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Why are these Chinese "apprentices" not studying for 20 years? Why are the “every waves of the Yangtze River and the waves of the blues†and the “green out of the blues†that are universally applicable to the large-scale commercial real estate design field are not working?
Through the author's own experience, there are the following conclusions:
1. The designer's sense of mission is different: I have worked with the above four design institutes on large commercial real estate development projects. The designers of these overseas design institutes are working for both foreign and local employees. As a mission to do this project well, whether it is as a representative of Party A or a commercial real estate expert hired by Party A, it is good for commercial value-earning mining or for any part of their large commercial real estate project design drawings. Suggestions for improving the operating conditions of the merchants in the future are accepted immediately. These designers are tireless, spontaneously researching and optimizing, and modifying them in the map. I have never heard them complain, they often hang on their lips. “Designing the project of Party A is our missionâ€. On the other hand, many of the designers of our local design institutes I have worked on, suggesting that the design drawings of their large commercial real estate projects, in whole or in any part, are conducive to the exploitation of commercial value or to improve the operating conditions of future businesses. Their response:
The first is to “move the norms†and move out the fire codes and construction and structural specifications to support their legitimacy and inability to modify the original design;
The second is "to work overtime". There is a little bit of need to be modified. Even if the part that needs to be modified is due to the designer's own design mistakes, it needs to be corrected and dragged, and Party A must issue a document to change it. The text of the article is “overtime or modification feeâ€;
The third is "forced to the standard". If Party A does not agree to increase the modification fee, it will not delay the implementation of the modification, and the time will not be handed over when the data is submitted, and the delay will be used to force Party A to submit.
In 2008, I gave a lecture on the design stage of large-scale retail commercial real estate projects in the lecture "Strategic Planning and Strategic Management of Large-scale Commercial Real Estate Project Development" at the "Shanghai International Construction Engineering Project Management Seminar" organized by the Royal Chartered Institute of Building. The key point of management is to implement the design requirements to meet the overall operational needs of commercial projects, the technical requirements of major business operations, and the customer's experiential needs for large commercial premises. One of the students who attended the class came from a design of a famous design institute in Shanghai. The teacher said in the class: "According to Mr. Fan's design, the use value of the excavation project is correct, but according to what Fan said, it is impossible to make money. The more we design the commercial real estate project, the more we don't have to do it. The more money we earn, the more we usually pay for a commercial project contract design fee of 6 million. The total amount of settlement will not be less than 12 million. Our strategy is one quick, two slow, three visas. The bidding plan has a quick rendering, and with the reputation of our institute, we will first take the design project first; The design process or the initial design process is slow. Most of the parties do not have experience in large-scale commercial project development. He can't judge the right and wrong, good or bad for his drawings. We predict that Party A will continuously propose changes. So, at the stage of the construction plan, a designer was slowly grinding with Party A. After a period of time, Party A found a little feeling or went to visit a project. He ran over and changed it. He proposed to change it. It is said that 80% of our drawings have been deepened, and we have to send a document to the party. After a while, Party A has invited an expert to come once again, and ran over to change it. He proposed to change it and I said that we are 80%. The drawings have been deepened. If you want to send a document, you will send a document, so that you can go back and forth. Some building plans have been done for a year or more. There are a lot of documents issued by Party A. In fact, we don’t have much cost during this time. Only one or two designers slowly grind with Party A; then, before the phased map, they will be asked for visa fees for these documents issued by Party A. This is the three visas. This strategy has been tried and tested." As mentioned above, the mission of the foreign designer is to "design the project of Party A is our mission". The strategy of "one fast, two slow, three visas" popular among our domestic designers is that their mission is " To earn more design fees for their mission";
2, the designer's focus is different: the designers of the foreign design institutes should do careful research when doing the layout planning and design of the large-scale complex project, and carefully consider the nature and use requirements of various properties. The lively side of the crowd and the corner layout of the retail commercial property, the clean side and corner layout need quiet hotel or apartment and other properties, in the layout of roads, lanes, traffic lines are considered to divert and avoid mutual interference and other factors All kinds of different properties on the project have their place. Many of the designers I have experienced in China (including some brands with Chinese-foreign joint venture design institutes) have not done a detailed study on the layout of large-scale integrated project projects, which have been studied for nearly two decades. I have seen many domestic designers designing large-scale complex projects like this: “spreading the flat row of seats, inserting candles in the middle of the tower, wrapping the skirts in the shopping malls, getting lost on the upper and lower moving lines, supporting the facilities, running The demand is completely ignored, the appearance is really beautiful, and the merchants go in without alive." I have been in this commercial real estate development field for 17 years, and I have seen dozens of such projects (the location of several business districts where the business is located) is dead. So, I have observed that the designers of these foreign design institutes (including local designers employed by foreign design institutes) are focused on making the project useful, and the designers of many local design institutes focus on less flowers. Work quickly to get money;
