南京六合龙袍新城概念规划
Conceptual Planning of LongPao Low Carbon New Town
American Planning Association Tulane Regional Urban Design Center January 2011
credit Project Credits TULANE REGIONAL URBAN DESIGN CENTER Grover E. Mouton, III Nick Jenisch Kevin Muni Robert Bracken Abraham Hakim AMERICAN PLANNING ASSOCIATION Jeffrey Soule Liu Yuan Chen Suning Sun Hengzhi Jason Zhang Andy Fang
AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center
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index Index
G. Minimal Displacement of Existing Uses
CHAPTER FIVE - Conclusions
CHAPTER ONE - Project Tasks & Goals
H. Construction Standards & Architectural Guidelines
A. Summary of recommendations
A. Introduction B. Tasks Primary Task Method B1. Analyze Status Quo Identify Site Amenities & Challenges B2. Assess Regional Influences Location Industrial Influences B3. Low Carbon Initiatives What is low carbon? B4. Conceptual New Town Design CHAPTER TWO - Regional Positioning
I. Municipal Service Upgrade
A. Opportunity & Basis For Development B. Industrial Containment & Shipyard Proposal C. Regional Development Strategy D. Marketing Development analysis Identifying the place & client: Who will locate in Longpao? Strategies for replacing shipyard Imaging Longpao CHAPTER THREE - Low Carbon Initiatives A. Buffers & Boundaries B. Environmental Remediation C. Wetland Conservation D. Agricultural Enhancement E. Market Incentives F. Compact Development Patterns AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center
J. Sustainable Power Sources CHAPTER FOUR - Planning & Design
APPENDICES 1. ZJ Study 2. Port Royal, SC, USA
A. 56km A1. Planning Approach A2. Site land use & new town location A3. Site sections & program adjacencies A4. Development density A5. Transportation & infrastructure improvements Regional connections B. 30km B1. Site choice and optimal development nodes B2. Village Consolidation B3. Transportation Street hierarchy Street sections & plans Public transportation C. 5km C1. Urban planning C2. Development Density C3. Population & Phasing C4. Land use C5. Districts District outlines CBD Waterfront Lagoon Canalside Residential Consolidated village Highway commercial Midtown Recreation Transition to old town Gateway Office Park
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CHAPTER 1 - Project Tasks & Goals A) Introduction Longpao enjoys a prime location in the greater Nanjing region. With continued regional development and the completion of the new crossYangtze bridge, Longpao has the opportunity to become a premier site for new development in the Lower Yangtze Delta Region. If LiuHe executes development at Longpao correctly, the site will serve as a launching pad for other development projects in eastern LiuHe along the north/south “ecotourism corridor” linking Nanjing and Longpao with Golden Ox Lake and Mt. Ping Forest Park. However, because strong development exists throughout the region, Longpao must distinguish itself amongst its neighbors. Using existing amenities, new technology, progressive planning strategies, and development incentives, Longpao can develop a “low-carbon new town,” and become a center for both regional and international corporations. It can also provide a high quality of life to residents commuting to Nanjing, Yangzhou, and elsewhere in the region. Longpao’s image as a low-carbon new town will attract new businesses and residents, benefit existing residents, and preserve the agricultural and ecological landscape of Longpao. Future development success will come from progressive planning, high-tech industries, and environmental protection. Collectively such initiatives can serve as a national model for environmental development, and will position Longpao for success well into the future. B) Tasks
Existing Development 建成区
Water Network 水系
Agriculture and Wetlands 及湿地
The primary task is to create a strategic plan and urban design framework for a new “low-carbon” development at Longpao. This final report includes site analysis, regional positioning, and urban design strategies, details, and recommendations at the 56, 30, and 5km study areas.
Roadway Network 道路网
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one B1. Analyze the Status Quo
B2. Assess Regional Influences
Longpao was not widely occupied until the 1960s, and its rigorous canal system represents a large initiative to create and control agricultural land. The legacy of this engineering project must be captured anew as the city moves to reinvent itself. The original focus on access to water and protection from it must be mirrored in the current effort. The farming families must have access to clean water, and must also learn to maintain this important amenity. The levee system is an asset that must be shored up to guarantee the safety and security of new development in Longpao. It creates a contained system that allows control of the environment, but also traps contaminants.
Longpao is well-positioned for strong future development, but must consider existing regional conditions and limitations in order to create long-term success. Its location in the Lower Yangtze Delta Region is ideal, with close proximity and access to many major metropolitan areas.
It is important to emphasize and enhance the existing positive features in order to dilute the effect of the negative features. APA’s analysis and planning uses this approach to create a progressive, long-term, sustainable plan for Longpao.
Longpao can be a bedroom community for nearby employment, including Nanjing, industrial parks, and Liu He old town. Longpao can also attract regional and national attention. Longpao can connect to local institutions including the university across the Yangtze, which may be able to locate satellite functions, including housing, an agricultural study center, new program development, etc. The most important connection is to that of the N-S Ecotourism Corridor, with Longpao serving as the gateway and first stop along the corridor, connecting to Golden Ox Lake, the volcanic peaks, and Mt. Ping Forest Park.
