MIXED USE DEVELOPMENT

ABSTRACT ............................................................................................2 1. INTRODUCTION ................................................................................3 1.1 DEFINITION OF HIGHRISE STRUCTURES .................................................... 4 1.2 BACKGROUND ................................................................................................ 4 1.2.1 GLOBAL SCENARIOS ............................................................................... 6 1.3 WHY HIGH RISE TOPIC? ................................................................................ 7 1.4 MIXED-USE ...................................................................................................... 8 1.4.1 VERTICAL MIXED-USE: ............................................................................ 9 1.4.2 HORIZONTAL MIXED-USE: ....................................................................... 9 1.4.3 MIXED-USE WALKABLE.......................................................................... 10 1.4.5 GLOBAL SCENARIOS ............................................................................. 10 1.5 WHY MIXED-USE DEVELOPMENT? ............................................................. 11 1.5.1 INFLUENCING FACTORS FOR MIXED-USE DEVELOPMENT .............. 11 1.5.2 BENEFITS OF MIXED USE DEVELOPMENT.......................................... 12 1.6 AIM ................................................................................................................. 15 1.7 OBJECTIVES.................................................................................................. 15 1.8 SCOPE ........................................................................................................... 15 1.9 LIMITATIONS ................................................................................................. 15 1.10 METHODOLOGY .......................................................................................... 16

ABSTRACT The phenomenon of urbanization is recognized all around the world: cities are growing, changing, renewing. For over a century, these transformations were possible thanks to numerous technical and technological progresses. Among the characteristic components of urban environment, the vertical construction is experiencing a more or less accepted success, according to the regions, populations or cultures.

Urban migration, whereby populations flock to urban centres looking for work, leaves cities short on affordable housing, transport links and can either lead to inner-city poverty or urban sprawl. High-rise mixed use development offers solutions to both problems by maximizing the number of people that can live and work on a scarce, fixed amount of available land.

Increasing demands for urban spaces pushed the environment to grow vertical and compact. The traditional front-lawn houses are cut away and rearranged into skyscrapers, losing their greenness and their "neighbourhood". So the necessity of mixed-use developments integrating plants and bio-climatic design principles has come up.

At the beginning of the 21st century, sustainable development and parallels movements are more and more present in minds of public decision-makers, Architects and urban planners. Following the growing concerns about the environment and the future of the planet, international conferences, environmental agreements and numerous local acting plans are rising since for few decades. Cities have to face more and more challenges implying various fields concerned with sustainable development. Engineers, sociologists, politics, geographers, architects, urban planners and other actors are working on the possibilities to anticipate and ameliorate evolutions of cities.

This thesis explores the design issues and goals in high rise mixed use development. The designing and planning of high rise mixed use development involve consideration of all prevailing conditions and is usually guided by the local bye-laws. The various functional needs, efficiency, economy, energy conservation, aesthetics, technology, fire and life safety solution, vertical transportation, human comforts, operation and maintenance practices, provision of future growth are some of the main factors to be incorporated in the design.

This thesis has been emphasized on integration of mixed-use activities into skyscrapers and improving the living quality into these vertical cities.

1. INTRODUCTION Man has always built monumental structures for the gods, including temples, pyramids and cathedrals which pointed to the sky; however, today's monuments, i.e. tall buildings, symbolize power, richness, prestige, and glory. The major difficulty, from the ancient efforts to reach heaven with the Tower of Babel to the world's tallest building - Bhurj Khalifa, has been to overcome the limitations of nature with human ingenuity.

Today, it is virtually impossible to imagine a major city without tall buildings. Tall buildings are the most famous landmarks of cities, symbols of power, dominance of human ingenuity over natural World, confidence in technology and a mark of national pride; and besides these, the importance of tall buildings in the contemporary urban development is without doubt ever increasing despite their several undeniable negative effects on the quality of urban life.

The feasibility and desirability of tall buildings have always depended on the available materials, the level of construction technology, and the state of development of the services necessary for the use of the building. Therefore, advances in structural design concepts, analytical techniques, and a more sophisticated construction industry, in conjunction with the high-strength lightweight materials have made it possible to construct very tall, much more slender and lightweight buildings at a low cost premium compared to conventional construction.

