooms. The male and female spas are tucked away within the tranquil landscape with offerings of a sprawling city view. Other facilities include function halls, a tennis court with amphitheatre seating, rock climbing walls, jogging tracks and barbeque pits. The thirty-sixth floor of the midrise zone further houses a library, a barbeque pit and a yoga room.

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Fuse Mobius spreads over a space of seventy four thousand square meters. The development is attentive to the minimum amount of footprint so as to dedicate the ground level to green and recreational spaces. With land of fourteen thousand eight hundred and fifty seven square meters the ground level has an open space of nine thousand seven hundred and seven square meters, making up sixty five percent of the land. The project consists of four buildings with three for residential purposes and a parkade. Unlike most of the condominium projects whose living space rests on the lower parking area, the separation can overcome the limitations of double structures of the pier, which allows perfect opening for their own purposes. While bringing about efficiency, it is also cost-effective and has the least footprint possible.

F M U O S B E I U S

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Developer: Pruksa Real Estate Location: Suan Luang, Bangkok No. of floors: 30 (Tower A), 32 (Tower B), 12 (Tower C) (No. of residential units: 652 (Tower A), 606 (Tower B), 132 (Tower C) Room types: Studio, 1–2 Bedroom Completion: 2013 Architect: Architects 49 Interior Architect: 3 Yak Studio Interior and Consulting Landscape Architect: Landscape Architects of Bangkok Building Contractor: RTH Construction

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Facilities: Fitness Swimming pool Sauna / Steam room Living area / Reading lounge Sky garden Multi–purpose room Laundry room Convenient store Retail shop Café / Restaurant Photography: Chaovarith Poonphol

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Gra nd ga rden at t he center of t h ree bu i ld i ngs a nd roof t op a men it y.

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It is the unique setting of The River that distinguishes this project and sets it apart from any other in Bangkok. The River is located in a prime area of the city, opposite some of Bangkok’s most prestigious addresses and commanding stunning views back towards the skyline. At over two hundred and fifty meters in height, the vision of creating Bangkok’s premier residential development required that luxury and privacy took precedence over density and efficiency. The two tower scheme fulfils the promise of uncompromised views, while at the same time creating a new iconic landmark on the Bangkok skyline. The towers have been carefully sculpted, breaking down the mass into a series of cascading volumes of varying heights and articulation: the interplay of the restrained elegance of the curved glass facades is contrasted by the deep articulation of the straight elevations; bold wall elements help to delineate the different forms, lending the towers their vertical expression; the taller tower culminating in a dramatic, free-standing glass curtain, translucent by day and lit up at night.

T R H I E V E R

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Developer: Raimon Land Location: Charoennakorn, Bangkok No. of floors: 40 (Tower A), 70 (Tower B) No. of residential units: Approximately 900 Room types: Studio, 1–5 Bedroom, Penthouse Completion: 2013 Architect: Architectural Design Consultant: HB Design; Architect of Record: Steven J. Leach JR. + Associates Interior Architect: Steven J. Leach JR. + Associates Landscape Architect: Colin K. Okashimo and Associates Special Consultant: Structure & MEP: Meinhardt Building Contractor: Bouygues–Thai

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Facilities: Fitness Swimming pool Sauna / Steam room Living area / Lounge Kid’s room Sky garden Library Multi–purpose room BBQ area Laundry room Retail shop Shuttle service Café Photography: Courtesy of the architect and developer

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The central core planning means that all main spaces (studies, bedrooms and living areas) will enjoy the same unobstructed, prime views. Open planning of the kitchen and bathrooms extends those views into almost all areas of the units. The façade designs have followed suit by providing full-height, floor-toceiling glazing. Additionally, The River has been designed with a long span, flat slab structure that sees the primary load-bearing elements pulled back from the façade, minimising any blockages to the exterior.

Ta k si n br idge a nd Chao Ph raya R iver.