STATUS QUO ANALYSIS Proposed Action
Yangtze River Ecosystem
Develop sustainably to avoid damaging an already overtaxed system, one valuable to both commerce and ecological diversity
Wetlands
Protect and preserve one of the last stretches of undeveloped natural wetlands on the Yangtze
Yangtze Bridge #4
Locate new development for best access to this transportation amenity, linking economic development in Nanjing with Longpao
Strong agricultural base
Keep new development within a small footprint to preserve this important cultural, economic, and sustainable force
Regional pollution from industry
Create and strictly maintain rigid borders and buffers to shield new development at Longpao
Low quality water on site, agricultural pollution
Incentivize and require sustainable agriculture through study of best practices in this transforming industry; commission a professional water quality and water management study
Lack of connectivity with regional transportation
Determine and prioritize developing regional nodes and provide new connector roads with public transportation
Shipbuilding proposal on Longpao's Yangtze River island
Locate new shipbuilding facility at Yudai or quality development at Longpao will be compromised
Negative
Positive
Site Feature
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LongPao’s key location within the Lower Yangtze Delta Region
LONGPAO / Low Carbon New Town
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LongPao is well connected to local cities
LongPao can also attract regional and national attention
Connections to local institutions such as the university will be beneficial to new development at LongPao
Connection to the N-S Ecotourism Corridor
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one The APA has adopted a strategy that identifies the needs of Liuhe in two districts: East & West. The Western part of the district is where most existing development lies, along with significant industrial development. As these areas expand, it is important to set physical boundaries, buffers, and constraints in order to “repair” the image and environment in this area. Because development opportunities exist throughout the Lower Yangtze Delta Region, it is important to distinguish Eastern Liuhe from other locations, highlighting qualities beyond the latest Yangtze River bridge. LongPao can simply become a bedroom community for continued growth in Nanjing. However, if developed according to principles of sustainability and marketed as a place providing a high quality of life, it can become a mini-hub of its own, serving as a staging ground for the eastern ecotourism corridor. This positioning analysis will bring the successful industries of the future to Longpao, rather than relying on the declining industries of the past. It allows Longpao to take advantage of a growing marketplace seeking to locate within a
leader in sustainable development. Industrial proximities to Longpao and LiuHe’s ecotourism corridor highlight the importance of mitigating their effect on the region and the site. If properly protected from these regional pollutants, Longpao can attract high-end businesses and residents by providing a high quality of life, ultimately becoming a model for environmental remediation and sustainable urban development in China. Longpao is not only the physical gateway to this corridor, but a metaphorical gateway as well, representing the opportunity for Liuhe to recreate its image, shift from heavy industry to ecological protection, and focus on quality of life for all residents. B3. Low Carbon Initiatives
able ecological place, desirable to corporations, small businesses, and residents. A true low-carbon new town does not yet exist anywhere in the world. It is important to remember that a low-carbon town is essentially a challenge for designers and engineers, and while experimental, it is ultimately an achievable proposition. Performance of individual and collective low-carbon features will be assessed over time. The government must augment the above design elements with incentives for individual developments to take similar measures. Government or government-sponsored independent monitoring is the only proven method of measuring carbon emission reductions and energy savings.
A major goal of APA’s plan is to create a demonstration site that represents Liuhe’s transition from heavy industry to a livable and sustain-
Design Feature
WHAT IS LOW CARBON DESIGN?
Effect
Pedestrian-friendly design & walkability
Reduces carbon emissions when residents walk instead of driving; Allows for convenient public transportation, which further reduces vehicle emissions
Compact development footprint
Allows for a more efficient distribution of municipal services, including electricity, water, sewer, fire and police protection, requiring less energy expenditures; Preserves natural and agricultural land which act as a carbon sinks through carbon dioxide absorption and photosynthesis
Renovation instead of demolition
Avoids carbon-heavy production of new building materials and carbon-heavy demolition of existing structures
Construction Standards
Environmental Mitigation
Alternative Energy Sources
Ensures that all buildings within the development will meet a set standard, which allows energy use comparison to similar sites around the globe, and can cut individual energy use by up to 75%
Passive systems such as bioswales and active systems like greywater separation mitigate the impact of development on the environment and reduce the need for carbon-use heavy mechanical mitigation techniques and processing
Wind, Geothermal, Solar, and Hydro-power each reduce the need for traditional carbon-based energy production
Regional Development Strategy 12
LONGPAO / Low Carbon New Town
one B4. Conceptual New Town Design The APA has been engaged to create a new town plan for Longpao. With consideration of the existing site conditions and application of the identified low-carbon principles, the plan will prepare Longpao for becoming a gateway to Liuhe’s N-S Ecotourism Corridor, accommodating approximately 180,000 – 250,000 new residents, conserving its ecological wetlands and wildlife areas, accommodating new corporations and retail development, maintaining a primarily agricultural landuse pattern and visual landscape, mitigating existing environmental threats, improving municipal services and facilities, and ultimately promoting a healthy and high quality of life for existing and new residents. Longpao’s agricultural and ecological landscape is often beautiful, and represents a lifestyle that will be sought after by many new residents of Longpao. The design places new development areas between the agricultural and ecological landscapes, providing views of and experience within these open spaces. The new town at Longpao will provide the amenities of a modern city, sustainability of low-carbon innovation, and interaction with protected natural lands. Connection to the Yangtze River island will make Longpao a unique place with amenities unlike anywhere in the region. Longpao will feature a new city, connected with nature and with views of both agriculture and natural water systems.
Concentration of Development Along the Riverfront
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CHAPTER 2 - Regional Positioning A) Opportunity & Basis For Development New bridge crossings represent an unparalleled opportunity to create an easily accessible development in Longpao, structured as an ideal location for new corporations, providing residential development for local and regional jobs, and creating a place for the entire region to visit and enjoy. LongPao has the opportunity to become a leader in the region and across China as a model for sustainable and ecologically balanced development. Representing one of the few remaining lengths of undeveloped wetlands along the Yangtze River, the importance of protecting LongPao’s natural environment is vital to the visual and environmental quality of existing and new development at LongPao, helping also to preserve its cultural landscape and culinary traditions. The APA approaches the site in layers, roughly from south to north, each with its own considerations: Yangtze River Ecosystem Important resource for commerce Flood threat Yangtze Island and Exterior Wetlands Recreation opportunities/Desirable views Wildlife and ecological diversity Interior Wetlands and Aquaculture Waterfront development opportunities Desirable views New Town Development High density development area Transition Zone Integration of new development with existing town New canal system development Agriculture & Canal System Important regional resource Agricultural tourism Highway Commerce Corridor Transit oriented development Highway commercial Research/University Park High-end housing Chu River Buffer Zone Water protection Recreation Existing uses Regional Buffer Zone Protection from air/water/visual/noise pollution
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Layered Site Analysis
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two B) Shipyard Proposal
The new design for Longpao features a great amount of open space. Like the site analysis layers noted above, different open space types must be considered in different ways.
Longpao is already surrounded by significant urban and industrial development, and must look to its unique features to stand out in the region.
Open Water
Yangtze River Urban (black) & Industrial (brown) development
Woodlands
Shipbuilding is a declining industry that promises few long-term returns. This decline may result in secondary use of the shipbuilding facility by other industries, with unknown pollutants and unquantifiable impact on the environment of Longpao, therby erasing the development potential of the city. Though not recommended, there are opportunities to locate such development in a less sensitive ecological area should the project move forward. Becoming a model of sustainable development for the rest of the country will far outweigh the benefits of installing shipbuilding facilities in the long term.