However, every advance in height comes with a new difficulty and hence the race toward new heights has not been without its challenges as well. Understandably, the increased flexibility makes contemporary tall buildings much more vulnerable to environmental excitations such as wind, which leads to horizontal vibration.

The tall buildings are designed primarily to serve the needs of the occupancy, and, in addition to the satisfied structural safety, one of the dominant design requirements is to meet the necessary standards for the comfort of the building users and the serviceability. In this context, since wind can create excessive building motion, the dynamic nature of wind is a critical issue, negatively affecting occupancy comfort and serviceability.

Many researches and studies have been done in order to mitigate such an excitation and improve the performance of tall buildings against wind loads. Hence, different design methods and modifications are possible, ranging from alterative structural systems to the addition of damping systems in order to ensure the functional performance of flexible structures and control the wind induced motion of tall buildings.

1.1 DEFINITION OF HIGHRISE STRUCTURES

Figure :1 – Showing the difference between a single used and a mixed used building (Source – CTBUH)

The Council on Tall Buildings and Urban Habitats (CTBUH) defines a mixed use building as one which has two functions which each occupy at least 15% of the building’s total floor area or total building height (in terms of the number of floors per function) CTBUH doesn’t provide a specific height a building must exceed to be considered a high-rise, but rather recognizes that what constitutes tall depends on context and proportions.

1.2 BACKGROUND A high-rise, then is one that is of substantial height relative to its surroundings and width. A mixed utility development building is a real estate project with planned integration of some combination of retail, office, residential, recreation or other functions. It is pedestrian-oriented and contains elements of a live-work-play environment. It maximizes space usage, has amenities and architectural expression and tends to mitigate traffic and sprawl. This definition of a mixed-use development contrasts to a multi-use development that has two or more land uses on a single site but does not have the degree of project planning and integration posited for a mixeduse development..

A high-rise building is a tall, continuously habitable building of many storeys, usually designed for office and commercial use. One common feature of high-rise is having a steel framework from which curtain walls are suspended, rather than load-bearing walls of conventional construction. Some early high-rise have a steel frame that enables the construction of load-bearing walls taller than of those made of reinforced concrete. Modern high-rise walls are not load-bearing, and most high-rise are characterized by large surface areas of windows made possible by the concept of steel frame and curtain walls. However, high-rise can have curtain walls that mimic conventional walls and a small surface area of windows.

Times are changing — and at a much faster pace than ever have before. Since the invention of air conditioning in 1902 in Buffalo, N.Y., by Cornell graduate Willis Carrier (allowing us to live almost anywhere) to the invention of the smartphone in 1994 (allowing us to work almost everywhere), where we work and when we work have been in flux.

As technological advances continue to modify and form how we work, a sea change in U.S. demographics is also pushing for and even demanding changes to the traditional work model. Millennials (ages 18 to 45) are becoming the dominant generation, and through sheer force of numbers are bringing with them new ways to work, live, and play. Continuing technological advances and our transforming demographics will continue to bring about significant changes over the next decade in how we define an employee and how we represent a work week.

For those companies that aren’t nimble enough to follow the pack or brave enough to be out in front, these changes will have a significant and profound impact. It’s truly a global “game-changer,” approaching us not at the speed of a comet, but at the speed of light and with all the sights and sounds of the ever-changing digital world. This Commerce Department statistic speaks volumes as to the direction America is going a service-oriented society where others, for a fee, are doing things for us, which in turn is allowing us more free time for other things that we think are important. This phenomenon represents a major shift in our economy and how we “live, work, and play.”

1.2.1 GLOBAL SCENARIOS Today, skyscrapers are an increasingly common sight where land is expensive, as in the centres of big cities, because they provide such a high ratio of rentable floor space per unit area of land. They are built not just for economy of space; like temples and palaces of the past, high-rise are considered symbols of a city's economic power. Not only do they define the skyline, they help to define the city's identity. In some cases, exceptionally tall skyscrapers have been built not out of necessity, but to help define the city's identity and presence or power as a city.