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Siamese Gioia is a pair of condominium buildings located in the most prime residential area in the heart of Bangkok city. Bangkok experiences a very tropical climate, with high humidity and warm temperatures all year round. This climate has led to people retreating to air-conditioned and artificial environments. A focus of this project was passive ventilation systems, strategic shading and natural daylight, to create an improved outdoor environment and encourage outdoor living.

S G I I A O M I E A S E

These two condominium buildings share facilities on the ground floor, and each have a roof top garden. On the ground floor, the arrival lobby and other facilities open up toward pools in between the buildings. Air is drawn from this shaded area, across the surface of the water, and up through the buildings via atriums.

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Developer: Siamese Asset Location: Sukhumvit 31, Bangkok No. of floors: 7 No. of residential units: 168 Room types: 1–2 Bedroom, 1–3 Duplex Bedroom with Garden Completion: 2013 Architect & Interior Architect: Somdoon Architects Landscape Architect: Sanitas Studio Building Contractor: Siamese Asset

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Facilities: Fitness Swimming pool Sauna / Steam room Kid’s room Ground–level garden Sky garden BBQ area Shuttle service Café Photography: Somdoon Architects Spaceshift Studio V Photography

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Ty pica l u n it w it h spacious mezza n i ne layout a nd nat u ra l wood f i n i sh.

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Shade is crucial in Bangkok due to its very harsh and direct sunlight. Shade is created by the use of adjustable, light-weight concrete fins which also serve as a privacy maker. These are adjustable to allow the occupant to adjust his/ her environment as temperatures and light angles change. These concrete fins were inspired by solid timber casement windows used in the early 1900’s in Thailand, which provided shading and privacy, whilst still allowing ventilation. From the outset, the architecture of this design has been intrinsically linked to its landscape. With the correct understanding and synchronization between architecture, landscaping and local climate, a more comfortable environment can be engineered and enjoyed.

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Mezza n i ne layout sees k itchen beneat h t he bed room, a nd l iv i ng room w it h dou ble volu me.

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Baan Lux-Sathon presents new typology for residential offerings in Thailand. While classified as a condominium, Baan Lux-Sathon offers elements of a home with ultimate privacy as the central concept for design. The design provides utmost privacy to each and every residential unit including a private swimming pool, private garden, private garage with air-conditioning, and a private elevator lobby which is shared with no more than three other residents.

B A A N

S A T H O L N U X —

Developer: Lux–Development Location: Yen Akat Road, Bangkok No. of floors: 5 No. of residential units: 18 Room types: Each unit encompasses 3 bedrooms, maid quarter, private garage, private garden and pool Completion: 2013 Architect, Interior & Landscape Architect: TMDesign

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Situated between Sathon and Rama IV road, the residential units are divided into five blocks including four blocks with four residential units and one unique block with two residential units. Each of the residential units is a duplex unit and is designed to look and feel like a single home with two themes in mind, namely Lux-Suan and LuxAkat. Baan Lux-Suan is the unit with a private garden and pool located adjacent to the living space on the lower level, while the bedrooms are located on the upper level similar to those of a single detached house. Baan LuxAkat has a private sky garden and private pool on the roof.

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Facilities: Fitness Private swimming pool Ground–level garden Sky garden Photography: Spaceshift Studio

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F ront elevat ion

The rooftop pool has a partial glass floor to provide visual and light connections to the living space underneath. In the planning of the project, all units have three-sided exposures that provide natural ventilation and light. Also, no two units are directly facing one another nor are they directly stacked completely on top of other units. The attention to detail of the designated solids and voids reflect both internal vista and external facade designs. This project is a true testimony to the possibility of building what may seem impossible in today’s real estate market, by achieving a design of multiple private units in a very small plot of land without sacrificing any design functionalities and quality spaces.