Wetlands
Agriculture
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With the crossing of the latest Yangtze bridge, Longpao is located ideally to become a strong alternative to nearby urban centers. Given the bridge’s location, the image of Longpao will be made as passengers travel northeast across the Yangtze. A bright new development at the edge of old Longpao along with lush protected wetlands will send the message that Longpao is committed to sustainable growth and a high quality of life. Locating a large shipbuilding facility on the island would create a negative image, placing Longpao in the same category as any number of other industrial towns.
But what can a wetlands preserve do for Longpao? The Yangtze is a powerful force that continues to provide wonderful growth opportunities for Liuhe. But the Yangtze can provide an equally important asset through biodiversity, recreation opportunities, and tourism. Longpao is one of the last places in the region for residents and visitors to en-
LONGPAO / Low Carbon New Town
two gage with an otherwise industrial riverfront. Examples of successful ecotourism sites exist all over the world, including Shanghai’s XiSha Wetland Park and Jean Lafitte National Park in the US. The development of passive recreation and wildlife preserves will allow residents and visitors alike to experience this delicate landscape. Using pedestrian pathways, bike trails, and limited vehicle access, residents of Liuhe and Nanjing will be 15 minutes away from the opportunity to visit, spend time in, and learn about a true natural landscape. An interpretive center could be located centrally within Longpao’s designated development area, serving as a base for visitors to access the wetland and wildlife areas. Longpao can become an important part of the north-south corridor linking Nanjing with ecological tourism sites including Golden Ox Lake and the Mt. Ping Forest Park.
AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center
Though a shipbuilding facility would be detrimental to any new development at Longpao, it does have the power to create jobs, even if not for the long term. If such a facility is to be placed in LiuHe, it would be much better suited as part of the Yudai industrial development site. Yudai will play an important role in the success or failure of Longpao. Longpao must take advantage of the job opportunities at Yudai and provide quality housing, transportation, and urban environments for those that work there. However, the expansion of Yudai must be watched closely, and should expand North and West towards other existing industrial sites rather than compromising the success of Longpao by locating industrial development too close to a site being marketed as healthy and sustainable for families and businesses.
Shanghai: Xisha Wetland Park Xisha is a very successful ecotourism site on Shanghai’s Chongming Island, allowing visitors to experience a preserved wetland environment without threatening its viability. Longpao can institute similar facilities on the Yangtze River island, including limited parking, visitor center facilities, lookout towers, pedestrian & bicycle-only recreational pathways, interpretive elements that explain the local plant and wildlife, and other amenities. Combined with agricultural tourism resorts, the new urban core development, farmer’s markets, and other development, Longpao can begin to attract steady usership for its unique landscape amenities.
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two C) Regional Development Strategy Industrial development in the region is strong, but this represents a threat to water, air, and food quality, which results in a diminished
quality of life for residents. Low-carbon development strategies should be employed across the region, and Longpao can emerge as the leader of the movement. In this position, the city/county can recruit high-end residents and top-level businesses to the area.
able to draw the new residents, corporations and retail that will build a successful and desirable new town. Therefore, the planned footprint of the area should be diminished on its eastern side, providing a reasonable buffer zone between the two incompatible land uses.
LongPao needs to avoid heavy industrial development in order to maintain a clean environment and promote its high quality of life. This strategy will be accompanied by complementary efforts to remediate its water quality and capture alternative energy sources. Both local and regional buffers are critical to this strategy, and will be discussed further in Chapter 3. The regional buffer includes areas that are already developed, but should not be expanded. Similarly, existing industrial areas must remain within their planned, designated zones in order to monitor and control their affect on the local environment.
The proposed landuse plan requires a distinct balance between nature, industry, agriculture, and new urban development. Longpao distinguishes itself with protected environmental land, maintained agricultural landscape, a limited development footprint, and strict corridor buffers. This balance will be quantified and codified through both planning and architectural regulations and guidelines as planning at the 5km level continues.
Strict control of the Yudai industrial zone is paramount to the success of the low-carbon strategy and ecological image of Longpao. If further air, water, noise, and visual pollution affect Longpao, it may not be
Regional Industry 18
Regional Land Use LONGPAO / Low Carbon New Town
two D) Marketing
Keeping the wetlands healthy is paramount to building the image of Nanjing and Liuhe as ecological havens within the Lower Yangtze Region. However, the low-carbon strategy for Longpao does not stop at the river’s edge. The overall success of this development strategy includes the remediation of water quality through both passive and active systems, using bioswales and other natural means to improve the long term health of the water system, creating partnerships with corporate entities and universities expert in agricultural and hydrological studies, introducing naturally filtered water sources into the LongPao system through catchment basins, investigation of alternative energy sources, development of sustainable building guidelines, and implementation of a sustainable growth plan. Proposed development in Longpao will bring new vitality to the site through new residents, corporations, and public amenities. The project also promises to revitalize and update existing infrastructure and buildings to preserve the traditional agricultural lifestyle as an economic and visual amenity, and ensure long-lasting success for urban development in Longpao.
AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center
High-tech
Reason
High-tech companies that are on the cutting edge of the nanotech, sustainable energy, and computer software industries will fit well with the progressive design and marketing of Longpao as China's premier low-carbon new town
Back Office
Accounting, financial and investment services, information techology, and other industries often locate their back office operations, including call centers and customer service in offsite locations that are less expensive than comparable office space in a larger city
Education
Institutions of higher learning open satellite campuses to attract students to their programs from a larger area. Specialty programs relevant to Longpao include agricultural studies, sustainable design, environmental studies, and others
Corporate Office
Corporate offices can create regional headquarters, using Longpao's attractive natural setting, good access, and the promise of high quality of life in order to attract a highly educated workforce
Tourism
Using preservation of natural landscapes and interpretive centers to tell the story of Longpao's culture, environment, and progressive development will draw tourists to this first stop on LiuHe's ecotourism corridor
Highway Commercial/Retail
Excellent highway access to Longpao will draw retail consumers from across the region
Engineers
Sustainable design, software, and nanotech engineers will seek out the companies listed above, locating in Longpao for its commitment to environmental preservation and therefore high quality of life
Research & Development Experts
Companies that fund the exploration of tomorrow's sustainable energy and technology designs will seek to locate in a city committed to the long-term health of its environment and residents.
