One City nine 'GhOst' tOwns?
-seeking an alternative growth model to vitalize the Lingang new harbor City in shanghai
Yuhui Jin yuhui.jin2012@gmail.com Student ID: 4242548 Department of Urbanism Faculty of Architecture TU Delft Graduation Studio: Design as Politics
Context ReseaRCh stRategies design Reflextion in geneRal
Context shanghai
Suzhou
Shanghai
Pudong Internatial Airport
Jiaxin
Yangshan Deepwater Port
0
10km
20km
Context PRessuRe of inCReasing PoPulation
Both population and population density increased a lot in Shanghai Central City during past decades, and Shanghai became one of most dense metropolitan in the world. 1843
1949
1979
Urban area of Shuanghai Source: Shanghai New Town - Serching for community and identity in a sprawling metropolis, 2010
Suzhou
Shanghai
Pudong Internatial Airport
(By 2013. Population: 24 Million. Density: 3,800 /km2) 1850
mat
ion
ity ns de
la opu sing p Increa
Jiaxin
Shanghai's urban density (people/km2) increases, despite the relocationof inhabitants ofthe Central City. Source: Shanghai Statistical Bureau 2009
tion
Esti
Incre
n atio p ul g po n i s a
Population growth since 1978:Citizens with an urban hukou (black), citizens with a rural hukou (dark grey), unregistered 'floating' residents (light grey) Source; Shanghai Statistical Bureau 2009
Yangshan Deepwater Port
0
10km
20km
Context 1-9-6-6 Plan: fRom mono CentRiC to Poly CentRiC
Suzhou
Shanghai
One central city with nine new towns
Pudong Internatial Airport
Lingang
Jiaxin
Yangshan Deepwater Port
0
10km
20km
Context Position of lingang aRea
Lingang area has huge potential to become a new harbor city
Suzhou
Shanghai
Pudong Internatial Airport
30km
Lingang
Jiaxin
30km
Yangshan Deepwater Port
0
10km
20km
Context lingang new haRboR City Plan A huge plan was proposed
We need a plan for 515.6km2 area and will build a 74km2 city to settle 0.8 million new residents by 2020
Suzhou
Shanghai Officer from government
Pudong Internatial Airport
Our plan has several advantages. It solves congestion, pollution and noise. Problems with land value and speculation can also be tackled. It creates a prime address for more than eight kilometres around the lake.'
Current Plan
Lingang Designer from GMP
19km Jiaxin
Yangshan Deepwater Port
2003
2005
0
10km
20km
Context lingang has diffiCuties in gRowth
The reality is: Hundreds billion of RMB was spend on Lingang area,
Current Plan
Reality
Linear village
Rural Area
Existing Villages Big Infrastructure Lingang Central City
New Built Neighborhood
New Built Area New Built Industry
Context emPty PRoPeRties
Empty properties (in Linang Central City)
Linear village
Rural Area
Existing Villages Big Infrastructure Lingang Central City
New Built Neighborhood
New Built Area New Built Industry
Context unvital new neighboRhoods
Unvital new neighborhoods (beside Nicheng old town)
Linear village
Rural Area
Existing Villages Big Infrastructure Lingang Central City
New Built Neighborhood
New Built Area New Built Industry
Context PRoblematiC uRban PatteRn
Problematic urban pattern
Linear village
Rural Area
Existing Villages Big Infrastructure Lingang Central City
New Built Neighborhood
New Built Area New Built Industry
PRoblem definition
PRoblem definition Most of the new built neighborhoods in Lingang area are empty or unvital, and a problematic urban pattern is dominanted in building this kind of new towns
design goals
design goals -Seeking an alternative growth model to vitalize the Lingang New Harbor City
Context ReseaRCh
(sPeCulative gRowth model is a Risky way to develoP new towns)
stRategies design Reflextion in geneRal
CuRRent Plan stRategies and theoRies used
Iconic plan as marketing tool It is risky way to develope new towns
Current Plan
Fig 2-2. The iconic urban pattern in Dubai, Source: Google Map
Fig.2-3. The design of Lingang Central City, Source: http://www.urbanplanet.org
CuRRent Plan stRategies and theoRies used
Function of current plan
Big infrastructure & large monofuntional zones Problems recognized: -Long distance between different functions, it -Big infrastructure, isolation
CuRRent Plan stRategies and theoRies used
Current built area
-Mono-functional package (Not enough urban services distance)
-Geometrical scheme of the current plan (iconic plan of Lingang Central City)
situation
old towns Built area in Phase 1 Unbuilt area in Phase 1
Result of CuRRent Plan: a deadloCk of fuRtheR gRowth
The growth base on the speculative model
fall into a DEADLOCK that both residences and enterprises are not willing to move in
CuRRent site situation infRastRuCtuRe
Yanshan Deep Water Port
Big infrastructures
INFRASTRUCTURE OF CURRENT SITUATION
Highway Fast way Metro line Train line
FUNCTION OF CURRENT SITUATION
Fastway
Highway
Highway
Bridge to the Yangshan Deep Water Port
Yangshan Deep Water Port
Metro Line
Highway
Train Line
Yanshan Deep Water Port
Railway
Logistic
CuRRent site situation funCtion
Airplan industry Car Manufacture Vessel Key Component Power Generation assembly Marine Engineering Construction Machine
Logistic
Luchaogang Town
FUNCTION OF CURRENT SITUATION
DEMOGRAPHY OF CURRENT SITUATION
Shuyuan Town
Shanghai Golf Club
WanxiangTown
Shanghai Nature park
Nature area along the coast line Flower industry
Rural Area (Linear Villages)
NichengTown
Logistic
Lingang Central City
Dishui Lake
Logistic Airplan industry Car Manufacture Vessel Key Component Power Generation assembly Marine Engineering Construction Machine
Companies that moved in Logistic
Luchaogang Town
Mainly the global oriented industry
Global oriented manufacturing industry
CuRRent site situation demogRaPhy
Population Old towns New built towns (neighbourhoods)
Population Density
Agriculture related population
Marine University
farmer live in the new built neighborhoods
51593 DEMOGRAPHY OF CURRENT SITUATION 48% 13137/km2
24973
governmental allowance after losing
34%
9941/km2
unconvinient to live in these new neighborhoods
New built neiborhood Source: Shanghai New Town - Serching for community and identity in a sprawling metropolis, 2010
57759
26% 6241/km2
12000 1796/km2 35000
12456/km2 16368 5930/km2
Population Old towns New built towns (neighbourhoods)
Population Density
Agriculture related population
Marine University
Ex-farmer living in new built neiborhood Source: Shanghai New Town - Serching for community and identity in a sprawling metropolis, 2010
CuRRent site situation vitality Where commerce & retail is concentrated (data from google map)
New built neighborhoods: unvital Lingang Central City: empty The old towns: vital but low quality
Old towns New built towns (neighbourhoods) Marine University
VITAL AREA OF CURRENT SITUATION
VITAL AREA OF CURRENT SITUATION
Main street in Nicheng
Informal commercial street in Nicheng
unvital
empty Lingang Central City
Lakefront in Lingang Central City
vital but low quality Where commerce & retail is concentrated (data from google map)
Old towns New built towns (neighbourhoods) Marine University
Empty commercial property in Lingang Central City
Empty housing property in Lingang Central City
leading aCtoRs goveRnmental baCkgRound enteRPRises
HIGH TECH
LIGHT INDUSTRY
Who initiate the new towns? Government HEAVY INDUSTRY
LOGISTIC
Who lead the development of these new towns? Governmental background enterprises: SOEs (State-owned Enterprises) or CE (Cenral Entreprises, which directly holding by central govern- ment)
Who Finance? Shanghai Lingang Economic Development (Group) Co., Ltd.
Shanghai Harbour City Develop (group) Co., Ltd
Leading actors in new town development
Who are the CEOs CEO
POLICIES
STOCKHOLDERS Municipal Municipal National Asset Land Banking Management Center Center
Central Government
Municipal debts
Municipality
BANK
leading aCtoRs goveRnmental baCkgRound enteRPRises
HIGH TECH
LIGHT INDUSTRY
HEAVY INDUSTRY
LOGISTIC
Shanghai Lingang Economic Development (Group) Co., Ltd.
