CMM (H)Office unifies three distinct architectural programs into a single, cohesive headquarters for CMM, a telecommunications and security company based in South Jakarta. Conceived as a direct response to the company’s evolving operational model, the building reimagines the conventional office typology by merging workspace, warehouse, and residential functions into a flexible, hybrid environment. Departing from the rigidity of its previous headquarters, the new facility integrates an on-site warehouse and private penthouse quarters, creating a multifunctional space that prioritizes both efficiency and adaptability. Unlike conventional office buildings—often limited by formal spatial hierarchies—CMM (H)Office fosters a dynamic environment where work, storage, and domestic life intersect fluidly. Central to the project is its resort-like atmosphere: a workplace environment intentionally crafted to support focus, collaboration, and relaxation. Nature is not a backdrop but an active agent in the design, engaging directly with the workflow and spatial experience. This reciprocity between building and landscape supports both well-being and productivity, shaping a new office paradigm—one that is as human-centered as it is programmatically complex.
Located on an interstitial site flanked by commercial and residential zones, the 1100 sqm project spans two contiguous plots, each governed by distinct zoning and height limitations. These constraints are addressed by strategically distributing programs across vertical and horizontal volumes while maintaining a unified architectural identity. The corner plot, facing the residential street, houses a warehouse on its lower two floors, surmounted by a private penthouse with a rooftop swimming pool. Meanwhile, the main street-facing plot features a five-storey office volume, forming the project’s urban frontage. At once sculptural and utilitarian, CMM (H)Office redefines the boundaries between residential, commercial, and industrial typologies, employing a layered architectural language where form, material, and landscape interweave to shape a rich, sensory experience.
The massing composition of CMM (H)Office is deliberately calibrated to express this hybrid functionality. At the base, a solid black podium—constructed of reinforced concrete and clad in dark paints—anchors the building visually and structurally. This podium houses two distinct entry points: one for warehouse access and the other for the main lobby. On the back of the main lobby, there’s a private entrance directly to the penthouse. Each entrance is articulated through bold, monolithic frames that reinforce programmatic clarity and circulation hierarchy. A continuous dark wall wraps the base, acting as a visual anchor and heightening the contrast with the light-toned upper volumes, which appear to float above. This dialogue between weight and levity lends the building both compositional coherence and formal dynamism.
The cream-colored upper volumes are articulated through a vertically oriented L-shaped lattice façade, composed of fiber-cement panels patterned with linear motifs. This architectural element performs a dual role—balancing privacy and permeability, while offering solar shading, daylight filtering, and framed views outward. Along the street-facing façade, the first three storeys are visually lightened by this lattice system, which negotiates the interplay of solid and void to create a nuanced architectural expression. Integrated planters, filled with a curated mix of deciduous and evergreen species, alongside a reflective water feature, soften the massing’s formal clarity and introduce a tactile, biophilic layer to the user experience. The northeast and southeast elevations, with minimal solar exposure, are wrapped in semi-opaque vertical sunshades that function as a sculptural secondary skin, subtly curving around corners to soften the building’s otherwise rectilinear form. In contrast, the southwest and northwest elevations reduce openings to minimize heat gain and obscure service zones, emphasizing environmental responsiveness and programmatic discretion. Facing the main street, the careful juxtaposition of lattice and solid elements maintains a degree of urban privacy while opening the building inward toward a central garden, encouraging both connectivity and collaboration in a space that feels at once protected and open.
Above the first three lower layers, a series of stacked black granite volumes appear to hover—offering both material solidity and architectural finesse. The fourth layer introduces an extruded black stone mass facing the main street, distinguished by a thin, horizontal slit—a precisely positioned void that serves as both a visual relief and design gesture, subtly breaking the opacity of the volume and ensuring the interior workspaces remain connected to the exterior. At the crown, a two-storey black granite volume floats above the rest of the building, visually detached by deep shadow lines that emphasize its separation. Like the layers below, its façade is punctuated by slender vertical openings, which create a rhythmic cadence while functioning as performance apertures—allowing light and air to enter without compromising the monolithic quality of the form. These openings reflect the project’s dual material philosophy: functionality expressed through elegance.