Industries
Protection of the island and wetlands will increase planned development tremendously. Residents and businesses will seek out Longpao for its scenic landscape and long-term commitment to quality of life. They will choose to locate in Longpao because its preservation of the ecological and agricultural landscape are guaranteed assets far into the future, and represent a wider commitment to clean air, clean water, and a safe living environment. Growth will be sustained for a long period of time because of this commitment to a healthy environment, producing economic returns for many years to come.
NEW INDUSTRIES FOR LONGPAO
People
Longpao must be marketed as a low-carbon new town. Residents seek a place to live that offers clean air and water and a progressive planning approach that will result in a high quality of life. They will also recognize the visual and physical connections to the natural and agricultural landscape. Meanwhile, national and international companies seek office and retail locations that offer energy savings, to boost both their image and their bottom line. They will locate where they have access to skilled workers, who should also be attracted to live in Longpao for the reasons noted above. This marketing approach is important to the success of new development at Longpao, but it is also precarious; it is critical that the development’s implementation follow these planning ideals. If you are selling “healthy living,” “green architecture,” and a “connection with nature,” you cannot compromise these amenities.
Type
Iconic Site Imagery Education Administrators & Teachers
High-end, executive workforce
Satellite university locations attract faculty dedicated to expanding progressive departments and research in new locations
Executives who work in Nanjing and elsewhere in the region will seek out Longpao for their residence given the progressive design and range of high-end residential types
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three A) Buffers & Boundaries A1. Industrial Control Liuhe should ensure that future industrial uses are kept within their planned boundaries. The only way to control the quality of life in new developments such as Longpao is to control adjacent factors that would affect environmental, noise, and visual pollution. A2. Regional Buffers Maintaining regional greenbelt buffers, especially along the Chuhe and Dahekou Rivers that border Longpao will help to protect both groundwater quality and river water. Air quality will not improve unless industrial development in the region is further regulated, but should be maintained at its present level in Longpao using these regional buffers. Since regional buffers are large and contain many pockets of existing development, they cannot rule out all development. However, incentives should be in place to promote dense residential development, and no further industrial uses should be allowed. A3. Viewsheds To ensure the success of new development at Longpao, adjacent development must remain within its planned boundaries and remain as low-scale as possible. The environmental, low-carbon image of Longpao that will attract new developer clients can be spoiled by nearby industry and other uses that unduly influence quality of life and environmental factors in Longpao.
Industrial Control & Regional Buffer Zone
A4. Water & Roadway Buffers Standard roadway buffers shown in current land-use plans are important to minimize the effect of highway traffic on local communities. Buffers along the Chuhe and Dahekou Rivers minimize the pollutant impact of agriculture and human inhabitance on the water system while providing a recreation opportunity for the public (as has been done along the Chu in Liuhe old town). Existing development in these areas may remain, but should not expand and may require incentives to phase out over time.
Viewsheds
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Water & Roadway Buffers
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three B) Environmental Remediation B1. Water Issues of water quality in Longpao include eutrification, stagnancy, and waste management. Both active and passive systems are required to deal with these challenges. Active systems include upgrading municipal water and sewer services, while passive systems include bioswales and other techniques. Bioswales are landscape elements that remove silt, debris, and pollution from run-off water, helping to protect water quality in canals by mitigating the effects of polluted agricultural run-off. Bioswales are a long-term solution that are key to Longpao’s environmental health over time, though manual water remediation is also needed, including aeration, scrubbing, and continued annual canal sweeps (clean-outs). The introduction of new water sources is another means of water remediation. When regular testing indicates that Chu River water is sufficiently clean, new water should be introduced to the system via the connection that already exists in the northwest corner of the site. New outflows with pumping systems should be installed at the canal ends in eastern Longpao near the mouth of the Chu. The introduction of new water aids clean-up by partially flushing the system with moving water, which requires unrestricted flow throughout the canal system. Consequently, all blockages caused by aquaculture, agriculture, or animal farming must be restricted to ponds and offshoot canals, leaving the super-grid of canals open for water flow and incidentally, boat transit.
Bioswales Bioswales are low-gradient, often vegetated surface channels through which surface water runoff is directed. The function of a bioswale is to treat runoff for pollutants like bacteria, nutrients, heavy metals like lead, fine sediment, some pesticides and herbicides, and residual oil and grease. Vegetation in a bioswale helps to slow water velocity and encourage deposition of fine sediment and heavy metals. These pollutants are then immobilized and no longer pose a threat to downstream water quality. When water carrying pollutants infiltrates into the soil, some of the pollutants are decomposed by bacteria Pollutants that can be broken down in this way are oil from roads and parking lots, and some pesticides and herbicides. Excess nutrients from fertilizers are taken up by the plants growing in the soil. Urban runoff often also contains potentially harmful bacteria from septic or sewer leaks or domestic animal feces. The concentration of these bacteria is reduced through break down by solar radiation when runoff is retained in a bioswale. (source: www. sbprojectcleanwater.org)
C) Wetland Conservation Conservation of existing marshland and wildlife habitat serves several purposes. It preserves one of the last stretches of untouched wetlands in the Lower Yangtze Delta Region, which is ecologically critical to maintaining biodiversity and wildlife habitats, the lack of which has widespread consequences for disease resistance and other factors, even in domestic animals, which affects human food sources. Saving the wetlands also provides a recreational opportunity for residents of Longpao New Town, along with visitors who will want to see and interact with this unique landscape. Finally, this strategy provides a marketing angle for developers seeking residents who desire lowenergy costs and corporations that seek or require environmental stewardship in locating their outposts. Beyond conservation, active regeneration of wetlands through strategic planting of marsh grasses and other native species may be necessary. Because this ecosystem is so fragile, development in the area must closely follow the proposed footprint in order to minimize and control the impact of human inhabitation on the local environment.
B2. Soil Gradual and cumulative soil pollution may be an issue in Longpao due to agriculture and aquaculture uses, in addition to pollutants coming from outside water systems. The need for extensive soil remediation in Longpao is unknown. Soil bores should be systematically taken throughout the site to determine the level of treatment needed. Such treatments include leaching, dilution, trash management, and in situ methods such as biovents, vapor extraction, and thermal oxidization.