Shanghai Harbour City Develop (group) Co., Ltd
Leading actors in new town development
CEO POLICIES
STOCKHOLDERS Municipal Municipal National Asset Land Banking Management Center Center
Central Government
Municipality
BANK
The government plays both the role of "referee" and "sportman" at the same time in building new towns
2
leading aCtoRs goveRnemtal baCkgRound enteRPRises low effiCienCy
THE PERFORMANCE OF GOVERNMENT DRIVEN INVESTMENT, MASURED IN THE RATE OF GDP/ FIXED ASSETS
1
Mid
dle
2000
4
Eas
t No
3
We st
Re
gio
2002 Reg
rthe
ion
n(
2004
nR
6p
rov
es)
2008
egio
(11
n (3
pro
pro
2010
2012
Data: China statistical bureau, Haitong Securities Research Institution
Shanghai is belong to East Coastline Region (11 previnces)
vinc
es)
vinc
es)
The governmental driven development was increasingly inefficient, it decreased 2.37 times in terms of GDP/Fixed Assets Investment. In other worsd, the over government driven 2004 2006 2008 2010 2012 developement (eg.bureau, building new city) is Data: China statistical Haitong Securities Research Institution unsustainable, and will cause big problem to theThe national econmy in the coming future. governmental driven development was
2
The governmental driven new town 1
2000
2006
inc
2002
increasingly inefficient, it decreased 2.37 times in terms of GDP/Fixed Assets Investment. In other worsd, the over government driven developement (eg. building new city) is unsustainable, and will cause big problem to the national econmy in the coming future.
Shi Xiaomin Economist
Shi Xiaomin Economist
THE PERFORMANCE OF GOVERNMENT DRIVEN INVESTMENT, MASURED IN THE RATE OF GDP/ FIXED ASSETS Mid
dle
4 Eas
t No
3
We st
Re
gio
Reg
rthe
ion
n(
6p
nR
rov PERFORMANCE OF GOVERNMENT DRIVEN INVESTMENT, THE inc es) MASURED IN THE RATE OF GDP/ FIXED ASSETS
4
n (3
pro
dle
pro
Eas
es)
Re
gio
vinc
We st
n(
es)
t No
vinc
3
2
Mid
egio
(11
ROI ( RETURN OF INVESTMENT) COMPARISION
Reg
rthe
ion
nR
6p
rov
Shanghai is belong to East Coastline Region (11 previnces)
inc
es)
egio
(11
n (3
pro
pro
Shanghai is belong to East Coastline Region (11 previnces)
vinc
es)
vinc
es)
( RETURN OF INVESTMENT) COMPARISION AverageROI ROI of 115 (non-fiAverage ROI of 30 famous nancial) Central Entreprises Entreprises in NASDAQ ROIof of 2012 115 (non-fiAverage ROI of 30 famous in China inAverage the end from 2000-2012 nancial) Central Entreprises Entreprises in NASDAQ VS
2.93% 2.93%
in China in the end of 2012
VS
7.19% 7.19%
from 2000-2012
2
1 2000
1 2002
2000
2004
2002
2006
2004
2006
2008
2008
2010
2010
2012
Data: China statistical bureau, Haitong Securities Research Institution
The governmental driven development was The governmental driven development was increasingly inefficient, it decreased 2.37 times increasingly inefficient, it decreased 2.37 times in terms of GDP/Fixed Assets Investment. In other worsd, theAssets over government driven in terms of GDP/Fixed Investment. developement (eg. building new city) is In other worsd, the over government driven unsustainable, and will cause big problem to developement (eg.econmy building new city) is the national in the coming future. unsustainable, and will cause big problem to Shi Xiaomin the national econmy in the coming future. Economist
Shi Xiaomin Economist ROI ( RETURN OF INVESTMENT) COMPARISION
1. There is no clear boundary between officers and
2012
Data: China statistical bureau, Haitong Securities Research Institution
SEOsis no clear boundary between officers and 1. There 2.The ROI(return on investment) is too low, the opporSEOs tunity cost is too high is too low, and the opporinvestment) NOT be REFEREE should ROI(return 2.The3.The governmenton same time at the high cost is too tunitySPORTMAN 4. I think we shoud put more effort in service industry 3.The government should NOT be REFEREE and SPORTMAN at the same time Xu Dingbo 4. I think we shoud put more effort in service industry
Accounting Professor
Xu Dingbo Accounting Professor
finanCial model of muniCiPality tow looPs shoRt-teRm benefits looP is unsustainable
ECONOMIC VITALITY
SOCIAL VITALITY
DESIRABLE FUTURE
ENVIRONMENTAL
VITALITY
CULTURAL VITALITY
+
COMMON GOOD
LAND BUSINESS
Current focus:
60% Revenue
from Land Municipal Revenue
which in unsustainable Currently, the municipality can get a lot of revenue from land business, 60% on average of municipal revenue is from selling land to the private developers and important motive they have to focus on
Municipality
Investment
Public Service
Municipal Debt
Operation Cost
Others
shoRt-teRn benefits looP is not a PeRPetual motion
The new towns were succeed in making short term benefit, BUT failed in making long term benefit in terms of social, environmental and economic The new towns were at first economically motivated. In this sense, they succeed. Even if 70% of the housing is empty, as in the notorious empty city in China, the city has still been a success: After all, all the housses have been sold, even if only for speculative ends. - Introduction chapter of book Rising in the East, 2011
We should pay more effort in creating common good
Michelle Provoost
Wouter Vanstiphout
finanCiCal model of muniCiPality detailed
ECONOMIC VITALITY
SOCIAL VITALITY
DESIRABLE FUTURE Tax CULTURAL
ENVIRONMENTAL
VITALITY
VITALITY
COMMON GOOD
DEBT RATIO
Financical model *Several facts behind it
REAL ECONOMY (see appendix 1)
10%
20%
-Land ownership in China -Municipal debt -Financial leverage of municipality -Debt ratio of China's real economy
SYSTEM OF TAX SHARING BETWEEN CENTRAL GOVERNMENT AND MUNICIPALITIES
Cost structure of Merketized Properties
LAND BUSINESS
40%
Profit National Revenue from other tax & fee
Construction Cost
(see appendix 1)
Tax & Fee
52% : 48%
Land Profit
29%
governmnet and municipalities
1%
Share of the tax
Revenue from Land
Infrastructure Cost
Revenue from other tax & fee
40%
60%
Land Cost
Central Governmental Revenue
Municipal Revenue
LAND OWNERSHIP IN CHINA
Central Government
Municipality
(see appendix 1)
Investment
Public Service
Municipal Debt
Operation Cost
Others
Share of the task
85% : 15%
MUNICIPAL FINANCIAL LEVERAGE (see appendix 1)
MUNICIPAL DEBT (see appendix 1)
summaRy/ ConClusions
Mix land use Compact building design Range of housing opportunities Walkable neighborhoods Strong sense of place GROWTH UNIT: Mono-functional claster R=10km
Open space/ Nature beauty Strengthen existing communities
Speculative growth model is a risky way to develop new towns. Lingang area, which is based on this model, fall into a deadlock of further growth, that is both residences and SMARTER enterprises are notGROWTH willing to move in. MODEL GROWTH UNIT: Multi-functional claster R=400m
Variety of transportation choices
TIPS
Cost effective
Public participation/ Stakeholder collaboration
SPECULATIVE GROWTH MODEL
FINANCE: Government finance (with municipal debts)
-More local (small) business is needed -We should create more job opportunities to low educated MAIN TASKS: Infrastructure construction Investment attraction Stimulationg local business stimulationg more public participation
-Government should not directly developing the new towns MAIN TASKS: Infrastructure construction Investment attraction Factory construction
FINANCE: Multi finance
LEADING ACTOR: SOEs (State owned enterprises) CEs (Central enterprises)
LEADING ACTOR: New Town Vitalization Co,.Ltd BOARD/ STOCKHOLDERS: Government BOARD/ STOCKHOLDERS: Government+Institutions+Public
PARTNER: More experts
PARTNER: Less experts
CEO: From government
CEO: From market
Context ReseaRCh stRategies (smaRteR gRowth model)
design Reflextion in geneRal
gRowth model fRom sPeCulative to smaRteR gRowth
Mix land use Compact building design Range of housing opportunities Walkable neighborhoods Strong sense of place GROWTH UNIT: Mono-functional claster R=10km
Open space/ Nature beauty Strengthen existing communities GROWTH UNIT: Multi-functional claster R=400m
Variety of transportation choices
TIPS
Cost effective Public participation/ Stakeholder collaboration