3, the designer's creative ability is different: With the advancement of computer technology, the software function of the computer is more and more powerful, simplifying the complicated labor in many architectural designs, and the geometry is in an omnipotent state. Although IT technology is developed nowadays, in the field of architectural design, the main creative designers of these foreign commercial real estate design institutes that I have cooperated with are not open. So far, in the process of conceptual design (ConceptDesign), insist on manual drawing, manual Painting master plan, hand-painted landscape plan, hand-painted architectural plan, hand-painted interior perspective, hand-painted overall rendering, even in the architectural design, draw each corridor, atrium ceiling, equipment end processing a large number of hand-painted Perspective and detailing. In contrast, the design of hand-painted drawings at any stage of the design of large-scale commercial real estate projects in our domestic design institutes has been extinct. Since the use of computers in design, I have never seen designers from domestic design institutes to manually draw drawings. It is. Regarding the question of why these foreign designers insisted on drawing conceptual drawings by hand, a designer from G&D in the United States gave me the answer: "Although it takes a lot of time and effort to draw by hand, please think about it, the process of drawing by hand. The mind of the Chinese is thinking, the line between the line and the line, the three-dimensional picture in the brain when painting the building structure, the tree planted when planting the landscape picture, the grass planted, the placement The essay has a sense of picture in the mind. The designer is composing the story and then presenting the story through the brush. This is a kind of creative activity. When you manually draw the business layout, you will think of what these merchants are like when they run. When painting the perspective of the decoration, I have to imagine that there are pipelines, equipment outlets, pre-embedded equipment, etc. in the decoration surface. The construction process and construction process are required in the brain and the feasibility of realizing these requirements is realized. Sexuality, so the feasibility of the drawing is much greater. In short, the designer has imagined this part of the drawing in the process of drawing these drawings. The structure and shape behind the building, it takes several steps to make it, the visual effect after the finished product is finished, and the scene after it is put into use in the future. When the picture is drawn by computer, the designer who actually operates the computer is only Looking for a similar picture to stick it up, there is no such imagination in the mind. This part of the drawing becomes the structure, shape, effect and post-construction situational thinking activity after the building, so in essence, the computer drawing is a copy drawing. It’s not a real painting. If the designer doesn’t feel like it’s immersive and empathetic, then you can’t see what the demand for this building or part of the property is. This is what we insist on today’s conceptual design. s reason". Of course, I also feel that they insist on hand-painting. Another important reason is to let the designer's craft pass on. In our country, not only can this skill be lost, but the ability of our Chinese designers to deny their creative thinking will be degraded. Enter the era of collective low IQ. Today, when architecture and structural design rely heavily on computer drawing, the lack of thinking activity design in the designer's mind leads to many common-sense design errors, which seriously damage the use value of buildings. The most common is the beam height section affecting business. Used and no one noticed.
After installing the escalator in a commercial project in Xuancheng, Anhui, the height of the middle section of the ladder is not high. Although most people with high heights are free to pass the standard deviation of 10 cm, the technical supervision bureau does not issue the certificate. After cutting for ten centimeters, it will be re-reinforced; in a large commercial project in Kaifeng, Henan, there is a large 3,000-square-meter position in the mall with a height of only 3,000 square meters to the ground height of only 2, 7 meters. After installing pipelines and equipment. People have to bend over and pass, how to do shopping malls? In the past ten years, there have been countless such cases in terms of building structure and electromechanical equipment. Only when the house is built, the merchants have come into the renovation, and a lot of problems have been exposed. The reason is that all computers are replaced by computers. Caused by the back of the brain, because the structural modeling beam height and equipment layout are all determined by the computer itself rather than by manual calculation according to the use requirements, and the review unit is also reviewed in this way. As for the actual use of this part of the shopping mall space There is no such thing as a half-dollar relationship with the designer. Our computer design masters have never thought about the use requirements. Since I managed commercial real estate development and later commercial real estate development consulting, I have spent a lot of energy to communicate with these designers to correct such mistakes, but it is strange to point out that after such low-level mistakes, our designers do not think this is Their fault, need to be modified, first called Party A to send money, because the design of these drawings before the map has been confirmed by Party A. Therefore, as far as I can observe, overseas designers insist on hand-drawing, their creativity has not diminished, facing various needs of use, they use the human brain to think and create to meet such needs; and our domestic designers rely heavily on computers. The gradual loss of creativity in commercial building engineering design, as the famous management master Daqian Yanyi said, “the spread of group mental retardationâ€, China’s commercial real estate construction engineering architects took the lead in entering the “low IQ†described by Daisuke society";
