Located at the heart of a high-end commercial street in the north of Tehran (Fereshteh St.) F2426 is a mixed-use commercial and office building. While Fereshteh Street’s old low-rise buildings are being rebuilt into small scale 5 story shopping centers and offices in land parcels of 1200 square meters in average, the aggregated parcel of this project has an area of 2600 square meters and the building consists of … floors.
F2426 is a major project in this neighborhood facing challenges of creating spatial quality in a building where every square meter of built area is extremely valuable financially. The brief and program are extremely overloaded and exploit the resources of the site to the maximum in order to respond to financial requirements, which is not always a synonym of urban and spatial quality.
The brief required the accommodation of shops, multiple restaurants, offices and the necessary parking. The authorized building area limits are respectively 80% in the basements and ground floor, 50% in the first floor (commercial) and 30% in the upper floors (commercial and offices).
The street is tilted with a slope of …, creating a height difference in height between the two ends of the building, connecting the first basement to the pedestrian level. This allowed the architects to provide entrances in both the ground floor and the first basement, and to separate the flow of people in the commercial section from the offices without losing the financially significant area of the ground floor that is now entirely … to shops.
This gain in area being highly economic and profitable for the client, a setback in the ground floor is now economically justified. The setback of 9 meters was deemed necessary to create an open space for voids and pedestrian walkways of the entrance. In the narrow street of Fereshteh, an open space by the street is an urban added value generating spatial quality without additional expenses.
The design strategy behind the shape of the building lies in seizing the potential opportunity in changes of authorized building areas and the shifting of floor masses. In the transition from 80% to 50% and then to 30% terraces, that are not part of the built area of the floors, are obtained. This supplementary acquired area will be used for outdoor restaurants and resting spaces in form of voids on the building surface. The bigger terrace along the façade facing Fereshteh Street creates a significant empty space in the impenetrable wall of the dense row of infill buildings.
In the densely built street of Fereshteh, F2426 benefits from on open continuous view towards the north, with the vast green space of an academic institute located right on the opposite side. The upper part of the building or the tower, is covered in glass in order to benefit from the 360 degree open view, and attempts to fade in the background and neutralize its bigness.
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