SMARTER GROWTH MODEL
SPECULATIVE GROWTH MODEL
FINANCE: Government finance (with municipal debts)
MAIN TASKS: Infrastructure construction Investment attraction Factory construction
MAIN TASKS: Infrastructure construction Investment attraction Stimulationg local business stimulationg more public participation
FINANCE: Multi finance
LEADING ACTOR: SOEs (State owned enterprises) CEs (Central enterprises)
LEADING ACTOR: New Town Vitalization Co,.Ltd BOARD/ STOCKHOLDERS: Government BOARD/ STOCKHOLDERS: Government+Institutions+Public
PARTNER: More experts
PARTNER: Less experts
CEO: From government
CEO: From market
gRowth model fRom sPeCulative to smaRteR gRowth
Mix land use Compact building design Range of housing opportunities Walkable neighborhoods Strong sense of place GROWTH UNIT: Mono-functional claster R=10km
Open space/ Nature beauty Strengthen existing communities GROWTH UNIT: Multi-functional claster R=400m
Variety of transportation choices
TIPS
Cost effective Public participation/ Stakeholder collaboration
SMARTER GROWTH MODEL
SPECULATIVE GROWTH MODEL
way of resource using FINANCE: Government finance (with municipal debts)
MAIN TASKS: Infrastructure construction Investment attraction Factory construction
MAIN TASKS: Infrastructure construction Investment attraction Stimulationg local business stimulationg more public participation
FINANCE: Multi finance
LEADING ACTOR: SOEs (State owned enterprises) CEs (Central enterprises)
LEADING ACTOR: New Town Vitalization Co,.Ltd BOARD/ STOCKHOLDERS: Government BOARD/ STOCKHOLDERS: Government+Institutions+Public
PARTNER: More experts
PARTNER: Less experts
CEO: From government
CEO: From market
gRowth model fRom sPeCulative to smaRteR gRowth
Mix land use Compact building design
Providnigďźš
Range of housing opportunities Walkable neighborhoods Strong sense of place
ECOMOMIC AND SOCIAL BASES OF URBAN VITALITY GROWTH UNIT: Mono-functional claster R=10km
Open space/ Nature beauty Strengthen existing communities GROWTH UNIT: Multi-functional claster R=400m
Variety of transportation choices
TIPS
Cost effective
1. Balance of global business & local business
Public participation/ Stakeholder collaboration
* For Linang area, more Local (small) business should be stimulated
SMARTER GROWTH MODEL
SPECULATIVE
2. Collaboration ofGROWTH moreMODEL stakeholders FINANCE: Government finance (with municipal debts)
SPATIAL BASES OF URBAN VITALITY 1. Growth unit 2. Small urban grid 3. Active street frontage
MAIN TASKS: Infrastructure construction Investment attraction Factory construction
MAIN TASKS: Infrastructure construction Investment attraction Stimulationg local business stimulationg more public participation
FINANCE: Multi finance
LEADING ACTOR: SOEs (State owned enterprises) CEs (Central enterprises)
LEADING ACTOR: New Town Vitalization Co,.Ltd
BOARD/ STOCKHOLDERS: Government
Diversity
BOARD/ STOCKHOLDERS: Government+Institutions+Public
PARTNER: More experts
PARTNER: Less experts
CEO: From government
CEO: From market
Growth unit: Large mono-functional cluster
Growth unit: Multi functional cluster within walkable distance
Mix land use Compact building design Range of housing opportunities Walkable neighborhoods Strong sense of place
GROWTH UNIT: Mono-functional claster R=10km
Open space/ Nature beauty Strengthen existing communities GROWTH UNIT: Multi-functional claster R=400m
Variety of transportation choices
TIPS
Cost effective Public participation/ Stakeholder collaboration
SMARTER GROWTH MODEL
SPECULATIVE GROWTH MODEL
FINANCE: Government finance (with municipal debts)
It's the Spatial Bases of urban vitality MAIN TASKS: Infrastructure construction Investment attraction Factory construction
FINANCE: Multi finance
LEADING ACTOR: SOEs (State owned enterprises) CEs (Central enterprises)
MAIN TASKS: Infrastructure construction Investment attraction Stimulationg local business stimulationg more public participation
LEADING ACTOR: New Town Vitalization Co,.Ltd BOARD/ STOCKHOLDERS: Government BOARD/ STOCKHOLDERS: Government+Institutions+Public
PARTNER: More experts
PARTNER: Less experts
CEO: From government
CEO: From market
stRategies on uRban sCale gRowth unit "the dna of new towns"
Multi functional cluster within walkable distance R=400m
Growth unit: Multi functional cluster within walkable distance A healthy new town must have enough weekly, monthly needs in certain range of distance
Daily needs
Weekly needs
15km
20km
City hall
University
5km
Genral hospital
Large park
Higher education
Leisure Center
Health center
Sports hall
3km
Theater
400m
Shopping Center
Post office
Primary school
Restaurant
Shop
Home
Fig 3-1. Garden City concept, Source: Ebenezer Howard, 1902
Monthly needs
Shanghai Golf Club
stRategies on uRban sCale new stRuCtuRal vision Plan key site to be inteRvened
Shanghai Nature park
Shanghai Nature park
Flower industry
Light Industry High Tech
SUMMARY OF URRENT SITUATION
Because: 1. TOD (train station) 2. closed to the vital old town center 3. closed to the industryLogistic zone Airplan industry 4. Easier in Car land acquisition Manufacture Vessel Key Component Logistic Logistic Power Generation assembly (less stakerholder) Marine Engineering
New Neighborhood
- base on "multi functional cluster Logistic within walkable distance" University
Airplan industry Car Manufacture Vessel Key Component Power Generation assembly Marine Engineering Construction Machine
Shanghai Golf Club
Logistic where already vital in priority
Flower industry
Key site to be intervened
New plan based on growth unit old town
Comprehension of current situation
Shanghai Golf Club
Logistic
Construction Machine
Shanghai Nature park
Flower industry
SUMMARY OF URRENT SITUATION old town
STRUCTRAL VISION PLAN
KEY SITE IN THE FIRST STEP
New Neighborhood
Shanghai Golf Club
Shanghai Golf Club
Logistic University
Airplan industry Car Manufacture Vessel Key Component Power Generation assembly Marine Engineering Construction Machine
Logistic
Shanghai Nature park
Shanghai Nature park Logistic
Light Industry High Tech
Flower industry
old town
Flower industry
=
Light Industry High Tech
New metro connection about 8 km
Neighbourhoods: Multi functional cluster in a walkable distance R=400m
New Neighborhood
STRUCTRAL VISION PLAN
Train-Metro Station
Logistic
Logistic
Logistic
University
Airplan industry Car Manufacture Vessel Key Component Power Generation assembly Marine Engineering Construction Machine
Airplan industry Car Manufacture Vessel Key Component Power Generation assembly Marine Engineering Construction Machine
Shanghai Golf Club
Logistic
Logistic
New towns Logistic
Shanghai Nature park
Light Industry High Tech
=
KEY SITE IN THE FIRST STEP Shanghai Golf Club
Neighbourhoods: Multi functional cluster in a walkable distance R=400m
Logistic Airplan industry Car Manufacture Vessel Key Component Power Generation assembly Marine Engineering Construction Machine Light Industry High Tech
New towns Logistic
Transportation Center Leisure Center Connections: bus, bike lane, etc
Flower industry
STRUCTRAL VISION PLAN
Logistic
Shanghai Nature park Logistic
Transportation Center Leisure Center
Flower industry
= Neighbourhoods: Multi functional
Connections: bus, bike lane, etc
Light Industry High Tech
New metro connection about 8 km
Airplan industry Car Manufacture Vessel Key Component Power Generation assembly Marine Engineering Construction Machine
Logistic
Logistic
Neig Mult clust dista
site Condition logistiC aRea
INTERVENTION AREA
new leading aCtoRs fRom monoPoly to CollaboRation and ComPetition
Mix land use Compact building design Range of housing opportunities Walkable neighborhoods
Creating a new leading actor is more practicable
GROWTH UNIT: Mono-functional claster R=10km
Strong sense of place Open space/ Nature beauty
Instead of directly change the behavior of the SOEs and Central Emtreprises (whole GROWTH UNIT: Multi-functional claster system), a more practicable way is to R=400m create an alternative enterprise to lead the development of Lingang area.
