Конференция «Наука: теория и практика»
Строительство и архитектура/3. Современные технологии
строительства, реконструкции и реставрации.
Zaiats I.I.
State Higher Educational Establishment «Pridneprovs’ka
State Academy of Civil Engineering and Architecture»
FEATURES OF CONSTRUCTION OF HIGH-RISE BUILDINGS AND HIGH-RISE
MULTIFUNCTIONAL COMPLEXES IN THE CONDITIONS OF DENSE URBAN DEVELOPMENT
As evidenced by the world of urban planning
experience, increasing the number of urban settlements, increasing the number
of urban population [8], lack of available land for construction and their high
cost causes the growth-rise buildings erected, and the development of
underground space. These tendencies are characteristic of most large cities in
Ukraine [4].
In the process of high-rise construction is enhanced
by the process of conversion of individual buildings (monostructures) in urban
multifunctional polystructures – high-rise multifunctional complexes.
High-rise multifunctional building – this building conditional
height of 73.5 m [1], which contains in its composition in addition to
living spaces – hotel rooms and facilities of other functional purpose –
administrative, cultural, recreational, service, health, educational,
commercial, parking etc.
High-rise multifunctional complex is a group of uneven
buildings, including conditional height of 73.5 m [1], which are united
together by a common functional planning, architectural and spatial solution as
well as the spatial and functional relationship.
When designing high-rise construction of a
multifunctional complex one of the main tasks is pragmatic and the correct
calculation of the aggregate of its constituent elements. When developing the
concept of such objects perform analysis on the most efficient use of the land,
that is, the relation of market value of land from its most efficient use [6;
7]. The most efficient use is defined as the most probable, which is legally
permitted, physically possible, economically feasible and most profitable use
of land without compromising its quality characteristics, without reducing its
performance and while maintaining the ecological and aesthetic properties [2].
Determines the most effective combination in the object of functionally
different compartments and their quantitative ratio. It should be noted that
the choice of format multifunctional high-rise complex, given the nature of the
type of property and shares of different functions, it is necessary to perform
not only the analysis of the characteristic features of the area, but also an
analysis of the level of competition, as well as analysis of several of the
most likely types of real estate, together with the analysis of employment
niches and recommendations for the choice of management strategy phase [5].
Usually in a high-rise multifunctional complexes, the
largest share belongs to commercial real estate: about 15-20% of the total area
is for commercial premises, 50% – office space, 30-35% – for residential property. Usually on the lower floors are retail space,
higher – offices, the upper floors are
placed in residential real estate.
High-rise multifunctional complexes are quite
expensive projects, which, as a rule, cannot be successfully implemented in
economy class. Such complexes are correctly attributed to business class.
During the crisis the demand for residential property
has declined, although at a slower pace than for commercial property.
Accordingly, the resumption of growth of the real estate market started off in
the housing segment, and in the segment of the office and retail space real
estate demand is recovering noticeably slower. Naturally, this trend was
reflected in the structure of high-rise multifunctional complexes, in which now
the dwelling presents apartments occupy a large proportion.
Also now a must for any modern multifunctional
high-rise complex has a sufficient number of parking spaces. This increases the
attractiveness of multifunctional high-rise complex as a commercial property.
In the main advantages of high-rise multifunctional
complexes can be attributed to the diversification of potential financial risks
and the most effective use of the entire area of the object.
According to experts, the project that is created for
different categories of consumers, allows to adjust the risks of lower demand in
some segments of real estate. In addition, as noted above, the construction of
such complexes allows developers to conserve land resources and reduce energy
costs.
However, the main goal of building of high-rise multifunctional
complexes is making a profit. The project of construction of a high-rise
multifunctional complex will have a great effect, if you have developed an
effective concept, the rational combination of different functions within the
facility complied with all requirements of the design, which gives the
opportunity to earn more income from the operation of the complex.
Tangible benefits of a high-rise multifunctional
complexes may feel not only construction companies, but residents of these
buildings. In the residential part of multifunctional high-rise apartment
complexes, usually bought by people who work in office buildings of the
complex, they are the main customers here infrastructure.
Therefore, such complexes are very convenient for
large modern cities, allowing people to save a lot of time spent moving around
the town. Modern life, with its dynamic, makes high demands on time, which is
becoming increasingly valuable. Many people prefer to have everything required
are as close as possible. Consequently, from the point of view of optimization
time, high-rise multifunctional development is perfect because you can work,
live and spend their leisure time.
Despite some convenience such complexes to live in,
they may lack many of the very important elements of infrastructure. As a rule,
they have no territory, equipped with a playground, courtyard and guest parking.
Moreover, it is unlikely there will be a kindergarten, school or clinic.
The disadvantages of most high-rise multifunctional
complexes also include the near absence of natural objects (square, park, etc).
Most of these complexes are located in the immediate vicinity of major
highways.
Another drawback of high-rise multifunctional
complexes, as a residential property, is that, provided a large share in the
non-residential premises, the functioning of the whole building will be subject
to a greater degree of realization of non-residential functions. Therefore, the
use of the site will be subject to a special regime, as, indeed, the
consumption of water, electricity and heat.
Another problem may be the selection of a qualified
management company that will provide effective work with various real estate
segments, which differ in their functions. Unfortunately, the majority of
domestic asset management companies are highly specialized, they usually work
more in the commercial property sector.
According to most experts, because of the lack of
available land area in major cities of Ukraine the prospective development of
the format of a high-rise multifunctional complexes possible in the implementation
of programmes of development of industrial zones and reconstruction of old
housing stock in the central parts of large cities.
Also one of perspective directions of development of
high-rise multifunctional complexes could be the development and implementation
of such projects with the inclusion of social infrastructure and location
outside of the central parts of large cities. The combination of business
centers, hotel complexes, playgrounds, parks and other infrastructure will
increase the popularity of high-rise multifunctional complexes as residential
real estate, and high-quality and relatively inexpensive of the premises will
attract the attention of many owners of small and medium business. Thus during
the construction of the infrastructure will need to consider the class as the
most complex, and the territory in which it will be built [3].
In general, the segment of high-rise multifunctional
complexes is rather perspective direction of development of the real estate
market in large cities. The quality of project analysis, especially at the
pre-investment stage, will depend on the demand for, and profitability of such
facilities.
References:
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вартості житла / Є.І. Заяць,
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Населені пункти та житло
[Електронний
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