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LONGPAO / Low Carbon New Town
three D) Agricultural Enhancement
E) Market Incentives
F) Compact Development Patterns
Agricultural uses are visually and culturally important in Longpao. However, modern agriculture is often a very polluting land use, given pesticide use, antibiotics in aquaculture, and other factors. Longpao should study the affect of agriculture and aquaculture on the health of the local soil and water system. Further aquaculture should be disallowed unless their environmental effects are contained and mitigated using modern technology. Subsidization of organic and sustainable agricultural practices can help maintain the long-term viability of Longpao as a traditional agricultural landscape.
When land sales are initiated, requirements should be in place that create a balance between development, the agricultural landscape, structured parks and open space, wetlands, and the ecological landscape
Planning strategies such as transit oriented development and minimizing the development footprint are used to reduce energy use in a number of ways. Compact footprints make public transit efficient and desirable over the use of personal vehicles. Walking and biking are similarly easy in such a layout, reducing vehicle use. Compact development also allows for a more efficient distribution of municipal services, including electricity, water, sewer, fire and police protection, requiring less energy expenditures. It also preserves natural and agricultural land which act as a carbon sinks through carbon dioxide absorption and photosynthesis, contributing to a lower overall environmental impact.
Longpao can also create incentives for the community to buy and sell locally, giving local farmers the first opportunity to serve the new town population. This practice reduces energy use in transportation and strengthens the local economy, keeping investments local and building on its own success.
In the United States, transfer of development rights allows investors to develop more densely in one area while guaranteeing the future preservation of another area. This is not strictly applicable in China, but relates to regulatory construction standards (LEED, The Ministry of Housing & Urban/Rural Development’s Green Building Evaluation Standard), and can improve ratings within these systems. Landbanking is a strategy that allows future development, but only upon the successful implementation of initial phases, and only within the overall allowed development footprint. This creates dense development without over-using land as a resource, and avoids inefficient and haphazard development that often occurs when initial development stages are complete.
Agricultural Land is Maintained & Improved
Compact Development Pattern AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center
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three G) Minimal Displacement of Existing Uses
H) Construction Standards & Architectural Guidelines
Preservationists and environmental engineers agree that the “greenest” building is one that already exists. The mass demolition of existing buildings is often counterproductive to the goal of efficiency. Working around existing villages and development avoids the need to create thousands of new housing units; rather, insulation, modern windows, and other energy-saving upgrades can be incentivized through government programs and discounts. When municipal services are upgraded, these existing buildings will have everything they need to help draw down energy usage in Longpao.
Longpao should use LEED or The Ministry of Housing & Urban/Rural Development’s (Formerly the Ministry of Construction’s) Green Building Evaluation Standard to set a high standard for both new development and renovations. Because of the availability of land in Longpao and the amount of development suggested by the APA, all new construction projects should pursue a full 3-star rating, with 2-star as a minimum achievement. Because MOC ratings are only granted after one year of occupation and proven performance, the standard is superior to LEED on this count. However, LEED pre-certification is equally important in the quest to draw international companies to locate in Longpao, as they typically require some guarantee of performance level before occupation (they cannot wait a full year). Both standards are generally based on the following principles: 1-Land savings and outdoor environment 2-Energy savings 3-Water savings 4-Materials savings 5-Indoor environmental quality 6-Operations and management 7-Preference Items (contains the most difficult to attain strategies such as brownfield redevelopment, more than 10% on-site renewable power generation, etc.) Both rating systems create incentives for using both passive and active systems for energy production and savings. In addition to requiring new development to meet established green standards, the government can create fiscal incentives for individuals and companies that pursue alternative energy sources.
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LONGPAO / Low Carbon New Town
three I) Municipal Service Upgrade
J) Sustainable Power Sources
The following municipal services must be implemented within the new town and upgraded throughout the entire site:
Initial investigation shows that the region is suitable for both solar and wind collection. These elements can be integrated with existing agricultural landuse and ecological preserves, given the vast open space in Longpao. Such elements also help to create an image of Longpao as an environmentally-focused development area, drawing corporations that can utilize this position for market benefit.
1-Waste Management 2-Sewage 3-Garbage/Recycling 4-Composting 5-Treatment Plants Sewer Water 6-Greywater systems 7-Electrical service 8-Flood Protection These improvements will prevent a return to the current state of polluted soil and water, setting up a controlled and monitored system with predictable and measured inputs and outputs.
AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center
A more complete scientific study needs to be conducted to determine the most suitable areas within Longpao for wind and solar applications, from which power can be supplied to the proposed new town development. Hydro power is also available from the Yangtze River. In the US, small turbines are being tested underneath the Mississippi River in order to provide power to the City of New Orleans. Site viability needs verification by qualified engineers. Carbon offsets can help to pay for these innovations, establishing a compensation mechanism for every piece of green space sacrificed for urban development, with developers and land-leases helping to pay the initial investment and installation costs.
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four
CHAPTER 4 - Planning & Design The following conceptual planning applies the regional analysis and low-carbon initiatives above to the site. As specified, the recommendations consider the site at three levels: 56km, 30km, and 5km. A) 56km Study Area The 56km study area is neatly bounded by the Chu, Dahekou, and Yangtze Rivers, though regional influences outside these boundaries are also important to the site. A1. Planning approach The new town development has been located for best use of highway access and natural landscape views. It also considers the regional buffers outlined in previous chapters. The main goal is to create a new town development based on low-carbon design principles. Corollary goals include connecting with, preserving, and utilizing the natural landscape, maintaining existing agricultural uses, and providing a variety of urban conditions that can attract developers to Longpao.
Planning Approach Diagram
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General Land Use
A2. Site land use & new town location Land use planning at the scale of 56km is by its nature, diagrammatic, but further demonstrates the APA planning approach. Much of the agricultural land use is maintained, the footprint of existing development remains intact, and new town development stretches along the border between the agricultural and natural landscapes. Further development is proposed at the intersection of the site’s two major roadways, providing a place for highway commercial, corporate headquarters, university satellite campus, or research park. It is important to provide a variety of development types to allow Longpao to attract the best developers, corporations, and residents.