Side elevat ion

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Located on a corner opposite to a golf course and overlooking the spectacular curve of the seacoast, the project’s site is very appealing. Due to the developer’s requirement, which aims to maximize the utilized space for a worthy investment, all possible shapes, orientations and space are explored to design the building, which makes the best use of ten thousand square meters and comprises as many units as possible.

T H H U E A S H A I N N C T U A R Y

Developer: Daika Estates Location: Hua Hin, Prachuap Khiri Khan No. of floors: 8 No. of residential units: 92 Room types: Studio, 1–2 Bedroom Completion: 2014 Architect: Architects 49 Interior Architect: Karapanik Landscape Architect: TROP: terrains + open space Building Contractor: EMC

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The team eventually decided to use a single-loaded corridor and design the building in an o-shape to provide the greatest space for residential units. The range of rooms are settled by the orientation and views of the outdoors. To the east, which faces the sea, lie the biggest units, consisting of three bedrooms, while to the south, looking to the pine forest, lie the two unit bedrooms and one master bedroom. Meanwhile, the studio rooms and units of one small bedrooms face the mountainous west of the building.

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Facilities: Fitness Swimming pool Living area / Lounge Ground–level garden Sky garden Photography: Chaovarith Poonphol

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B O T A N I C A

K H A O Y A I

Developer: Scenical Development Location: Pakchong, Nakhonratchasima No. of floors: 6 (Building A), 6 (Building B), 2 (Pool Villa) No. of residential units: 81 (Building A), 44 (Building B), 12 (Pool Villa) Room types: Studio, 1–2 Bedroom, Duplex, Penthouse Duplex, Pool Villa Completion: 2014 Architect: Vin Varavarn Architects Interior Architect: Define Studio Landscape Architect: TROP: terrains + open space Special Consultant: Qbic Engineers and Architects Building Contractor: Grand Frame

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The project is located on the edge of Khao Yai mountain range, one of the most important and extensive national reserve forested regions of Thailand. The design concept is inspired by the journey to Khao Yai, where people experience the visual beauty of many different species of natural greenery from every direction throughout the journey until reaching their destination. This inspiration is transformed into a design concept of “The Path” and “The Forrest” for the project. These two concepts will transform the public area of the project, to enable residents’ options for choosing their pathway amidst natural and recreational spaces to their accommodation.

Facilities: Fitness Swimming pool Sauna / Steam room Living area / Lounge Ground–level garden Jogging track Library BBQ area Café / Restaurant Shuttle service

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The existing site is an abandoned piece of agricultural land but has great potential for viewing the beautiful panoramic view over the area. The architect proposes a series of buildings, with careful consideration of the appropriate planning layout to ensure that the residents are able to see either beautiful panoramic landscape at the front or close-up mountain views at the back. Two main six story buildings, A and B, both connected to the main swimming pool located in between buildings. With the proposed building gap, the pool can, at the same time, open up to both panoramic and mountain views. Building A has been proposed by the architect with a V Shape layout, in order to fit all unit requirements rather than to raise up the building height. Along the road, twelve two-story villas have also been created, with private gardens and pools.

Photography: Spaceshift Studio

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Foot pat h i nt o t he fer n forest

L a rge ba lcony spaces

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For the landscape design of the project, the landscape architect has created a link between the architecture and nature. Instead of trying to produce a faked natural forest, the architecture has interpreted big trees in the rain forest while the landscape represents the areas under those big trees. Working with different qualities of sunlight, the landscape solution introduces a man-made sustainable forest which inspires its residents to understand and appreciate real nature. Overall, the main design objective of the project is to create a contemporary context, but still keeping intact the essence of a tropical feeling and atmosphere. The design team believes that contemporary design does not have to be in opposition to nature, on the other hand, with the right design; both can cohabitate with each other.