Strengthen existing communities Variety of transportation choices
TIPS
Cost effective Public participation/ Stakeholder collaboration
SMARTER GROWTH MODEL
SPECULATIVE GROWTH MODEL
FINANCE: Government finance (with municipal debts)
Government Background Enterprises
New Town Vitalization Co,. Ltd MAIN TASKS: Infrastructure construction Investment attraction Factory construction
MAIN TASKS: Infrastructure construction Investment attraction Stimulationg local business stimulationg more public participation
FINANCE: Multi finance
LEADING ACTOR: SOEs (State owned enterprises) CEs (Central enterprises)
LEADING ACTOR: New Town Vitalization Co,.Ltd BOARD/ STOCKHOLDERS: Government BOARD/ STOCKHOLDERS: Government+Institutions+Public
PARTNER: More experts
PARTNER: Less experts
CEO: From government
CEO: From market
CEO
Officers aCtoRs new leading Officers main tasks
ATIVE MODEL
FINANCE
Bank R=400m
GROWTH UNIT: Multi-functional claster R=400m
FINANCE
Cost effective
Variety of transportation choices
TIPS
CEO
FINANCE
Public participation/ Stakeholder collaboration
Cost effective Profesional
Managers
Profesional Managers
Public participation/ Stakeholder collaboration
SPECULATIVE GROWTH MODEL
SMARTER GROWTH MODEL
SMARTER GROWTH MODEL
NEW TOWN VITALIZATION
NEW TOWN VITALIZATION
STATE OWNED ENTERPRISES STATE OWNED ENTERPRISES
LEADING ACTOR: Es (State owned enterprises) CEs (Central enterprises)
MAIN TASKS MAIN TASKS: Infrastructure construction Investment attraction Factory construction
MAIN TASKS: PARTNERS Infrastructure construction Investment attraction FINANCE: Factory construction Multi finance
MAIN TASKS
OARD/ STOCKHOLDERS: Government
FINANCE: Multi finance
PARTNERS
PARTNERS
Think Tank
Real Estate Developer
Developer
Municipality
Real Estate Developer
Municipality
BOARD/ STOCKHOLDERS: Government
MAIN TASKS: Infrastructure construction Investment attraction MAIN TASKS: Stimulationg local business NEW TOWN VITALIZATION CO.,LTD. Infrastructure construction MAIN TASKS stimulationg more public participation Investment attraction PARTNERS SERVICES TO SMALL Stimulationg local business MAIN TASKS stimulationg more public participation
NEW TOWN VITALIZATION CO.,LTD.
Developer LEADING ACTOR: New Town Vitalization Co,.Ltd Municipality
Municipality
SERVICES TO SMALL ENTERP
Think Tank
LEADING ACTOR: New Town Vitalization Co,.Ltd Real Estate Developer
Municipality
Developer
Infrastructure Investment Construction Attraction BOARD/ STOCKHOLDERS: Developer Real Estate Developer
Municipality
+
Infrastructure Government+Institutions+Public Construction Municipality Municipality
Infrastructure Construction
Investment Attraction Infrastructure Construction
Investment Attraction
PARTNER: More experts
CEO: From market CEO: From market
Stimulating more public participation
Incubator
Network
Marketing
-Training -Finance (loan) -Legal Investment assistance Attraction etc
-Website -Startup clubs -VCs etc
-
+
BOARD/ STOCKHOLDERS: Government+Institutions+Public
PARTNER: More experts CEO: From government
ENTERPRISES
Stimulating Local (small) Business
Stimulating more public participation
Network
Marke
-Training -Finance (loan) -Legal assistance etc
-Website -Startup clubs -VCs etc
-
Culture
Consultant
Construction
-exhbitions -event etc
-Big data -Index -Think tank etc
-
Stimulating Local (small) Business
Main difference:
1. Not only focus on global oriented industry, but also fucus on local business, stimulating small business 2. Stimulating more public participation
Incubator
It's the Economic and Scoial Bases of urban vitality
Culture
Consultant
Constru
-exhbitions -event etc
-Big data -Index -Think tank etc
-
R=10km
SMARTER BOARD STOCKHOLDERS/ GROWTH UNIT: GROWTH MODEL STOCKHOLDERS/ BOARD
SPECULATIVE GROWTH MODEL
new leading aCtoRs boRad/Ceo/PaRtneRs
Strengthen existing communities Variety of transportation choices
TIPS
Multi-functional claster R=400m
Cost effective
STOCKHOLDERS/ BOARD STOCKHOLDERS/ BOARD
Public participation/ Stakeholder collaboration
STOCKHOLDERS/ BOARD STOCKHOLDERS/ BOARD
SPECULATIVE GROWTH MODEL
STOCKHOLDERS/ BOARD Central Government
STOCKHOLDERS/ BOARD STOCKHOLDERS/ BOARD Municipality
Central Government
Municipality
Municipality
TASKS: MunicipalityMAINCentral Infrastructure construction Government
NANCE: ment finance nicipal debts)
STOCKHOLDERS/ BOARD
Investment attraction Factory construction GROWTH UNIT: Mono-functional claster R=10km Municipality Central Bank Government
CEO
BOARD/ STOCKHOLDERS: Government
Municipality
Central Government
Municipality
Officers
Central Government
FINANCE
Investor
CEO
LEADING ACTOR: SOEs (State owned enterprises) CEs (Central enterprises) CEO: Bank From government
FINANCE
BOARD/ STOCKHOLDERS: Government
FINANCE
Municipality
Central Government
PARTNER: More experts
PARTNER: Less experts
LEADING ACTOR: New Town Vitalization Co,.Ltd Bank
MAIN TASKSLEADING ACTOR:
SOEs (State owned enterprises) PARTNERS CEs (Central enterprises)
MAIN TASKS
Real Estate Developer BOARD/ STOCKHOLDERS: Government
MAIN TASKS
Municipality
Developer
Real Estate Developer
Municipality Developer
Municipality
Infrastructure Construction
Investment Infrastructure InvestmentInfrastructure Construction Attraction Attraction Construction
Municipality Suppliers
Think Tank Think
VITALIZATION
Developer
NEW TOWN
Universities
Tank
CEO
Professional Magagers
Profesiona Managers
MAIN TA Infrastructure c Investment a Stimulationg loc stimulationg more pu
CEO:
MAIN TASKS
Think Tank
SERVICES TO SMALL ENTERPRISES SERVICES TO SMALL ENTERPRISES BOARD/ STOCKHOLDERS:
Government+Institutions+Public NEW TOWN
Real Estate Developer
Developer Incubator Networ Infrastructure Investment Institutions -Training -Website Construction Developer Attraction Incubator Network Marketing MunicipalityInfrastructurePARTNER: -Finance (loan) -Startup c Investment More experts -Training -Website Developer Incubator Network Marketing -Legal -VCs Infrastructure Investment Construction Developer Attraction Incubator -Finance Network Marketing Infrastructure Municipality (loan) -Training -Startup clubs -Website Investment assistance etc Suppliers -Website Construction Attraction-Training Public Municipality -Legal -VCs Real Estate Developer
VITALIZATION partners
Municipality
Real Estate Developer
Municipality
+
Municipality
Municipality
Investment Attraction
Municipality
NEW TOWN VITALIZATION CO.,LTD. Investment STATE OWNED ENTERPRISES CEO: Attraction From governmentPARTNERS MAIN TASKS PARTNERS
+ +
Construction
Attraction
+
-Finance (loan) -Startup clubs assistance -Legal -VCs etcetc assistance etc CEO:
-Finance (loan) -Legal etc assistance etc
MAIN TASKS Think
Tank Real Estate Developer
-Startupetc clubs -VCs etc
NEW TOWN VITALIZATION CO.,LTD.