The first steel frame high-rise was the Home Insurance Building (originally 10 storeys with a height of 42 m or 138 ft) in Chicago, Illinois in 1885. Some point to New York's seven-floor Equitable Life Assurance Building, built in 1870, as an early skyscraper for its innovative use of a kind of skeletal frame, but such designation depends largely on what factors are chosen. Even the scholars making the argument find it to be purely academic.

Skyscrapers are usually situated in city centres where the price of land is high.

Constructing a skyscraper becomes justified if the price of land is so high that it makes economic sense to build upwards as to minimize the cost of the land per the total floor area of a building. Thus the construction of skyscrapers is dictated by economics and results in skyscrapers in a certain part of a large city unless a building code restricts the height of buildings. Skyscrapers are rarely seen in small cities and they are characteristic of large cities, because of the critical importance of high land prices for the construction of skyscrapers. Usually only office, commercial and hotel users can afford the rents in the city centre and thus most tenants of skyscrapers are of these classes. Some skyscrapers have been built in areas where the bedrock is near surface, because this makes constructing the foundation cheaper, for example this is the case in Midtown Manhattan and Lower Manhattan, in New York City, United States, but not in-between these two parts of the city

1.3 WHY HIGH RISE TOPIC? High-rise buildings are works of art. Our modern cities are our 21st century pueblos, we can and should adapt to our increasing population and be sure to design our habitat for humanity to enhance life from inside out.

High-rise buildings with increased floor space index (FSI) will play a major role in solving the problem of housing In contrast with low rise a single family houses, apartments accommodate more habitants per unit area of land occupied Nowadays in urban lifestyle, especially amongst younger generation with buying power, people prefer the high skyline with all the possible amenities provide by the builders at one point, closer to work.

High-rise gives an opportunity to reclaim the natural flora and fauna with utilizing minimum floor area which indirectly results in preserving the earth with minimum deterioration.

Proper panoramic views are been obtained in high-rise with distribution of the space High-rise living offers so many benefits, including an amazing view, amenities, reserved parking, and on-site staff and management that can take care of your needs. For an easy life

1.4 MIXED-USE Mixed-use development is a type of urban development that blends residential, commercial, cultural, institutional, or entertainment uses, where those functions are physically and functionally integrated, and that provides pedestrian connections.

Mixed-use development is characterized as pedestrian-friendly development that blends two or more residential, commercial, cultural, institutional, and/or industrial uses. Mixed use is one of the ten principles of Smart Growth, a planning strategy that seeks to foster community design and development that serves the economy, community, public health, and the environment.

The term can be confusing. It is not just limited to a multi-story development that incorporates commercial use on the first floor with residential uses on upper floors.

The Urban Land Institute’s Mixed-Use Development Handbook characterizes mixeduse development as one that Provides three or more significant revenue-producing uses (such as retail/entertainment, office, residential, hotel, and/or civic/cultural/recreation), Fosters integration, density, and compatibility of land uses, and Creates a walkable community with uninterrupted pedestrian connections.

Mixed-use zones have usually had to declare a primary and secondary use with both use’s development standards redundantly stacked together and the primary use, such as residential, controlling the building’s configuration, orientation and disposition — thereby marginalizing the building’s ability to effectively host other commercial or office uses.

Today, the most common misunderstanding about mixed-use is that most people think it equates, on any street or in any context, to a shopfront with housing above. In short, mixed-use makes for three-dimensional, pedestrian-oriented places that layer compatible land uses, public amenities, and utilities together at various scales and intensities. This variety of uses allows for people to live, work, play and shop in one place, which then becomes a destination for people from other neighbourhoods.

While mixed-use can take on many forms, it’s typically categorized as either A) vertical mixed-use buildings; B) horizontal mixed-use blocks; or C) mixed-use walkable neighbourhoods.