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A3. Site sections & program adjacencies The site approach includes classification of its open spaces, in addition to a “layered” analysis of the site’s features, amenities, and needs. This site section demonstrates how the built landscape will respond to these layers, moving from the Yangtze to the Chu (right to left on the section drawing, previous page): -Highest density riverfront buildings create public space along the riverfront and commercial and office space in the new urban core -High density new town provides views of the Yangtze and natural wetland landscape
Site Section
-Medium density new town development provides a transition to the existing Longpao town -Low density existing town continues to thrive, providing a place for continued housing and development not appropriate for the new town site -Very low density corridor/canal development in the agricul tural area should be maintained but not expanded
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Site Analysis Diagram
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four A4. Transportation & infrastructure improvements Access to the proposed new town will be achieved through the widening and improvement of existing N-S roadways. The new town will feature a modern urban grid of streets, while the facilities provided to the existing old town should be updated to the same standards, albeit following widths and street sections appropriate to the scale of the old town. The new town will feature pedestrian pathways, bike lanes, and bus services until density is built up enough to justify mass transit. Traveling to Longpao regionally will require personal vehicles if and until a subway line or commuter rail line is completed across the Yangtze. Regional transportation in Liu He suffers due to a lack of integration of road systems. It is critical to take advantage of the regional and national highway system, but these roadways must be thoughtfully connected with upgraded and new local roadways in order to meet their full potential. Regional roadway connections are proposed to both the East and West. The site’s interior features a modern city grip within the new town, utilizing and upgrading the existing supergrid of streets that follow Longpao’s canal system.
Regional Transportation Connections
Typical Regional Connector
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LONGPAO / Low Carbon New Town
four B) 30km Study Area B1. Site Choice & Optimal Development Nodes The 30km site specification provides the opportunity to highlight existing site amenities beyond the old town and riverfront. The study area includes the proposed new town site, the existing old town, the Dahekou and Yangtze waterfronts, potential sites for highway commercial and corporate headquarter-style development (office or research park), and alternate housing sites. While the APA plan strongly suggests limiting most development to within the 5km study area, it is important to recognize other site amenities such as the highway system and waterways. These considerations will provide guidance regarding how to continue development once the 5km plan has been fully implemented. It is important to recognize that the defining image of Longpao as a sustainably designed and operated city is built upon the idea of a limited development footprint. The plan laid out in this document proposes development of 5-6 square kilometers of the entire site. This is not just a Phase I recommendation but the entire town. If development expands beyond these borders, Longpao will cease to demonstrate the principles of low-carbon design and development. More importantly, it will appear to become like any other city in China or the world, and will have no strategic advantage over competing cities. It is just as important to limit the development footprint as it is to mitigate the effects of regional industry and preserve the natural ecosystem. Therefore, consider the 30km designation a study area, NOT a development area. Our recommendation proposes nearly all development at the 5km level.
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four B2. Village Consolidation As noted in Chapter 3, section G: “The mass demolition of existing buildings is often counterproductive to the goal of efficiency.� This strategic urban plan strongly recommends that existing houses remain where they are. While it may be useful to implement a plan that would prevent expansion of the existing housing in Longpao, it is counterproductive to remove said housing for the purposes of efficiency. Particularly considering the unique layout of Longpao and its manmade canals, which serve as a kind of municipal super-grid. Because the bulk of existing housing aligns with these canals, any new municipal services can be run along improved canal-side roadways, ensuring that the houses enjoy modern services without damaging the environment through the destruction of so many homes. However, in the interest of creating the best possible environment for such a consolidated village if it is implemented, we suggest the following locations. Location 1 provides a distinct location and recognizable riverside character while providing ready access to the new development and the agricultural fields. Location 2 provides immediate access to the highway system and is sited in an area with a number of canals, allowing for urban replication of canalside living traditional in Longpao. Location 3 provides immediate access to the highway system, the old town, and the highway system, also located well for connections to Yudai. Location 1 is preferred for its ability to create a unique character of place that will provide a different kind of living experience than in the new town. show the following layout for the village in the northeast corner of Longpao is located along the Chu Rivertu. If consolidation must be implemented, this location would provide ready access to the agricultural lands to be maintained, provide a second node, apart from Longpao New Town, with which the local population can identify, and access to both local and regional transportation for the greatest mobility.
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LONGPAO / Low Carbon New Town
four B3. Transportation In response to the transportation challenges noted throughout this report, it is important to note several new roads and road improvements that would be necessary for the successful intervention of new development at Longpao. Existing roadways are well located and interconnected, yet poorly connected to regional roadways and highways, and often too small or under-maintained for the purpose of efficient transportation. A simple street hierarchy (MAP E), paired with proposed road improvements (s1-s15, CHART 4, MAP F) can quickly functionalize Longpao’s interior road system. These sections represent a schematic approach to street hierarchy and layout. To strengthen the idea of walkability and access, almost all roads feature dedicated bike lanes and pedestrian pathways or sidewalks. Where street parking is allowed and replaces dedicated bike lanes, traffic lane widths have been increased to accommodate the shared use of lanes between vehicles, scooters, and bicycles. Linear parks run alongside major avenues, allowing pedestrians and bicyclists to be separated from this heavier traffic, traveling through a thickly landscaped park setting. In shopping and commercial areas, canals are improved to include pedestrian-friendly canal-side walkways, pedestrian bridges, and heavy landscaping for a park-like experience.
