Kajima s Strengths: Toranomon Towers Residence & Office A genuine urban complex in the heart of Tokyo

Transcription

1 Kajima s Strengths Kajima s Strengths: Toranomon Towers Residence & Office A genuine urban complex in the heart of Tokyo 4 The setting for the Toranomon Towers is atop a quiet bluff in Toranomon 4-chome, set back from major roadways while near to the center of Japanese government in Nagatacho and Kasumigaseki. The project consists of a 23-story, 112-meter office tower, and a 41-story, 153-meter residential tower. The development has drawn a lot of attention for the way it maximizes the potential of the urban setting, combining convenient access to transportation with pleasant surroundings. Toranomon Towers Residence & Office, Tokyo Main lobby in Toranomon Towers Office A 23-story, 112-meter office tower, and a 41-story, 153-meter residential tower

2 A Historic and Venerable Location The area around Toranomon Towers offers extremely convenient access served by three subway lines. It is also near the Hotel Okura Tokyo and numerous other prestigious hotels, encompassed by a quiet and leafy neighborhood containing the embassies of the United States, Spain, and other countries. During the Edo Period, the area was the site of several mansions of daimyo (feudal lords), and since the Meiji Period has been known as a venerable area lined with the homes of the aristocratic and wealthy. Kajima acquired its corner of this area in The focal point for the plan was to develop in a way that maximized its potential while retaining the traditional aspects of the area. Ultimately, Kajima decided to pursue the project as the sole developer, and over the stretch of 35 years has formed the plan for this development in a prime location in Tokyo in association and cooperation with landowners and others in the area. The residence tower has won praise for the genuine and orthodox style of its design as well as the high quality of materials used in the pursuit of authenticity, and a result, we successfully sold all of these high-end units. The office tower is an open design with a tenant-oriented concept that includes an interior emphasizing security and an open floor plan that creates a space appropriate to the area and valued by foreign companies. An Oasis in the City This project is one of the government s land readjustment projects and the first in Minato Ward, Tokyo. The roads in the area have been widened from 6 10 meters to 9 12 meters. A general urban residential design has also been incorporated in the project, with approximately 60% of the area left as open space and easing restrictions on the floor space ratio for the area. This will create an expansive exterior space in the surrounding area. The old trees along the east side of the development have been preserved as much as possible, and the addition of new trees will create a new wooded area in the city. A sunken garden has been placed between the two towers, decorated with a sculpture from an up-and-coming artist (the finalist in the 2006 KAJIMA SCULPTURE COMPETI- TION), providing a place for quiet relaxation and reflection. The Toranomon Towers project seeks to create a more comfortable urban environment while maintaining harmony with the surrounding area. The public space made possible the ample open areas will be an oasis in the city adored by both residents and office workers. Projects undertaken by the real estate development division of a general contractor are able to utilize expertise from the planning stages through design and construction to create high-quality spaces underpinned by the latest technologies. Toranomon Towers is a representative work that brings together these efforts. Kajima s Strengths 5 The finalist in the 2006 KAJIMA SCULPTURE COMPETITION

3 Kajima s Technology 6 Kajima s Technology: Protecting Your Business from Major Earthquakes Kajima s BCM strategies provide peace of mind for now and when disaster strikes Kajima s Real-Time Disaster Mitigation System (RDMS) has been employed in the Akihabara UDX Building, Tokyo Japan is well known as an earthquakeprone country. More than 20% of the world s major earthquakes occur in Japan, many of which have led to significant loss of life and property. It is especially important for manufacturers not only to ensure the safety of their buildings and employees, but also to keep in mind how to reduce the business interruption suffered from an earthquake. A business continuity management (BCM) strategy for earthquakes is essential one that considers what to protect, its recovery time and level objective, the current situation, how to fill the gaps and how to maintain operations. This section will introduce Kajima s proposals for measures that can be taken beforehand along with a time line of examples of solutions encompassing not only beforehand, but immediately before, during and after. A seismic risk analysis system (New-SEIRA) More than 20% of the world s major earthquakes occur in Japan Catenary arch construction with a base isolation system for multi-story facilities: This system maintains rigidity even with a small quantity of steel frames used in multi-story structures, and is highly resistant to micro-vibrations even with a span of 40 meters (131 feet).

4 Beforehand: Hazard Evaluations, and Countermeasures for Liquefaction and Tidal Waves Many Japanese manufacturers build their production facilities in seaside areas where the land is relatively easy to acquire and provides good access to shipping. In the event of an earthquake, however, there is the possibility of liquefaction of soft ground, in other words, the upwelling of massive amounts of water with the danger that buildings could tilt considerably as the ground becomes loose. The risk of a tidal wave from an undersea earthquake hitting coastal areas can also not be ignored. For these reasons, Kajima evaluates the earthquake risk of buildings using a seismic risk analysis system (New-SEIRA) and liquefaction risk analysis system. We also maintain simulation technologies and testing facilities able to predict to what extent a tidal wave will occur following an earthquake. After the evaluation of the risk come the countermeasures. Kajima employs measures to strengthen the ground on which buildings rest, including such methods as the Curve X method, which allows soft ground to be improved without tearing down existing buildings, and the Highpressure agitation method. Immediately Before, During and After: Real-Time Disaster Mitigation System Up to now, the focus for earthquake countermeasures in Japan has been on seismic retrofitting and other technologies for before an earthquake strikes. In recent years, however, attention has turned to strategies for immediately prior to, during, and after an earthquake. As a strategy for immediately before an earthquake, Kajima has developed its own seismic activity early warning system the first of its kind in the industry and has put it into operation. This system combines data from the earthquake reporting system run by the Japan Meteorological Agency with Kajima s proprietary analysis system, making it possible to provide accurate, pinpoint data on seismic activity. For the stage during and immediately after, Kajima has developed a realtime monitoring system that instantly detects any abnormality in the building and provides data for inspections or restoration work. This system has been employed in the Akihabara UDX Building in Tokyo. Kajima combines these technologies to offer the Real-Time Disaster Mitigation System (RDMS). Recovery Immediately Afterward and Preparation for New Disasters In the course of extensive experience supporting the recovery efforts for its clients buildings and production facilities that have been damaged by earthquakes, Kajima has learned that preserving the buildings without safeguarding internal functions results in extensive time and effort needed to recover from a disaster. The Company has drawn on this experience to develop a base isolation system for multi-story facilities, which, while offering a span of up to 40 meters, protects against major earthquakes as well as everyday minor tremors. Other developments include a partial base isolation system that allows for a section of a building to be isolated, as well as a seismic retrofitting technique for non-structural aspects of the building such as the ceiling panels and pipes essential to the function of the building. These technologies allow Kajima to offer systems that minimize any damage should a disaster strike, and allow for the restoration of functionality in a short period of time. In Conclusion Kajima has proactively developed disaster management technologies to cover preparations for seismic activity beforehand as well as those for immediately before, during and after an earthquake. By putting these into operation, we help support the business continuity management (BCM) strategies of our clients. Real-Time Disaster Mitigation System (RDMS) Kajima s Technology 7