1.4.1 VERTICAL MIXED-USE: Combines different uses in the same building. Lower floors should have more public uses with more private uses on the upper floors. For example, the ground floor could have retail, second floor and up having professional offices, and uppermost floors being some form of residential, such as flats or a hotel. In more urban areas, an entire block or neighbourhood may be composed of vertical mixed-use buildings

1.4.2 HORIZONTAL MIXED-USE: Blocks: Combines single-use buildings on distinct parcels in a range of land uses within one block. In more urban areas, this approach avoids the financing and coding complexities of vertical layered uses while achieving the goal of place-making that is made possible by bringing together complementary uses in one place.

In less urban areas, horizontal mixed-use offers the advantage of sharing utilities and amenities while providing an easier to build and entitle mix of uses within a walkable block circumscribed by thoroughfares.

1.4.3 MIXED-USE WALKABLE Neighbourhoods: With the infinite number of various possibilities, these places combine vertical and horizontal use mixing in an area ideally within a 5 to 10 minute walking distance (a Pedestrian Shed) or quarter mile radius of a neighbourhood centre.

1.4.5 GLOBAL SCENARIOS Whether in Tokyo or Shanghai, New York or Los Angeles, London or Brasilia, India or Australia, mixed-use buildings are springing up all around the world—and they’re transforming the content and form of our cities. While the idea of multifunction developments is not new, their scale—in terms of spend and impact on how we work, live, and play—is noteworthy. They also provide new solutions for urban living and revitalization through sustainability, improved health, and increased safety.

Speaking to The Journal, industry experts outline some of the solutions to these challenges and risks. They argue that the era of mixed-use developments is not only upon us; it is set to grow.(The Journal – the authority on global business in japan) Many of today’s people expect to live in environments that are dynamic, innovative, safe, and sustainable—whether these are offices, neighbourhoods, or cities. Equally important is the need for such spaces to be economically accessible to a wide social strata.

“Defining mixed-use is not a straightforward task”, Hiroshi Okubo

1.5 WHY MIXED-USE DEVELOPMENT? The combination of residential units with retail, offices, cultural, recreational and other commercial spaces within a single building helps creates diverse, walkable and robust communities that limits urban sprawl, alleviate strains imposed on natural resources, and reduce transportationrelated energy emissions. The interaction of these different uses during day and evening hours provides a dynamic that cannot usually be created with typical single use zones. This concept harkens back to a village where people lived and worked in close proximity. This concept also tries to reduce dependency upon the automobile, makes pedestrians a focal point, and encourages human interaction, smaller scale buildings, and a vibrant sidewalk environment. As the need to embraced and implement sustainable design strategies become ever more pertinent, mixed-use projects standout as a natural model of urban development.

1.5.1 INFLUENCING FACTORS FOR MIXED-USE DEVELOPMENT Mixed land-use is influenced by the factors like the density, type of mixing, prevailing socio-economic condition of the community, availability of the various transportation mode, etc. Change in these factors can have a positive or negative impact on the mixed land-use. Thus, there is a need to evaluate the impacts of these factors.

Different types of mixing are observed in cities. They are mix in physical land-use of various compatible uses, social mix based on income group and temporal mix.

Physical land-use mix: Land-use mix can occur at various scales, in a multi-story building supporting retail, restaurants, and other commercial activities on the Mixing of compatible land uses can be either vertical or horizontal. Compact high density component will add to the sustainability parameters in terms of more open spaces for public use, diverse transit options, pedestrian movement and shared parking facility.

Social mix: Social mix based on income [Higher Middle Lower Income Group (HIG, MIG, LIG), and economically weaker section (EWS)] can provide stimulus to economic activities through affordable housing programmes in partnership and supporting job opportunities.. Mix of housing type and tenure on the other hand allows people of different social backgrounds to mix and interact. It ensures a range of income groups to find local jobs and avoid pockets of deprivation, thus reduces social tension. Mix tenure is a key requirement for the sustainable communities and

a well-integrated mix of decent houses of different types and tenures supports a range of household sizes, ages and incomes.

Temporal mix: 24-hour economy, shared use of premises/space, e.g. street markets, entertainment, live work. In Indian context activity transformation in the same space is a common phenomenon. Sarafa Oli, a street in core city of Nagpur changes its activity from a vegetable and religious market in morning to jewellery shop during day time to choupaty (eatery) in the evening/night keeping the space vibrant and active.