Jogg i ng t rack

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P R O J E C T S

I N P R O G R E S S

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MahaNakhon MahaNakhon is a seventy sevenstory building in the center of Bangkok’s business district with easy connection to Chong Nonsi BTS station. This high-rise is spanning over one hundred and fifty thousand square meters and comprising public landscape, food outlets, cafes and a twenty four-hour supermarket. These 200 Residences is managed by the Ritz-Carlton while the one hundred and fifty-room boutique hotel, The Bangkok Edition is with collaboration between Marriot International and renowned hotelier Ian Schrager and comes with a restaurant and Sky Bar on the top floor. MahaNakhon can be deemed novel architecture posing a challenge to Bangkok’s stratosphere where contemporary buildings and the Thai version of urbanity mingle. It will be the tallest building in Thailand for a period of time. MahaNakhon throws away the old design rules of skyscrapers by creating a tower-like structure that gradually changes shape to blend in with the layers of cityscape from its top floor to the bottom. This concept also spreads out to the lifestyle and retail center. Height is slowly regained to form a small hill within the development. The small seven-story building that shares the plot is separated out from the main building under the name MahaNakhon CUBE. It responds sensitively to the outdoor atrium, creating the feeling of a path cutting through a compact valley. This is an area where the residents and guests can find entertainment, restaurants, and leisure. The front of the building is a public plaza that can accommodate events that seek an urban vibe. It can be both, a setting for cultural events or a park for the busy city dwellers to unwind.

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The tower is fashioned to look as though a 3D ribbon with tiny pixelated details has been chiseled in to wrap around the building. The scooped out area intentionally displays the lives being lived within the building. This unique character sets MahaNakhon apart from other buildings and is also congenial to the tropical climate of Bangkok. The pixelated design is intentional to maximize the vista enjoyed by each room and to open up the views onto the Chao Phraya River. Even though some rooms do not benefit from these pixels and only have the view from one side, these rooms will have the perks of a hallway and a living room with the ceiling as high as a two-story building and also the width of two rooms combined. The top three floors of the building, which have been designed into a Sky bar and restaurant, can take in a three hundred and sixty degree view of Bangkok above the average height of most cities.

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Developer: PACE Development Location: Narathiwas Ratchanagarinda Road, Bangkok No. of floors: 77 No. of residential units: 200 Type of development: Mixed–use including Residences, Hotel and Retail Center (MahaNakhon CUBE) Room types: 2–5 Bedroom, including Single–Level and Duplex Homes, Residences and Sky Residences Completion: 2015 Interior Architect: David Collins Studio Building Contractor: Bouygues-Thai

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Ashton Asoke 229 The architect started the design together with the landscape architect and interior designer at the outset. The site is interesting, as there were a lot of large trees aged one hundred years in the area and along with the project area is located adjacent to Siam society, which is the outstanding conservation treasure of the country. Its location is where the BTS and MRT meet. The design team attempted to preserve all the trees and enhance the atmosphere of a secluded green forest so-called the last wild forests of Asoke. The landscape is designed with a series of non-roof glass pavilions surrounding each tree as an artistic master piece displayed in an art museum. The tranquil serenity and the privacy are highlighted, so residents can maintain the close touch with nature. The building shape has been carefully carved and specially planned to look slim giving the sense of elegant simplicity and serenity design. The curved glass corner emphasizes the uniqueness of its pure form while disappearing the corner division line of three different side windows. This enhances the magnificent two hundred and seventy degree panoramic vista from which the residents can appreciate the skyline of Bangkok from the main facility floor and the exclusive sixth four square meter two bedroom units. “Mysterious Sapphire” Shade of dark blue sapphires gem have been carefully selected.

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The architectural detail and the interior design are highly influenced by the timeless classic touches of the rich artistic culture of Thai. They are designed under the concept of “The shade of Siam” creating the new and unique modern Thainess in order to suit today and tomorrow’s metropolitan lifestyle of Bangkok residents. A one thousand three hundred square meter amenity area is on the thirty-fifth floor, which has the best height to enjoy and appreciate the skyline of Bangkok. Large scale pool fully integrated with all related pool functions. The luxurious sky “third place” – living room and fitness with two hundred and seventy degree panoramic view are there for all to behold, whilst the lounge and library are on the mezzanine floor.