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Section Location Map
Section 1
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Section 2
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Section 4
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Section 5
Section 6
Section 7
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Section 8
Section 9
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Section 11
Section 12
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Section 13
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Section 14
Section 15
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four ROADWAYS
#
Traffic lanes in each direction
Emergency Lane
Bicycle lane
Sidewalks
Dedicated Bus
Street Trees
Street Parking
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
2 2 2 1 2 2 1 1 1-way 1 1 n/a 2 2 2 3
2.5m 2.5m N 2.5m N N N N N N N N N N 2.5m 2.5m
1 dedicated, 3.3m 1 dedicated, 3.3m 1 dedicated, 3.3m 1 dedicated, 3.3m 2 dedicated, 2m n/a 2 dedicated, 2m shared roadway shared roadway 2 dedicated, 2m shared roadway n/a 2 dedicated, 2m 1 dedicated, 3.3m 1 dedicated, 3.3m 1 dedicated, 3.3m
3m varies 3.75m, 2m 2m 5m 3.75m 3.75m 2m 2m 1m 2.5m 3.5m 3m 2m 2m 3m
Y Y N N N N N N N N N n/a N Y N Y
Y Y Y Y Y Y Y N N N Y Y Y Y Y Y
N N N N N N N Y Y N Y n/a N N N N
Description Primary N‐S connector between Longpao New Town and Highway Exit #2 Primary N‐S connector between Longpao New Town and Highway Exit #1 Secondary E‐W corridor within LP New Town, green corridor Parkway around the Lagoon District Primary N‐S corridor within the Central Business District Secondary Central Business District Street Tertiary Central Business District Street Primary corridor, Residential District Typical one‐way street, Residential District Causeway connecting LP New Town with recreational island activities Typical access street, Canalside District Typical canal with pedestrian access, Canalside District Primary E‐W corridor within LP New Town Primary corridor, Office Park District Primary corridor, Highway Commercial District Primary Regional E‐W corridor connecting LP to Yudai and Yangzhou
Section 16
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four Properly connecting with the emerging regional roadway system will require continued monitoring of roadway plans, as changes occur rapidly and often. Our proposed sub-regional public transportation aimed primarily at connecting Yudai and Longpao must be complemented by an interlocking local system within the boundaries of Longpao itself.
Local Bus Routes
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LONGPAO / Low Carbon New Town
four C) 5km Study Area All existing site factors were analyzed and considered in the creation of the schematic new town plan. These same features will shape the final new town proposal, which outline the urban core layout, landuse, municipal facilities, green space and pedestrian pathways, infrastructure and mass transit, public open space, and other features. Waterways, including river systems, natural wetlands, and manmade canals are currently a critical part of Longpao’s identity and will remain so in the future. Both new and reconstituted canals will enhance the urban parks and development within the new town, while remediation of the existing water sources and pollution will create a healthier amenity that can connect with the new town, provide alternate transit possibilities, and become one of several distinct features that draws tourists to Longpao.
C1. Urban Planning This conceptual urban plan for Longpao comes from the idea of “villages in the landscape.” The APA seeks to create distinct urban environments and neighborhoods within a traditional city grid to provide multiple types of residential and business opportunities. (Grover macro sketches) Proposed transit layout follows a traditional urban grid within the new town, with N-S connections to the major highway corridors, based on planned highway access ramps. Additional infrastructure improvements across the 56km study area will be completed, in conjunction with the proposed municipal service improvements and upgrades. Public transit is important, given the density of the proposed new town. The compressed footprint and linear layout of the new town makes public transit by bus or streetcar simple. This system will expand to connect further with the existing old town, determine the level of service necessary to the rural agricultural villages, and connect to the expanding regional services.
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four The green network is an important part of the low-carbon approach, providing urban areas for excess stormwater runoff while providing ample space for recreation and transportation by foot or bicycle, reducing vehicle use. The network also allows the natural landscape to reach into the urban core, and for new town residents to have easy visual and physical access to the natural and agricultural landscapes around them. In particular, the Yangtze River island has the potential to become a local recreational amenity and a regional tourist attraction, featuring walking and biking paths, open water, wetlands, river views, wildlife, viewing towers and platforms, and other features.
The urban layout has all the advantages of a compressed footprint, as discussed in earlier chapters, yet features a small block size that is pedestrian friendly and easy to navigate by vehicle, mass transit, bicycle, or on foot. It is created in groups, or sections, along an east-west linear pattern, taking the form of “villages in the landscape.” This will allow for intelligent phasing, a unique identity for each urban “village,” and the creation of different urban densities and types that will appeal to all developers and customers. Following this strategy, Longpao can build a diverse economy on the strength of its existing agriculture and aquaculture, its new offer of dense, modern residential and mixed-use properties, and high-end office and retail space in the heart of a vibrant urban core. Lagoon and canal-front development augment the plan by providing alternate development types and the potential for high-end housing and retail outside of the gridded urban model.
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LONGPAO / Low Carbon New Town
four C2. Development Density Generally, development density within this plan is concentrated around the Central Business District, becoming less dense and increasingly residential as the “villages in the landscape� spread out in linear fashion to the east. Dense development is called for at the riverfront, including an expanded levee plaza and a traditional downtown grid with extensive pedestrian pathways and canal-side development. Building height and density is highest in this distinctive downtown location, with lower development stretching in a grid to the east and concentrated at the highway exits. The majority of the remaining landscape will remain low-scaled, primarily made up of the existing agricultural housing and linear villages.
C3. Population & Phasing Phasing strategies proceed logically along the east-west progression of this urban development proposal. Also shown is the importance of the highway corridor and its potential impact on the development of Longpao. While primary development must occur within the new town core, non-competing uses (university satellite campus, office/ research park, highway commercial) that require more open space are appropriately located near the major highway interchange for best regional accessibility. Developing the urban core first will allow for a successful development that does not reach beyond its limits before reaching a certain capacity, which avoids over-building and underuse of land, protecting the landscape until expansion becomes necessary.
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four C4. Land Use While the true urban core will be located at the Yangtze riverfront, with public open space, retail and office development, and upper-floor residential, each of the other urban grid sections will feature mini-centers or commercial development nodes, allowing first-floor retail, canalfront restaurants and shops, public facilities including schools, parks, and other amenities. Proposed commercial and mixed-use development follows planned transit lines and surrounds public open spaces including plazas and parks. Residential and mixed use development borders the existing old town, mirroring the scale and mixed-use nature of that development.
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LONGPAO / Low Carbon New Town
four C5. Districts Creating districts within the Longpao New Town allows further differentiation amongst the varied urban conditions created within.
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four Central Business District This district will serve as the nerve center of Longpao New Town. Centered around a large, public, riverfront plaza, it will contain tourism amenities including an interpretive center displaying the agricultural culture and ecological legacy of Longpao, along with its progressive approach to sustainable design and development. The majority of office space and large-scale urban retail will be centered here, along with hotels and larger scale cultural amenities such as theaters or sports venues. Residential uses will occupy upper floors for those new residents seeking downtown living.
Downtown Riverfront Plaza
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Wetlands View over Downtown
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four Waterfront This area will serve as an expansion for the CBD, with similar land uses. Public parks and pathways will dominate the waterfront to give visitors and residents access to the river views. Small residential and office towers will take advantage of higher-floor views with some ground floor retail and commercial development. The scale of building in this district will be smaller where adjacent to the existing old town area.