Density: Density is a measurement of Number of population per unit area or Buildings per unit area Employments per unit area.

Density can affect mixed land-use in several ways. Increased density tends to increase the mix of uses by increasing the number of destinations like housing, shops, schools, jobs, parks, etc. in an area. Achieving greater residential or employment density is an important component for encouraging mixed use, especially when transit is readily available to address transportation and traffic impacts. Increased density does not mean increasing building stocks of only single land-use like residential. However, people need varied activity places including recreation, shopping and learning to fulfil their basic needs

1.5.2 BENEFITS OF MIXED USE DEVELOPMENT

 Saves at least 100 rupees per day (Average amount per family).

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Reduction in Air and Noise pollution.

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A step to Peaceful Environment

There is a network of connected activities within a building providing various advantages.

People get a range of mixed housing communities in a closer proximity.

Quality of living increases where people think about safety and pride. It also brings healthier spaces that contribute to a greater wellbeing.

Minimal environmental impact of development and its operations.

Eco friendly technologies and value for natural system Increases sustainability and also saves energy.

More residences, shops and services are closer together.

Making more convenient and efficient place to live.

1.5.3 NEED FOR MIXED-USE DEVELOPMENT? There are several reasons why this type of development is becoming more wanted.

Some of the most widely acknowledged ones include: Land is scarce and extremely expensive in urban areas and mixed-use developments make the most efficient use from a single property. The ability to get revenue from sources other than rent allows property owners to offer these properties at more affordable rates.

People are tired of commuting; they don’t want to continue spending time and money on automobiles. It’s a good thing to bring people to live where they work – it takes cars off the streets, and it does very positive things to our lives.

Mixed-use developments create a sense of community in urban or densely populated areas where that sense was lacking before. Being able to live, work, and play in a single area gives people a greater sense of ownership even if they are only renting, and it allows them to get to know their neighbours in a real way.

Vertically mixed-use facilities can be beneficial because they reduce long-term maintenance costs of individual buildings.

Mixed-use facilities, particularly those that serve as town centres or are in the heart of urban areas, not only conserve valuable land resources, but also brighten communities and present opportunities for building efficiency, energy efficiency, and sustainability.

This kind of diversification has an urban component, which keeps the space vital and occupied 24 hours a day.

They’re good for the neighbourhood because they bring activity and energy to the streets day and night.

Now the trend is toward bringing mixed-use into the suburban areas, in some smaller, outlying locations, depending on the nature of the surrounding buildings and activities, they can work outside of the centre of the city.

INCREASED DENSITY

WALKABILITY

SUSTAINA BILITY

MIXED-USE DEVELOPMENT

QUALITY OF LIFE

CONNECTIVITY

MIXED HOUSING

1.6 AIM To design and plan a better high rise mixed use development keeping in view of present urban requirements to contribute towards healthier environment.

1.7 OBJECTIVES  1.7.1 PRIMARY The main objective of this research project is to define the complex challenges of a design considerations influenced by vertically stacked functions.

This research will address the important parameters in the design of mixed‐use tall buildings and their relationship to the space efficiency.

 1.7.2 SECONDARY Comprehensive case study will be performed with comparative analysis by visualizing and computerizing the data to establish digital data base that acquired from various sources.

Analysing new design techniques and materials.

1.8 SCOPE The project will be a mixed use high rise building design to accommodate the population of the city.

It will be accomplished with all the basic necessary and useful amenities for day to day life and community spaces for the comfort and convenience of the user To contribute towards better environment by developing vertically and maximising the green space below To satisfy the demand of the growing population by maximising the use of available valuable land in cities with the means of high rise building.

1.9 LIMITATIONS The buildings will be high rise but the height of the structures will be considered and design keeping in minds the need of the population density climatic condition, cost and rules and regulations of the city and not just for making it attractive The project is not restricted to a single use i.e. Residential or commercial it will be a complex mixed use high rise development consisting of commercial shops, office space and residential

1.10 METHODOLOGY