Developer: Ananda MF Asia Asoke Location: Asok Montri Road, Bangkok No. of floors: 50 No. of residential units: 783 Room types: 1-2 Bedroom Completion: 2017 Architect: Architects 49 Interior Architect: PIA Interior Landscape Architect: TROP : terrains + open space

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Magnolias Waterfront Residences Located on the beautiful riverbank of the Chao Phraya, one of Thailand’s most important landmarks, Magnolias Waterfront Residences have been designed with the aim of fusing unique Thai aesthetics to modern designs. Despite its central city location, the project is driven by the idea that its residents should feel connected to nature. Thus, almost seventy percent of the project is given to green spaces that greet the residents from the moment they enter and pocket garden designs that offer privacy as well as providing communal areas. The project’s contemporary interior incorporates graceful, flowing lines from Thai paintings and dedicates itself to capturing the glittering water surface against the sun through a monochromatic color scheme with royal accent colors of silver, gold and pink gold that gives off the impression of a luxurious riverside abode. The openness of the design and the wide-open view onto the Chao Phraya River are factors that contribute greatly to life by the river, so the communal areas are designed to be generously sized and make up a continuous landscape, yet at the same time, they are clearly demarcated for the privacy of the residents. The main foyer is accessed through mighty glass doors that frame a one hundred eighty degree view of the Chao Phraya River. Its ceiling height is consistently eight meters. The buildings are designed to be energy-efficient and employ innovations that facilitate healthy living. The bedroom is especially spacious. The one-bedroom unit has the special feature of a pair

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of double sliding doors that can be tucked away or closed up to separate the bedroom from the living room in place of a wall. This feature adds to the openness and the versatility of the space. The two and three bedroom units and above gain an additional lounging corner that protrudes from the building with a full-height glass bay window. This relaxing private corner offers the view and the atmosphere of the river in abundance. Meanwhile, the living room has been designed to have a wide front that continues onto a large balcony. The ceiling inside is three meters high, giving a clear river view. The single corridor layout of the buildings also means that every unit benefits from uninterrupted river views and the wide room facade further helps to utilize the space to its full potential. This project is also the first residential project in Thailand to invest over two hundred million baht to install the GPON or Gigabit Passive Optical Network that provides two thousand Mbps of high speed internet for its residents.

Developer: The ICONSIAM Residences (a joint venture project between Magnolia Quality Development, Siam Piwat and Charoen Pokphand Group) Location: Charoenakorn Road along Chao Phraya River, Bangkok No. of floors: 70 No. of residential units: 379 Room types: 1-3 Bedroom, Duplex, Duplex Sky Villa, Sky Villa Completion: 2018 Architect: The Beaumont Partnership Interior Architect: PIA Interior Landscape Architect: P Landscape

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“...we consider the condominium we do to be an asset, so once it has been purchased, its value has to go up.”

What’s the concept behind Siamese Asset’s condominium designs? We originated from a group of shareholders of Ritta, which started work as a contractor with thirty odd years of experience working for various property developers both in Thailand and abroad, so we recognized a problem that the high quality ones are often too expensive for the Thai people to afford. So the main goal of Siamese Asset is to tackle this problem. We hope to create quality works of an international standard at an affordable price point. Our philosophy is, first, to begin a project by setting a price twenty percent lower than our surrounding competitors’ while offering the same quality. Second, we consider the condominium we do to be an asset, so once it has been purchased, its value has to go up. Third, the quality has to be high. Fourth, the amenities fee should be low, and fifth, it should be an investment that offers good returns. For instance, Siamese Gioia attracts really good rents. All these factors impact how we design. Our process is to make sure that we deliver on these five points for our customers. We have the advantage of knowing more about materials’ prices than designers so we work with our designers from the moment we set the selling price. Another thing is that we are Ritta and we buy in bulk, so we can get the materials cheaper. Also, not only that we don’t need to set up a construction bid to find a contractor when we finish a design, we can also commence building the model rooms according to our design right away to test out the spatial planning, the materials and the overall atmosphere, as well as the maintenance works of systems like air-conditioning, plumbing, et cetera. The advantage of seeing the real thing is that it helps us save cost because possible mistakes can be eliminated.