Lagoon This district provides high-end, low-density waterfront housing, transforming a former aquaculture use into an urban lagoon, with views of LongPao New Town across the water, and pedestrian and bike pathways around and across the lagoon for recreation. Residents will enjoy off-street parking and exclusivity, and will attract both permanent and weekend residences in the middle to high end.
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LONGPAO / Low Carbon New Town
four Canalside This area provides both street access and canal frontage for residences, mirroring the canalside living prevalent in Longpao, yet in a denser, urban setting. North-South canals are faced directly with houses, while East-West canals provide ample pedestrian pathways, allowing for small retail and a park-like setting along these canals. One exception is a North-South canal set specifically as a shopping street for tourists and residents alike, extending from the district through Midtown and connecting with the Lagoon.
Residential These “villages� are comprised primarily of housing, and feature lower density development of 2-3 stories. The district will feature its own small retail including grocery and corner stores and some office space, allowing residents to meet their basic needs without driving or biking all the way to the town center. The area will also house its share of municipal facilities, including schools, fire, and police. Ample park space will be provided to this residential-heavy area.
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four Consolidated Village As noted above, the APA strongly recommends that the existing linear, canalside villages be maintained in their current location. The large gridded road and canal system already in place will greatly simplify the upgrade of services to these locations, unlike most rural areas in China. Further, money and environmental cost can be spared twofold by avoiding the destruction of existing houses and new construction of a village. If, however, village consolidation is required, it is important to locate and layout the new residential area properly. The proposed location is central for access to the agricultural lands, lies along the Chu River, where a riverfront park at the height of the levee will provide access and views, and is consolidated into a dense and walkable urban area with identifiable neighborhoods, urban parks, and municipal amenities. The village will have an identity apart from LongPao New Town, and will better serve residents still connected to LongPao’s vast agricultural lands.
Highway Commercial The new major roadways that crisscross LongPao provide numerous opportunities, including access to Nanjing and other regional powerhouses, and the ability to attract new residents and businesses seeking quality of life without sacrificing connectivity. An added opportunity for Longpao is that of highway commercial development. With two major roadways and ample developable land, the crossing at LongPao will serve as a regional hub of retail, commercial, and office development. With this generous proposed layout, big box retail can be complimented by a canalside shopping development with an outdoor mall configuration, a model of retail development that is met with great success around the world. Between these uses and the Chu River, there is ample room for office towers, stand-alone corporate headquarters located in lush landscaping, and even satellite university activity with riverfront student/faculty housing if necessary. The district represents a major financial opportunity for LongPao, yet remains separate from LongPao New Town to provide the greatest regional access. Development suited to a more urban layout and experience, however, should be placed in the New Town, as the success of this highway commercial development must not compromise the diversity of use within the New Town. The New Town should be considered primary, with only those uses requiring heavy volume vehicle access (big box retail, etc.) located in the highway commercial area.
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LONGPAO / Low Carbon New Town
four Midtown Midtown serves as a direct extension of the CBD, and will capture the secondary office and retail markets that benefit from locating near but not directly in the downtown center. The district has a thoroughly urban feel with low to midrise buildings and ground floor retail. As in the CBD, the density will require most blocks to include a parking level or levels, with street parking available to accommodate regular business and tourism.
Recreation The district is so-named because of its direct access to the lagoon, recreation activities on the Yangtze River island, and pedestrian and vehicle pathways winding through the marshland and open water just south of LongPao New Town. Interpretive displays and outposts will be located throughout this area, allowing tourists to traverse the region on their own, with the Recreation District serving as a base from which they can explore, enjoy lunch, park, etc.
Transition to Old Town This extension of the CBD and Waterfront districts serves as a buffer between the large scale of the riverfront new town and the smaller scale of the existing old town. When locating adjacent to existing uses, it is important to respect the urban character and style of the existing urban area.
The district will also serve as a transition from the higher buildings and higher density of the CBD and Midtown to the lower density and smaller buildings of the Residential District, including both commercial and residential uses in a quieter setting away from downtown. Street parking will prevail, with structured parking occasionally needed for larger buildings and developments. Street widths lessen in this district, representing lower traffic flows, shared bike lanes, and a more intimate pedestrian experience.
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four Gateway The gateway district is where visitors will first make contact with Longpao. Development will occur at the highway exit, setting up access to LongPao New Town along an improved North-South corridor. The corridor features heavy planting and a linear park for pedestrians and bicyclists, which will serve to present LongPao as a green city with sustainable goals. It is important that this corridor does not feature strip development that will make LongPao look like any other destination. Rather, the Gateway District should present the image of LongPao that will be marketed to developers and residents alike: a low-carbon new town with a commitment to high quality of life.
Office Park This district features a sizable portion of land that can be developed in a luxurious way, affording corporate headquarters and other businesses the room to provide premier office space in a landscape setting. The office park can also accommodate satellite university and other uses in such a setting, located to provide ultimate regional access, views to the landscape, and other amenities.
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LONGPAO / Low Carbon New Town
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CHAPTER 5 - Conclusions A) Summary of Recommendations This report serves as an outline of the APA’s urban design strategy for a low-carbon new town in LongPao. It is important to note that the concept of a low-carbon development involves many different features that work together to reduce energy use. If parts of this strategy are not pursued by both government and private developers, it will become unrealistic to market Longpao as a progressive, low-carbon new town, compromising the long-term viability of the development. Because Longpao is located in an ideal location and will soon be accessible by several major highways and cross-river connections, it will experience a development boom regardless of the design approach. However, this advantage will fade over time as infrastructure connections continue to expand, reaching more and more people and regions. The long-term success of the region will be built upon the low-carbon principles outlined in this report and the pursuit of a high quality of life through environmental clean-up and preservation. Creating a small development footprint, monitoring and mitigating water and air quality, preserving local ecosystems, attracting progressive and expanding businesses rather than declining industries, exploring sustainable energy sources, implementing sustainable agricultural practices, and improving the efficiency of municipal services should be considered as a network of equal goals, pursued and implemented without sacrificing one for another. In this way, Longpao can create, market, and truly maintain the status of low-carbon new town with a high quality of life for its residents.
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