5 Kajima s CSR Measures 8 Kajima s CSR Measures: Technology to Create Energy- Smart Buildings Constructing cutting-edge, energy-efficient facilities During chilled water/ice thermal storage During structural thermal storage Many companies around the world are introducing cutting-edge, energy-efficient facilities in an attempt to efficiently use natural energy sources while maintaining a comfortable interior environment. Kajima was one of the first companies to focus on energy efficiency and has been involved in the development of numerous next-generation green buildings. As of the end of March 2007, energy-saving technologies developed by Kajima had been adopted for use in 123 buildings. Total annual CO2 reduction in emissions from the operation of these buildings is 32,343 tonnes, with a projected aggregate reduction over a 35-year operating period of 1,128,505 tonnes. This section will introduce some of Kajima s newly developed technologies for energy efficiency. During thermal dissipation Energy-saving Hybrid Thermal Storage HVAC System: With this system, it can generate chilled water or ice, and also cool down a concrete floor slab during the night. The system utilizes this stored thermal energy during the day to maximize the efficiency of air-conditioning unit. Total annual CO2 reduction in emissions from 123 buildings is 32,343 tonnes, with a projected aggregate reduction over a 35-year operating period of 1,128,505 tonnes The latest HVAC system "Eco-module" developed by Kajima

6 Eco Module: A New Technology for the Ubiquitous Society How can we make the environments where people are more comfortable? From this simple idea came the Eco Module, an intelligent energy-efficiency technology that uses sensors developed by Kajima to detect the presence of people. Sensors to detect human presence, brightness and temperature are placed uniformly throughout the space, and the system uses these to optimally control the light and thermal environment around just the module where a person is sitting. This makes it possible to limit wasted energy consumption in unoccupied areas. The system does more than just control the lights and temperature with sensors. It also incorporates technology to automatically track the position and angle of the sun, controlling the blinds to ensure optimal lighting levels as well as lighting control systems to prevent a feeling of isolation when there are few people present. The day may not be far off when light switches and manually operated blinds disappear from offices. Task and Ambient Cooling System: Achieving Both Comfort and Energy Efficiency Instead of using a single, huge air conditioning unit to cool an entire building, both comfort and energy efficiency can be achieved by separating ambient cooling, the base cooling to condition the outside air and heat generated from lighting, from the task cooling, the zone cooling to condition the constantly changing heat generated internally and from human activity. Both of these processes utilize a network of sensors to maintain comfort. Kajima has also developed a universal comfort vent to provide a soft flow of air. Up to now in Japan, it has been considered best if people did not feel any draft, but with this system people are able to select whether or not they feel the flow of air depending on their preference. Particularly in the summer, even if the interior temperature is relatively high, a gentle breeze provides a sense of coolness. Hybrid Thermal Storage HVAC System Means of conserving energy include more than just simply reducing the amount of consumption. Another important aspect is using electricity during the night to reduce the amount employed during peak daytime hours. Kajima was one of the first companies in the industry to begin development of such thermal storage air conditioning technology. With this system, chilled water or ice is generated using electricity during the night, and the coolness released during the day to cool the air and aid the air conditioning system. Kajima has also developed a structural thermal storage system in which cold air is blown over the concrete floors of a building at night to use them to store thermal energy that can be used to help cool the building during the day. By combining the versatile ice thermal heat pump system and structural thermal storage cooling technology, Kajima has been able to achieve both versatility and practicality. It will not be long before the word hybrid is used around the world as commonly for buildings as it is for automobiles. Building an Energy Management System While new technologies to enhance energy efficiency are being developed one after another, Kajima has developed and is utilizing technology to check whether energy is being wasted in existing systems. This system uses a network running throughout the building to collect detailed information on building air conditioning and energy consumption. It continually checks, for example, under what conditions energy use peaks or whether the energy conservation systems that have been installed are operating at full capacity. Kajima is then able to make recommendations for improving operating methods, the timing for replacement of equipment or upgrades to new systems. The system not only eliminates waste in the use of equipment and electricity and lowers the burden on the environment, but also is helping to create more smart building owners who are lowering their building operating costs. In Conclusion... Kajima will continue to actively develop technologies for energy efficiency, and make proposals to its customers for leading-edge environmental control systems (lighting plus air conditioning) that are both environmentally friendly and provide comfort. Expect to see more energy-smart building technologies from Kajima in the future. Universal Comfort vent Kajima s CSR Measures 9