Siamese Asset Kajonsit Singsansern

One thing that we pay special attention to is how to utilize the space to its full potential. Siamese Gioia is again an example. Most low-rise projects tend to cram things in, so they will have eight stories with low ceiling to maximize the saleable space. We think differently. We think that the living quarters should be pleasant, so we put away the things that are not part of living underground, such as the parking spaces and the machine room. Therefore, we achieve good-looking common areas. Here the common areas are almost four hundred square meters. We turned the ground floor, which is normally not put on sale, into duplexes that open out onto a garden with a wide veranda. So the ground floor that once couldn’t be sold now becomes valuable and the returns from the construction are increased. We were able to achieve the highest FAR (floor area ratio) signified by the regulations. In this neighborhood, FAR is set at one: eight but in the past people normally could only build from one: five to

Managing Director

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one: six, but we can do one: eight because we have added the underground floor that other people have avoided from fear of a high expense. Since we have the experience, we can build underground under a reasonable budget. Additionally, our experience also means that we did the build with very little environmental impact. We could manage this because we have built many electrical train lines before. So, back to what we do to increase the value of the asset for our customers, we have set up a subsidiary company called Siamese Property Service to make sure that our buildings are always spotless to maintain high rental rates. We also have another subsidiary business that manages both long-term and short-term leasing and look after the rooms, regularly cleaning them. This is how we create returns for our customers. It’s a result of our philosophy of designing something that requires low maintenance cost. For instance, we chose to use laminated Low-E glass that insulates against the heat so that there’s no need to install powerful air-conditioners. Then, the electrical wires can be smaller, as well as the generator, which save electricity and maintenance fees. Also, these windows are two panes of glass put together and their frames are soundproof with excellent seals, so noises will not leak in. Siamese Asset often employed famous architects to do the designing. Yes, we believe that the reputation of the architect is a brand in itself and the architectural staff are very well trained. But the important thing is that seventy to eighty percent of the ideas came from us. Our in-house architects were the people who fused our knowledge and expertise into the designs by outside architects. From the moment we acquired the land, we communicated to them what we want.

But in the end, we think that the customers who buy from us will be our customers in the future so we need to control these costs for them. Even the employment of workers can also be made greener. Can we employ only two security guards instead of four or five? Of course, we need to draw on different technologies. Basically, whatever we invest in, there must be a return to be had. For instance, we put in a water treatment system that can recycle water and the lanterns in our development are only turned on when needed. We also use LED bulbs. These things are really not that much more expensive.

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How do you see the future trend of condominium design in Thailand? Which way is it heading? If you look at the capital cities of all the countries surrounding us; Malaysia, Singapore, the Philippines, Myanmar; would you believe that our properties are the cheapest even comparing to Myanmar? It is because Thailand is privately owned, while in many other countries it belongs to the government. This is why I think that the property prices in Thailand will become more expensive and get closer to international standards. The outlooks of condominiums will change in that they will be more designconscious. At the same time, the design should do the job of boosting our economy, that is, no more impractical designs. How do we create green buildings that reserve energy and are functional? For example, you can see for yourself that all the lowrise projects use single-glazed green-tinted glass to cut out the glare, but it actually cuts out nothing—doesn’t insulate against the heat, doesn’t stop sound from coming in, compromises security, and all these just to save a few baht per square metre. In the future, people working in real estate will have to be more knowledgeable.