PARTNERS
From market
SERVICES TO SMALL ENTERPRISES Stimulating Stimulating
Real Estate Developer
Public part Stakeholde
SMARTER GROWTH MODEL
VITALIZATION
Real Estate Developer
Municipality
Cost effect
VITALIZATION FINANCE: NEW TOWN VITALIZATION CO.,LTD. Multi finance VITALIZATION CO.,LTD. PARTNERS MAIN TASKS PARTNERS NEW TOWN VITALIZATION CO.,LTD. NEW TOWN VITALIZATION CO.,LTD. MAIN TASKS SERVICES TO SMALL LEADING ACTOR: PARTNERS PARTNERS SERVICES TO SMALL ENTERPRISES MAIN TASKS New Town Vitalization Co,.Ltd Think
Real Estate Developer
Municipality
Municipality
PARTNER: Less experts
Profesional Managers
MAIN TASKS: Infrastructure construction NEW TOWN Investment attraction Factory construction
NEW TOWN Tank
Developer
Real Estate Developer
Municipality
CEO
VITALIZATION
PARTNERS
Variety of t
Profesional Managers
market NEW From TOWN
NEW TOWN
PARTNERS
Strengthen
FINANCE
VITALIZATION
STATE OWNED ENTERPRISES STATE OWNED ENTERPRISES PARTNERS
Open spac
BOARD/ STOCKHOLDERS: Government+Institutions+Public
Profesional Managers NEW TOWN
STATE OWNED ENTERPRISES STATE OWNED ENTERPRISES
PARTNERS
CEO
PARTNER: More experts
CEO: From government
Construction
FUND Profesional Managers
CEO: From market
FINANCE
FINANCE
Officers
TERPRISES Infrastructure
Profesional CEO Managers
FINANCE
FINANCE
SPECULATIVE GROWTH MODEL
CEO
FINANCE: Government finance (with municipal debts)
MAIN TASKS
property management company (PMC)
FINANCE: Multi finance
Strong sen
MAIN TASKS:TIPS Infrastructure construction Investment attraction Stimulationg local business stimulationg more public participation
R=400m BOARD/ STOCKHOLDERS: Government+Institutions+Public
NEW TOWN
Officers
Officers
GROWTH UNIT:
Central Government Municipality
Walkable n
CEO
FINANCE Multi-functionalCEO claster
Investors
MAIN TASKS: Bank Infrastructure construction Bank Investment attraction FINANCE FINANCE Factory construction
CEO
Community
Developer LEADING ACTOR: New Town Vitalization Co,.Ltd
Bank
FINANCE
Officers
The public
Central Government Municipality
Central Government Municipality
Real Estate Developer
Range of h
-Multi stockholding -More stakeholders in the board
Bank
STOCKHOLDERS/ BOARD Bank
Compact b
Infrastructure construction Investment attraction Stimulationg local business stimulationg more public participation
Local
Municipality
FINANCE: Multi finance
Central Government
CEO
Municipality
GLOBAL
Central Government
Municipality
LEADING ACTOR: s (State owned enterprises) Es (Central enterprises)
Mix land us
SMARTER GROWTH MODEL MAIN TASKS:BOARD STOCKHOLDERS/
MAIN TASKSConsulta Culture -exhbitions
-Big data
Culture Consultant Consultant Construction Construction -event -Index Culture Consultant Culture Construction public Local -exhbitions (small) Stimulating more Stimulating -exhbitions -Big- data -Big data Stimulating Stimulating etc -Think tank Stimulating -exhbitions -Big data Stimulating participation -event -Index Business -event -Index more public Local etc (small) more public -event -Index Local (small) Think etc more public Local (small) etc-Think tank -Think tank etc-Think tank participation Business participation etc Business participation Business etc etc
Tank
new finanCing fRom muniCiPal debts to multi stoCkholding
Mix land use Compact building design Range of housing opportunities Walkable neighborhoods Strong sense of place GROWTH UNIT: Mono-functional claster R=10km
Open space/ Nature beauty Strengthen existing communities GROWTH UNIT: Multi-functional claster R=400m
Variety of transportation choices
TIPS
Cost effective Public participation/ Stakeholder collaboration
SMARTER GROWTH MODEL
SPECULATIVE GROWTH MODEL
Multi stockholding FINANCE: Government finance (with municipal debts)
MAIN TASKS: Infrastructure construction Investment attraction Factory construction
MAIN TASKS: Infrastructure construction Investment attraction Stimulationg local business stimulationg more public participation
FINANCE: Multi finance
LEADING ACTOR: SOEs (State owned enterprises) CEs (Central enterprises)
LEADING ACTOR: New Town Vitalization Co,.Ltd BOARD/ STOCKHOLDERS: Government BOARD/ STOCKHOLDERS: Government+Institutions+Public
PARTNER: More experts
PARTNER: Less experts
CEO: From government
CEO: From market
new finanCing fRom muniCiPal debts to multi stoCkholding The new leading actor can help shaping more sustainable as the result, creating win-win situation to all the stakeholders
ECONOMIC VITALITY
SOCIAL VITALITY
DESIRABLE FUTURE
ENVIRONMENTAL
VITALITY
ECONOMIC VITALITY
SOCIAL VITALITY
DESIRABLE FUTURE
CULTURAL VITALITY
ENVIRONMENTAL
VITALITY
COMMON GOOD
CULTURAL VITALITY
COMMON GOOD
+
NEW TOWN VITALIZATION
LAND BUSINESS
National Revenue from other tax & fee
LAND BUSINESS 52% : 48%
Share of the tax
60% Revenue
Revenue from Land
from Land Municipal Revenue
Revenue from other tax & fee Central Governmental Revenue
Municipal Revenue
Central Government
Municipality
Investment
Public Service
Municipal Debt
Municipality
Operation Cost
Others
Investment
Public Service
Municipal Debt
Operation Cost
Others
Share of the task
85% : 15%
Mix land use Compact building design Range of housing opportunities
Spatial bases of urban vitality
GROWTH UNIT: Mono-functional claster R=10km
Walkable neighborhoods Strong sense of place Open space/ Nature beauty Strengthen existing communities
GROWTH UNIT: Multi-functional claster R=400m
Variety of transportation choices
TIPS
Cost effective Public participation/ Stakeholder collaboration
SMARTER GROWTH MODEL
SPECULATIVE GROWTH MODEL
FINANCE: Government finance (with municipal debts)
MAIN TASKS: Infrastructure construction Investment attraction Factory construction
MAIN TASKS: Infrastructure construction Investment attraction Stimulationg local business stimulationg more public participation
FINANCE: Multi finance
LEADING ACTOR: SOEs (State owned enterprises) CEs (Central enterprises)
LEADING ACTOR: New Town Vitalization Co,.Ltd BOARD/ STOCKHOLDERS: Government BOARD/ STOCKHOLDERS: Government+Institutions+Public
PARTNER: More experts
PARTNER: Less experts
CEO: From government
CEO: From market
SPATIAL BASES OF URBAN VITALITY 1. Growth unit 2. Small urban grid 3. Active street frontage Diversity
sPatial bases of vital uRban aRea uRan gRid size: small
Bijlmermeer
FAILED URBAN PRACTICE
Failed urban project in super block, Bijlmermeer
sPatial bases of vital uRban aRea uRan gRid size: small
A city is not a tree. “Overlap” is important in creating urban life Christopher Alexander 1966
Kevin A. Lynch
High degree of accessibility, visibility, adjacency, permeability or reacability is at issue for creating vital urban centres and generating economic activties inside them. Destination The “overlap” refers to choices of paths, but also the mixture of programs, because “destinations” (Lynch, Gehl) generate flows
So far, research has shown that the location of shops, retail, national and international firms and the location of urban centres depends on a high degree of integration of the street network on various scale levels [Hillier, 1999c], [Hillier et al., 1993], [Rocco and van Nes, 2005], [Mulders-Kusumo, 2005], [van Nes, 2005b] and [van Nes, 2002]. Likewise, land values and rent process tend to be influenced by the various integration values of the street network [Desyllas, 2000].
URBAN GRID SIZE: Small is good! Bill Hillier
Jan Gehl 1987
Geometrically symmetrical is not important Cities or urban spaces with strong human activities usually do not look geometrically symmetrical or regular from the air (Gehl, 1987).
Shorter urban blocks Jacob (1961) suggests the use of shorter urban blocks for the benefit of articulation Jane Jacob 1961
L
LOCAL INTEGRATION
G
GLOBAL INTEGRATION
D
DENSITY OF GRIDS
I
INTER-CONNECTIVITY
P
PERMEABILITY
F
FRONTAGE ACTIVITY LEVEL
Akkelies van Nes
The theory of Space Syntax which based on many experiments indicates that: Small block size is easier to generate urban economic activities.
Failed urban project in super block, Bijlmermeer
sPatial bases of vital uRban aRea uRan gRid size: small
But how small is small?