4. The designers' leaders work differently: In the past 17 years of commercial real estate development management and consulting, the author has not only had the honor to communicate with the designers of the above-mentioned international star-rated commercial real estate design institutes, but also fortunate. The executives of the above-mentioned international star-rated commercial real estate design institutes, including the general manager of Kailisen China, the general manager of RTKL China, the chief partner of G&D and the general representative of China, participated in the commercial real estate project design meeting, each of them. They are all from the designer, and every project designed by their team is full of treasures. I have seen any problems with the use of each part of the project we mentioned. I have seen each of them with wax shell paper. And the pen, the optimized modified sample drawing was immediately drawn, and several schemes were drawn for the consultants of Party A to compare and select. Once selected, the mailboxes received their modified cad drawings the next day. In their words, their duties can be promoted, from draftsman to architect, to partner to regional general manager, to responsible for a country’s business. The general manager level, but the only constant identity is the architect, so you can pick up the paper and pen to draw pictures anytime, anywhere, so they can have these positions, but the actual work is still designed, or the designer, just from I am responsible for drawing a picture of a project and guiding many designers to draw pictures of many projects. I also asked the person in charge of the company to manage so many projects and draw their own drawings. Is there time to go to the public relations mission? The answer is that we have done the project well, the brand has come, the developer has no time to do the task of finding a door, and it is necessary to go out to public relations. On the other hand, the leaders of our Chinese designers, whether they are private design institutes or state-owned design institutes, have worked with dozens of design institutes across the country in the management and consulting career of large-scale commercial real estate development projects in the past 17 years. There was hardly any chance to be interviewed by the Dean. I didn’t have the chance to meet the Dean’s paper and pen and I discussed the optimization of the design drawings. Don’t say the Dean, I occasionally encountered the project design. The director of the middle-level cadre of the design institute of the program report meeting does not have paper or pen. It is the project manager of the design institute that meets every time the building plan meets. Many people only bring a super computer, and there is no paper and pen. From the three levels of the dean, the director, and the project manager, the leadership structure of the Chinese Design Institute constitutes the leadership structure of the Chinese Design Institute. I have hardly seen them discuss the use of a certain part or the optimization problem can come up with pen and paper. I will draw you an optimization plan right away. Their main time and energy is to use for public relations tasks. Therefore, from the beginning of the project manager to the director of the design institute to the dean of the design institute, they are no longer designers. The higher the position, the longer the time to leave the design. Their main job is the public relations task. Therefore, in the real estate industry conference, the official business class of the cadre college, and all the activities related to the construction real estate, they can always see them. There is a chief architect of a design institute in Zhejiang. I have a project problem at 8 o'clock in the evening. I tried several times. No one answered my question consciously. Asked his students, the students always answer the teacher's entertainment. So I understand that the leaders of foreign design institutes are designers, no matter how many years they lead, and our design institutes are no longer the design from the project managers, directors, and dean leaders from their project managers. Teacher, their main job is to take over the task of public relations. As time goes by, they are drifting away from the architectural design business, and some people have turned into wine barrels;
5. The main assets owned by Chinese and foreign design institutes are different: for those overseas design institutes that are famous in the field of commercial real estate design, their leaders have never shown off what office buildings they have owned since they have known them for more than a decade. What scale, what other assets that are worthy of showing off in our opinion, but at the same time I met with the general manager of the China Association of Kailisen last year, he listed the name of the project that he had done in China. And the name of the master designer who can be mobilized under his hands to connect with these world-famous projects, he said that the intangible assets and designers of these successful projects are their company's most valuable assets. When the only opportunity to meet with a leader of a design institute in China, they also mentioned projects that have been cooperating with these foreign design institutes, but they do not have their famous designers of famous projects as their assets, their main The assets are still the design qualification certificate issued by the Ministry of Construction. Some design institutes have assets such as office buildings. The commercial property development has been developed for ten years. They have also participated in the design of many large commercial real estate projects, but they have not succeeded. The intangible assets brought by the project and the designers associated with these successful projects are their assets. Their assets are not limited except for the qualification certificates. It is not the case that the new office buildings are added. Therefore, the Chinese and foreign design institutes have the main Assets are also different.
Editor in charge: Wang Zhenzhen
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