Despite its monolithic exterior, the interior of CMM (H)Office is meticulously zoned and organized. The building’s diverse programs—residential, office, and warehouse—are thoughtfully separated by a central vertical void, which functions as both an atrium and a spatial buffer. This void not only enhances natural ventilation and visual connectivity, but also mitigates acoustic transfer and programmatic interference between different user groups. Circulation flows are clearly defined, with two distinct entrances: one dedicated to service and warehouse access, and the other leading to the main office lobby. The main lobby is conceived as a dramatic double-height space, articulated vertically to emphasize the sense of entry and transition. From here, a central staircase leads to an open-air meeting area on the second level, reinforcing the project's emphasis on collaborative and porous spatial frameworks. Landscape is embedded into the architecture as a structural system. A composition of tiered water features, vertical gardens, and planting zones weaves throughout the site. A cascading water element that begins at the rooftop pool connects acoustically and visually to the drop-off zone and main canopy, creating a fluid, unifying presence
Landscape is not treated as an afterthought, but as an integral architectural and structural element within CMM (H)Office. A rich composition of deciduous and evergreen plantings, tiered water features, and vertical gardens is woven into the fabric of the building, dissolving the boundary between architecture and nature. These elements are not merely decorative—they serve functional, environmental, and experiential purposes, blurring interior and exterior in a seamless continuum. A cascading water feature, originating from the rooftop pool, acts as a unifying element, linking the drop-off zone to the main lobby canopy through a multisensory experience of movement, reflection, and sound. This fluid connection enhances both the visual and acoustic identity of the building. Complementing this are operable lattice doors, vegetated buffers, and elevated terraces, which enable the architecture to oscillate between openness and enclosure depending on programmatic needs and environmental conditions. Together, these landscape components form a responsive and immersive system—one that fosters a sense of calm, continuity, and resort-like livability in a highly urban context.
Programmatically, the interior reflects fluidity and flexibility. Large, column-free floorplates supported by side and rear cores allow adaptable layouts and uninterrupted views to the central courtyard. Office spaces are interspersed with breakout zones, social hubs, and client meeting rooms, the latter screened by aluminum lattice for privacy without enclosure. Only on the third floor, introduces a residential program, including a master suite, children’s bedroom, home theater, and open-plan kitchen-living area, all opening onto a private terrace with a swimming pool, outdoor sunken seating, and a gazebo. Above, a mezzanine fitness area takes advantage of vertical clearance. The third and fourth floors house support workspaces—prayer rooms, pantries, restrooms—efficiently distributed around the core. The fourth floor reorients inward, wrapping a courtyard garden framed by granite volumes that shield interior spaces from the street while reestablishing connections to the city through strategic voids. A floating gazebo, visible from multiple levels, acts as a visual and programmatic anchor. At the rooftop, the building culminates in a garden with semi-outdoor meeting areas, gazebos, and even an aviary, and continuous water elements vertically and horizontally. The fifth floor is an executive zone, comprising private suites, an art gallery-like lobby, and a secure terrace accessed through fingerprint-controlled doors. Here, operable partitions and a lattice-enclosed garden allow for modulated privacy and environmental control.
Throughout, visual connectivity is paramount. Sightlines extend across floors and functions, encouraging interaction without intrusion. Communal spaces are ringed by glazed private offices, ensuring visibility without compromising focus. Ultimately, CMM (H)Office is not a building in the conventional sense—it is a systemic architectural response. Every component—from tiered water features to extruded granite forms—serves a structural, environmental, and experiential purpose. Materiality is honest and precise. Spatial sequencing is rhythmic and purposeful. The building minimizes reliance on mechanical systems through passive cooling, cross-ventilation, and landscape as an environmental buffer. What could have been a rigid program is made fluid through design—resulting in a hybrid architectural organism that fuses work, life, and leisure into a single, coherent, and performative whole.