What are your thoughts about environmental design? I don’t see green buildings as having to be expensive. Sure, our choice of Low-E windowpanes was pricier but we reduce the need for air-conditioners, wires, and generators so these things compensate to the point that there is no extra expense. Air-conditioners are appliances that consume the most energy, so how do we stop heat from entering the building as much as we can? We rely on the windows and walls. We use insulated blocks for the wall, which insulates against the heat. When we draw in fresh air, we do it through an instrument called a heat exchanger, which can help lower the air temperature by up to five degrees Celsius and it is super cheap. Most people don’t pay attention to this especially with condominiums because they think that they can finish the thing and sell it off. The running costs will just fall to the customers.

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“To put it simply, these days the consumers are the ones who do the choosing in terms of the price, the location, the design and the layout. That is why I said that sometimes even one shoe cabinet can make or break a deal.”

Architects 49 Prabhakorn Vadanyakul President / Managing Director

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What’s the concept behind A49’s condominium designs?

What are your thoughts about environmental design?

The same principles are behind all kinds of building design that we do. Firstly, it is about the functionality, which has to match the particular needs. When we go about designing something after receiving a brief, what we have to do is to seriously think out the details of how the interior space of the condominium will be used. Each unit should serve its purpose effectively. We even put our thoughts into how we can fit one more shoe cabinet than other people in the right place, or where to place the washing machine and get a discreet drying area, or the air-conditioners’ placement that will allow them to be serviced while blocking out their noise and making them look good. These are all the things that today’s consumers, who are very discerning, will notice. Apart from this, another important design detail is that each of our projects has to have its own unique character separate from the developer’s brand. Secondly, the project has to offer more than what the customers are expecting, like distinctiveness. The condominiums that A49 designed have a distinctiveness that is never repeated. For example, at Star View you will find an eighty meter long swimming pool on a rooftop that connects its two buildings on the fortieth and fiftieth floors with nothing obstructing the view. At Eastern Star, we have given each of its four buildings all different designs. The Breeze’s top floor is a conservatory with a three hundred and sixty degree view, while Nara 9 boasts a swimming pool that projects out thirteen meters from the building right beneath its fitness center, et cetera.

As a principle, we always consider this aspect even when our customer does not require the project to get approval stamps from green organizations or LEED certification. But some projects promote their energy efficiency as a selling point, such as electricity from solar cells, in which case we have to figure out how to make these gestures worth the investment; where to employ the electricity to reduce the amenities’ fee; or if we put in 5-6 extra lifts, we need to explain how the initial cost that is double of those of other projects will be regained in the electricity savings from using smart lifts. Additionally, floor-to-ceiling windows are installed in the living rooms and dining rooms where people spend most of their days, while the bedroom windows are half the size because it is a room for sleeping, and so on.

How do you see the role and importance of “design” in today’s condominium market? First we have to come up with an effective layout. A unit must be compact, meaning that all the components have to be in there, or it should offer something more than the competitor within a similarly-sized space. Plus, the price has to be reasonable. I think today’s customers are well-informed and they have many choices. So if you produce something that doesn’t fit them, like something with a bad layout, a good location or a cheap price might still not save you.

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Can you tell us about the evolution of A49’s condominium designs and your opinion on the trend of condominium designs in Thailand? Back in 1996-1997, buying a condominium was done as an investment, which is different from today where it is for living in. We used to say that condominiums in Bangkok are nearing their limits, but today new projects still go on sale and get sold out in one to two months. This means that the lifestyle of city dwellers has truly chaged from the traffic problems. During the week, everyone lives in a condominium and on friday’s nights they leave for their suburban homes. So in the past we were not designing condominiums with the same considerations that we do now because the market was not this competitive. You will notice that there are not many condominium developers in the past compared to today. To put it simply, these days the consumers are the ones who do the choosing in terms of the price, the location, the design and the layout. That is why I said that sometimes even one shoe cabinet can make or break a deal.

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