60m
80m
100m
40m
120m
150m
Lingang Central City (unvital)
Bijlmermeer
470m
550m
Nicheng New Built Area (Unvital) 220m
Manhattan 290m
Nicheng old town (vital)
Barcelona
Bijlmermeer New 100m
Sacramento
Houston
Portland
sPatial bases of vital uRban aRea uRan gRid size: small 75*75~150*150m
75m
350m
200m
600m
Social integration Pedestrian movement Safety in the street
Flexibility of land use Developable land rate
30m*30m
Gird Size
500m*500m
sPatial bases of vital uRban aRea uRan gRid size: small 75*75~150*150m
The range of approriate urban grid size is found: 75*75~150*150m
Lingang Central City (unvital)
Empty
Abandoned
60m
80m
100m
40m
120m
150m
Bijlmermeer
470m
220m
Manhattan 290m
Nicheng old town (vital)
Barcelona
100m
Sacramento
Houston
Portland
Abandoned
Bijlmermeer New
Comparitive succeful block size
550m
Nicheng New Built Area (Unvital)
Unvital
75m
350m
200m
600m
Social integration Pedestrian movement Safety in the street
Flexibility of land use Developable land rate
30m*30m
Gird Size
500m*500m
sPatial bases of vital uRban aRea in bloCk sCale: aCtive fRontage/ mixed-use/ diveRsity
A typical negative street frontage
A typical active street frontage
sPatial bases of vital uRban aRea in bloCk sCale: aCtive fRontage/ mixed-use/ diveRsity
Spatial bases of vital urban area on block and architectural scale:
Active Street Frontage Diversity
Christopher Alexander 1966
Diversity is important Diversity in regard to spatial, social and economic characteristics is increasingly identified as the key to vitality in new urban environments.
Interactive urban interfaces If the edge fails, then the space never becomes lively. Studying from historical cities and urban spaces reveals that a lively city is made up of interactive urban interfaces, which have a fractal nature. A Pattern Language (1977)
mixed-use programs on the ground floor, and shorter blocks to encourage pedestrian flows and circulations
Jane Jacob 1961
Kevin A. Lynch
A good environment image gives an important sense of emotional security, satisfaction and pleasure, because space is always experienced in association with past memories.
FACTS BEHIND THE PROBLEMATIC URBAN PATTERN 1. Gated community is needed 2. The greedy side of private developers 4. Residential slab/ tower has its advantages
CuRRent dominant bloCk tyPology PRoblems & why GATED
The problems of this block typology: 1. Gated communities creating negative street frontage 2. Mono-functional block/ not enough daily urban service use within a walkable distance 3. Strict layout creating boring spatial quality
1
1
3
2
2
3
CuRRent dominant bloCk tyPology PRoblems & why GATED
1
Why is this block typology so popular in Lingang Area? - Gated community is needed - Private developers are greedy? - Residential Slab/ Tower has its advantage
3
2
CuRRent dominant bloCk tyPology PRoblems & why
1. Gated community is needed Many people in China like to live in gated community in search of security, privacy, low maintenance cost, etc. A survey in China shows the fact that more than half residents would like to live in gated communities.
Importance of gated strategy
Imp
NonGated
Crutial
GATED
Do you agree to open?
N orta ot nt
The amount of gated communities
Gated
80% Gated 20% Non-gated
Is it about security?
No Yes
No
Yes
Important
20.5% Crutial 66.0% Important 13.5% Not important
59.8% No 40.2% Yes
Fig 3-4. A servey of gated community in China (2011) Data: http://www.51poll.com/member/index.asp Reference: Could Wall, In the Ghetto/Design as Politics Graduation Studio, by Yin Mu, 2011
79.4% Yes 20.6% No
CuRRent dominant bloCk tyPology PRoblems & why 2. The greedy side of private developer if possible. So in many developing new towns, most of properties are built for investors instead of for people who will move in. And,
While the commercial use, which is important to a vital urban area, is
HOUSING
Interview question: Why are developers not willing to build different functions (like commerce) along the boundary of communites to activate the street frontage?
COMMERCE Lu Yin Architect
The developers is willing to build commercial along the boundary of community in vital area, but in the new towns because housing is more profitable and payed back more quickly than commercial use
I have contacted with many developers, they impressed me as purely profit seekers are ways of making more profit Li Hao Architect I think small business is difficult to survive except the restaurant and services, because retail is hit by e-commerce in China Liu Maosheng Architect
CuRRent dominant bloCk tyPology PRoblems & why GATED
Copying the Slab/ Tower-Strict layout is a way to reduce risks of spending more money and time to test something new. Because this building typology is, acceptable in housing market at least.
Replication is a more practable way to developing project in new towns, because we have to built a lot in a short period with limited financial resource Private Developer
CuRRent dominant bloCk tyPology PRoblems & why 4. Residential Slab/ Tower has its advantage Several living habits play important roles when people purchase their lighting and ventilation, the building need to face to south, etc. As a result, the Chinese residential slabs and towers, which is successfully meet these demands, became popular in real estate market, and later on, becoming the unwritten dogma in developing new towns.
Staircase
-Natural Lighting of toilet and kitchen -Facing South -etc.
Kitchen Toilet
Natural lighting & ventilation
Facin
Toilet
g sou
Toilet
Kitchen
Staircase
th
Typical residential slab
Typical apartment layout
summaRy/ ConClusions
FACTS BEHIND THE PROBLEMATIC URBAN PATTERN 1. Gated community is needed 2. The greedy side of private developers 4. Residential slab/ tower has its advantages SPATIAL BASES OF URBAN VITALITY 1. Growth unit 2. Small urban grid 3. Active street frontage Diversity
ECOMOMIC AND SOCIAL BASES OF URBAN VITALITY 1. Balance of global business & local business * For Linang area, more Local (small) business should be stimulated
2. Collaboration of more stakeholders
summaRy faCts & bases of uRban vitality PRinCiPles & tools
PRICIPLES
FACTS
FACTS BEHIND THE PROBLEMATIC URBAN PATTERN 1. Gated community is needed 2. The greedy side of private developers 4. Residential slab/ tower has its advantages SPATIAL BASES OF URBAN VITALITY 1. Growth unit 2. Small urban grid 3. Active street frontage
Gated community is needed
GATED
HOUSING
The greedy aspect of private developer
COMMERCE
Copying Good Let’s developing recommended block typologies Let’s copying good designed block
Residential slab/tower has its advantages
Diversity This typology can be reserved ,but more typologies should be added to increase diversity
BASES OF URBAN VITALITY
SPATIAL BASES
ECOMOMIC AND SOCIAL BASES OF URBAN VITALITY
* For Linang area, more Local (small) business should be stimulated
2. Collaboration of more stakeholders
Regulation + Motivation to creating more common good
Copying as a financial strategy
Diversity
1. Balance of global business & local business
New communities can be gated, but with active street frontage
Active street frontage Mixed-use Diversity etc
Stimulating and strenthening Local (small) business
ECONOMIC AND SOCIAL BASES Strenthening public participation and stakeholder collabration
Summary FactS & baSeS oF urban vitality PrinciPleS & toolS
PRICIPLES
FACTS Gated community is needed
GATED
TOOLS
New communities can be gated, but with active street frontage
HOUSING
The greedy aspect of private developer
COMMERCE
Regulation + Motivation to creating more common good
3D ZONING Copying as a financial strategy
Copying Good Let’s developing recommended block typologies Let’s copying good designed block
Residential slab/tower has its advantages
Diversity This typology can be reserved ,but more typologies should be added to increase diversity
GOOD DESIGN BONUS
BASES OF URBAN VITALITY
SPATIAL BASES
INTERVENTION AREA
Active street frontage Mixed-use Diversity etc
Stimulating and strenthening Local (small) business
ECONOMIC AND SOCIAL BASES Strenthening public participation and stakeholder collabration
TYPOLOGY COLLECTION
context reSearch StrategieS deSign reFlextion in general
Site condition logiStic area
INTERVENTION AREA
Daily needs 400m 3km
Weekly needs University
City hall
Theater
5km
Genral hospital
Large park
Higher education
Leisure Center
Health center
Sports hall
Shopping Center
Post office
Primary school
Restaurant
Shop
Home
Site condition logiStic area
Multi functional cluster within walkable distance R=400m
INTERVENTION AREA
15km 20km
Monthly needs
new Plan StrategieS and theorieS uSe Scenario Strategies and theories - Small grid size - Reuse the storage building as the hybird centers - Create and strengthen the connection between new town center to old town centers - Growth unit: multi-functional cluster within walkable distance (r=400m) - Others: Mix land use Compact building design Range of housing opportunities Walkable neighborhoods Open space/ Nature beauty Strengthen existing communities Variety of transportation choices Cost effective Public participation/ Stakeholders collaboration
Scenario (main tasks)
2014-2020: Essential functions & Labor training
2020-2025: Extension & Spatial quality
2025-2035: Apply to the rest area of Lingang
New neighbourhoods
new Plan hybrid ccenter aS local Service center
Hybrid Centers in multi-functional cluster in a walkable distance R=400m
new Plan Zone into neighborhood Scale
New neighbourhoods
new Plan Zone into neighborhood Scale
Hybrid Town Centers Geerator of the new town Hybrid Centers in multi-functional cluster in a walkable distance R=400m
new Plan hybrid town center aS generator oF new town NTV Headquater NTV Incubator Urban Farming Lab Labor Training Center Creative Industry Light Manufacturing
Hybrid Town Centers Geerator of the new town
new Plan road connection
Use existing infrastructure
Hybrid Town Centers Geerator of the new town Hybrid Centers in multi-functional cluster in a walkable distance R=400m
three toolS
PRICIPLES
TOOLS
New communities can be gated, but with active street frontage
Regulation + Motivation to creating more common good
3D ZONING Copying Good Let’s developing recommended block typologies Let’s copying good designed block
Diversity This typology can be reserved ,but more typologies should be added to increase diversity
INTERVENTION AREA
GOOD DESIGN BONUS
Y Active street frontage Mixed-use Diversity etc
Stimulating and strenthening Local (small) business
Strenthening public participation and stakeholder collabration
TYPOLOGY COLLECTION
TYPOLOGY COLLECTION
tool 1 tyPology collection PrototyPe + bim Store
The typology collection
GATED The typology collection is a tool to achieve diversity urban typology, at the same time, respect the facts that private developers tend to copy residential
Let's copying good designed block diverSity oF urban tyPology Copying as a
TYPOLOGY COLLECTION
tool 1 tyPology collection PrototyPe + bim Store
Block typology/ prototype
Block prototype collection:
recommended block prototypes! The private developer can pick a recommended block prototype to develop a certain block
Real Estate Developer
Developer
TYPOLOGY COLLECTION
tool 1 tyPology collection PrototyPe + bim Store
Architecture project designed by BIG Group
BIM Store
2 designed blocks!
purchasing the copyright of BIM model
Also, private developers can purchase the copyright of building information model of good
NEW TOWN VITALIZATION
1
change the parametric or modify the model
iBlock
Real Estate Developer
The public
Developer
Community
Choosing a BIM model which has similar site condition
3 Change the parametric according the site condition
NEW TOWN VITALIZATION
Reference: Block City, Toward a standard for plot sizes. Bart Goldhoom, Volume 21
new Plan Zone into neighborhood Scale
Hybrid Town Centers Geerator of the new town Hybrid Centers in multi-functional cluster in a walkable distance R=400m
3D ZONING
tool 2 3d Zoning regulation concePt
GOOD DESIGN BONUS
GATED
TYPOLOGY COLLECTION
3D Zoning regulation
Gated community is needed
3D Zoning regulation is a tool to achieve active, mix-used, diverse and pedestrian it reserves the goodness of the gated HOUSING
GATED
COMMERCE
The greedy aspect of private developer
active Street Frontage mixed-uSe diverSity
3D ZONING
tool 2 3d Zoning regulation concePt
zone along the boundary of block
GOOD DESIGN BONUS
Private Owned
Private Owned
Block section
Private owned (for 70 yeas) Ownership
Real Estate Developer
The public
Developer
Community
State Owned
Collabrative Owned
Operated by
More regulations here
NEW TOWN VITALIZATION
Municipality
Startups Small business etc
Target
Collactive owned Operator by
VITALIZATION
Street frontage Active street frontage Mixed-use Diversity
6m
NEW TOWN
6m
TYPOLOGY COLLECTION
DIversity street frontage
3D ZONING
tool 2 block develoPment without 3d Zoning
GOOD DESIGN BONUS
TYPOLOGY COLLECTION
Land ownership Current limitation
Private owned (for 70 yeas)
Real Estate Developer
The public
Developer
Community
State Owned
Municipality
3D ZONING
tool 2 block develoPment without 3d Zoning
Current limitation
GOOD DESIGN BONUS
TYPOLOGY COLLECTION
Off
ice
Su ma perrke t Lig Ind ht ust ry
Block Design Block design
P Re s com idenc mu ial nity
State Owned
Municipality
ark
et
Lig tool 2 Ind ht ust ry block develoPment without 3d Zoning P 3D ZONING Block Design
Re s com idenc mu ial nity
GOOD DESIGN BONUS
TYPOLOGY COLLECTION
Office
Supermarket Light Industry
Gated communites
P Residencial community
The boundary is fenced which results in negative street front
Informal sales of vegetables by migrants on the pavement source: Den Hartog, Harry: Shanghai New Towns - Searching for community and identity in a sprawling metropolis. 2010
3D ZONING
tool 2 block develoPment with 3d Zoning develoPing the block
GOOD DESIGN BONUS
3D zone TYPOLOGY COLLECTION
ivacy
Options: 1. develope it 2. leave it to NTV
tool 2 block develoPment with 3d Zoning develoPing the block
3D ZONING
GOOD DESIGN BONUS
Real Estate Developer
Developer
Preliminary Block Design How to due with the overlaped 3D zone?
TYPOLOGY COLLECTION
Two options
Develop it
The process of developers' side
Leave it empty
More regulations: 1. density of entrances Block
Block
NEW TOWN VITALIZATION
NTV will develop it later 2. Mix-use 3. etc
Further Design Construction For Sale
1st Phase 2nd Phase 3rd Phase
tool 2 block develoPment with 3d Zoning develoPing the block
3D ZONING
1. develope it 2. leave it to NTV
Real Estate Developer
GOOD DESIGN Developer BONUS Preliminary Block Design
How to due with the overlaped 3D zone? Two options
Develop it
Leave it empty
More regulations: 1. density of entrances Block
Block
NEW TOWN VITALIZATION
NTV will develop it later 2. Mix-use 3. etc
TYPOLOGY
ivacy COLLECTION Further Design Construction For Sale
1st Phase 2nd Phase 3rd Phase
Space reserved
Preliminary block design
tool 2 block develoPment with 3d Zoning develoPing the block
3D ZONING
Space reserved
Real Estate Developer
GOOD DESIGN Developer BONUS Preliminary Block Design
How to due with the overlaped 3D zone? Two options
Develop it
Leave it empty
More regulations: 1. density of entrances Block
Block
NEW TOWN VITALIZATION
NTV will develop it later 2. Mix-use 3. etc
TYPOLOGY COLLECTION Further Design Construction For Sale
Entrance to the block (community)
1st Phase 2nd Phase 3rd Phase
Community public space
Further Design + Construction For sale
Parking
Leave it empty
Developed by Private Developer
3D ZONING
tool 2 block develoPment with 3d Zoning develoPing the block
GOOD DESIGN BONUS
Real Estate Developer
Developer
Preliminary Block Design How to due with the overlaped 3D zone?
TYPOLOGY COLLECTION
Two options
Develop it
Leave it empty
More regulations: 1. density of entrances Block
Block
NEW TOWN VITALIZATION
NTV will develop it later 2. Mix-use 3. etc
Further Design Construction For Sale
1st Phase 2nd Phase 3rd Phase
The process of NTV's side
3D ZONING
tool 2 block develoPment with 3d Zoning develoPing the 3d Zone: PhaSe 1
Main tasks for the 1st phase:
Urban farming (Ex-farmers can use their skills) & Training the exfarmers with new TYPOLOGY COLLECTION skills
GOOD DESIGN BONUS
-Advertising the new town and Attract more startups -To increase the income of ex-farmers by urban farming -To train the low educated people (like ex-farmers), and help them to start their own small business or find
NEW TOWN VITALIZATION
Construction & Operation
Garden Urban farming Sport facility
$
$ Ex farmers
3D ZONING
tool 2 block develoPment with 3d Zoning develoPing the 3d Zone: PhaSe 2 Main tasks for the 2nd phase: -Advertising the new town and Attract more startups
TYPOLOGY COLLECTION
-Construction within 3D zone -To incubate the small business
property management company (PMC)
NEW TOWN VITALIZATION
Management
farmers to start their own small business
GOOD DESIGN BONUS
Loan Incubator
Construction & Operation
For Startups Small business New inhabitants
Ex farmers After training
3D ZONING
tool 2 block develoPment with 3d Zoning develoPing the 3d Zone: PhaSe 3
Main tasks for the 2nd phase: GOOD DESIGN BONUS
Long-term
-Advertising the new town and Attract more startups -Construction within 3D zone -To incubate the small business
TYPOLOGY COLLECTION
NEW TOWN VITALIZATION
Rewords from vitality
$$$ Small business
3D ZONING
tool 2 block develoPment with 3d Zoning develoPing the 3d Zone: PhaSe 1 Residential Slab
Community Playground
GOOD DESIGN BONUS
Urban farming
TYPOLOGY COLLECTION
Pedestrain Vegetable Store
BBQ
2014-2018
3D ZONING
tool 2 block develoPment with 3d Zoning develoPing the 3d Zone: PhaSe 2
GOOD DESIGN BONUS
Urban farming Vegetable Store TYPOLOGY COLLECTION
Bar
Retail
Repair
2018-2020
3D ZONING
tool 2 block develoPment with 3d Zoning develoPing the 3d Zone: PhaSe 3 Garden
GOOD DESIGN BONUS
Book Store Youth Hotel Restaurant Vegetable Store
TYPOLOGY COLLECTION
Retail Bar Garden Repair Restaurant
Street Museum
Contemprary construction zone
2020-2022
3D ZONING
tool 2 block develoPment with 3d Zoning building tyPologieS
6m
4m 4m
GOOD DESIGN BONUS
Construction zone
10m
Temporary construction zone
3m
3D Zone Limitation
Urban Restaurant
TYPOLOGY COLLECTION
Store
Container Studio
Urban Farming
Cafe
Restaurant
Youth Hotel
Playground
Bar
Street Musuem
Urban Forum
Street gallery
Street garden
GOOD DESIGN BONUS
tool 3 motivation: good deSign bonuS concePt
Real Estate Developer
Developer TYPOLOGY COLLECTION
Preliminary Block Design
Density rewards
How to due with the overlaped 3D zone?
If the developer develop the block in the manner of, for example, opening to the public, more public space in the street frontage, including more recommended program, flexible floorplan, eco-friendly, energy saving, etc, it can have a certain addtional FSI as rewards
Two options
Develop it
Leave it empty
More regulations: 1. density of entrances Block
Block
NEW TOWN VITALIZATION
NTV will develop it later 2. Mix-use 3. etc
Further Design Construction For Sale
1st Phase 2nd Phase 3rd Phase
Financial reword From the 3rd Phase, the developer can take a share of the VAT & rent from small business through NEW TOWN FUND for a certain range of years (eg. 10years)
GOOD DESIGN BONUS
tool 3 motivation: good deSign bonuS in block Scale
TYPOLOGY COLLECTION
No density bonus Standard GSI=30% Standrad FSI= 1.0
Gated
Open FSI rewards
Gated No density bonus
1. Open to the public FSI +10%
GOOD DESIGN BONUS
tool 3 motivation: good deSign bonuS in architecturual Scale
TYPOLOGY COLLECTION
Zone in to architectural scale
Reference: Freestyle 02 Seoulutions,by Bart Reuser / NEXT architects
GOOD DESIGN BONUS
tool 3 motivation: good deSign bonuS in architecturual Scale
Zone in to
TYPOLOGY COLLECTION
2. More public space on the street fratage FSI + (a*p*b) max 10% a=standard ratio p=% groundfloor to public space b=%bonus= 50% for pilotis type, 120% for open type
3. Recomm FSI + (a*g
a=standard ratio g=% recommend b=% bonus (eg.
Reference: Freestyle 02 Seoulutions,by Bart Reuser / NEXT architects
GOOD DESIGN BONUS
tool 3 motivation: good deSign bonuS in architecturual Scale Zone in to architectural scale
TYPOLOGY COLLECTION
street fratage % open type
3. Recommended programe FSI + (a*g*b) a=standard ratio g=% recommended use (eg. cultural or social) b=% bonus (eg. social rent 20%)
Reference: Freestyle 02 Seoulutions,by Bart Reuser / NEXT architects
GOOD DESIGN BONUS
tool 3 motivation: good deSign bonuS 2. More public space on the street fratage in architecturual FSI Scale + (a*p*b) max 10% a=standard ratio p=% groundfloor to public space b=%bonus= 50% for pilotis type, 120% for open type
3. Recomm FSI + (a*g*
a=standard ratio g=% recommend b=% bonus (eg. s
TYPOLOGY COLLECTION
4. Integrated parking FSI + (a*p*b) a=standard ratio p=% groundfloor to integrated parking spaceb=% bonus
5. Design Eco-friend Energy sav
Reference: Freestyle 02 Seoulutions,by Bart Reuser / NEXT architects
tool 3 bonuS programe GOODfratage DESIGN motivation: good deSign street 3. Recommended BONUS in architecturual Scale %
FSI + (a*g*b)
open type
a=standard ratio g=% recommended use (eg. cultural or social) b=% bonus (eg. social rent 20%)
TYPOLOGY COLLECTION
aceb=% bonus
5. Design Eco-friendly FSI +5% Energy saving FSI +5%
Reference: Freestyle 02 Seoulutions,by Bart Reuser / NEXT architects
tyPical Street SectionS
Bonus
Bonus RESIDENCE
MIX USE
RESIDENCE
MIX USE
RESIDENCE
MIX USE
RESIDENCE
MIX USE
aPPly three toolS to other block tyPologieS
Hybrid Town Centers Geerator of the new town Hybrid Centers in multi-functional cluster in a walkable distance R=400m
aPPly three toolS to other block tyPologieS
aPPly three toolS to other block tyPologieS
aPPly three toolS to other block tyPologieS
aPPly three toolS TOOLS area oF lingang to the reSt
gated, tage
3D ZONING
TOOLS GOOD DESIGN BONUS
good
3D ZONING
Linear village
Rural Area
nded
ed block
TYPOLOGY COLLECTION Existing Villages Big Infrastructure
ved ,but added
ning
cipation ion
Lingang Central City
New Built Neighborhood
GOOD DESIGN BONUS
New Built Area New Built Industry
TYPOLOGY COLLECTION
Mix land use Compact building design Range of housing opportunities Walkable neighborhoods Strong sense of place GROWTH UNIT: Mono-functional claster R=10km
Open space/ Nature beauty Strengthen existing communities GROWTH UNIT: Multi-functional claster R=400m
Variety of transportation choices
TIPS
Cost effective Public participation/ Stakeholder collaboration
SMARTER GROWTH MODEL
SPECULATIVE GROWTH MODEL
FINANCE: Government finance (with municipal debts)
MAIN TASKS: Infrastructure construction Investment attraction Factory construction
MAIN TASKS: Infrastructure construction Investment attraction Stimulationg local business stimulationg more public participation
FINANCE: Multi finance
LEADING ACTOR: SOEs (State owned enterprises) CEs (Central enterprises)
LEADING ACTOR: New Town Vitalization Co,.Ltd BOARD/ STOCKHOLDERS: Government BOARD/ STOCKHOLDERS: Government+Institutions+Public
PARTNER: More experts
PARTNER: Less experts
CEO: From market
CEO: From government
PRICIPLES
FACTS Gated community is needed
GATED
TOOLS
New communities can be gated, but with active street frontage
HOUSING
The greedy aspect of private developer
COMMERCE
Regulation + Motivation to creating more common good
3D ZONING Copying as a financial strategy
Copying Good Let’s developing recommended block typologies Let’s copying good designed block
Residential slab/tower has its advantages
Diversity This typology can be reserved ,but more typologies should be added to increase diversity
GOOD DESIGN BONUS
BASES OF URBAN VITALITY
SPATIAL BASES
INTERVENTION AREA
Active street frontage Mixed-use Diversity etc
Stimulating and strenthening Local (small) business
ECONOMIC AND SOCIAL BASES Strenthening public participation and stakeholder collabration
TYPOLOGY COLLECTION
context reSearch StrategieS deSign reFlection in general
reFlection in general
Startup courses
reFlection in general
urbaniSm ProFeSSion
Think highly of desirable future
what iS good
enterPriSe ProFeSSion
Think highly of execuation, risk
how to make thingS haPPen
reFlection in general 3D ZONING
TOOLS TOOLS
3D ZONING GOOD DESIGN BONUS 3D ZONING
thinking aS urban Planner doing aS entrePreneur! NEW TOWN VITALIZATION GOOD DESIGN BONUS TYPOLOGY COLLECTION GOOD DESIGN BONUS
TYPOLOGY COLLECTION TYPOLOGY