Keith Griffiths: Density and the City

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CHINA CITY

Click to edit Master text style Cities have evolved over centuries to adapt to our social and economic and to accommodate a range of building types.

Click to edit Masterneeds text styles Advances in technology such as the elevators, motor transport and subways have enabled the city to become ever more dense, efficient and vibrant. There is now increasing pressure for cities to accommodate large-scale mixed commercial buildings whilst also responding to a demand for increasing density and efficiency.

This essay suggests that cities may best respond by densification around planned hubs of mixed usage development, that these hubs require enhanced infrastructure and that they might be designed to be porous and adaptable as cores of our urban fabric.

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World’s – from 1950 to 2050 Click toUrbanisation edit Master Rate text style 100.0

90.0

Click to edit Master text styles 80.0

70.0

60.0

50.0

40.0

WORLD

30.0

ASIA

20.0

China

10.0

UK

USA

0 1950 1955 1960 1965 1970 1975 1980 1985 1990 1995 2000 2005 2010 2015 2020 2025 2030 2035 2040 2045 2050

Source: Data from “World Urbanization Prospects: The 2014 Revision,” United Nations 03/10/2015

China’s Urbanisation - Overview

2014

1989

1949

Source: “60 years Evolution of Cities in China,” Urban China Issue 40 Annual Data Reports, National Bureau of Statistics of China

China’s Keystyle Data Click toUrbanisation edit Master –text

Year

Population

Urban Population

% Urbanised

No. of City

1949

542 M

57.5 M

10.6%

135

1990

1134 M

299.7 M

26.4%

464

2014

1368 M

750 M

54.8%

Over 2160

2020

1450 M

870 M

60.0%

-

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Source: Annual Data Reports, National Bureau of Statistics of China 03/10/2015

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In the last 30 years urbanisation has helped lift half a billion people in China out of poverty.

Much of this urbanisation has been led by cities acquiring land at low prices from farmers and funding infrastructure from Central Government loans.

There has been no centrally coordinated approach or plan for urbanisation.

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The by products of this uncontrolled urbanisation are: • Inefficient Urban Sprawl • Rising Social Inequality • Over building of expensive infrastructure • Pollution exacerbated by longer commutes

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Click to edit Master text style The key goals of the policy are: Click to edit Master text styles

1. Happiness Over Wealth 2. Low Carbon City 3. Compact City 4. Smart City 5. Inclusive City

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Click to edit Master text style Six Key Drivers of the New Policy: -

1. Land Management Reform – More efficient land use. Strong property rights and compensation for farmers. Market driven land pricing. Legal limits on the Click to edit Master text amount of styles rural land requisition.

2. Reform of Hukou System – Fair wages and equal access for all to public services to create a mobile work force.

3. Sustainable Urban Finances – Local authorities to fund urbanization through property taxes and higher charges in lieu of Central Government loans.

4. Reform Urban Planning – Market driven land pricing will encourage heavy industries to move to secondary cities. More flexible land zoning and smaller plots to improve land efficiency. Coordinate and link urban modes to transport to reduce trips, congestion and pollutions.

5. Improve Environmental Controls – Enact existing legislation by enforcement, taxes, and incentives.

6. Improved Local Governance – Incentivize local officials to achieve efficient, inclusive urbanization, Local Governments management and accounts to improve and to be transparent.

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Click to edit Master text style Future urbanisation will be led by The Megapolis of China Click to edit Master text Three styles The three city groups of Area (sq km)

Population (Million)

GDP (billion RMB)

Beijing-Tianjin-Hebei

183,000

87 M

5202

Yangtze River Delta

110,000

103 M

9011

Pearl River Delta

55,000

57 M

4778

currently contribute 36.6% of the national GDP from 18.2% of the population on 3.7% of the land.

Source: Data from Annual Data Report 2013, National Bureau of Statistics of China 03/10/2015

City Clusters Chinatext style Click to edit of Master

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New country-wide strategy for urbanisation :•

Enhance city clusters

•

Coordinate to infrastructure

•

East Region: new and service industries

•

West Region: heavy industries

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Coordinate Urbanisation to High Speed Rail System •

Between City Clusters ---- High Speed Rail

•

Between Cities ---- Passenger Rail

•

Within Cities ---- Metro System

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China mixed use developments combines buildings of many usages into convenient high density hubs which provides a true live-work-recreate urban form in a pedestrian friendly Click to edit Master text styles environment around transportation networks.

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Click to edit Master text style These high density mixed use city hubs act as catalysts and generators of urban life which energise and activate the surrounding Click to edit Master text styles lower density residential areas whilst gathering transportation modes into efficient modal interchanges.

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If the city is a complex network of infrastructure, buildings and spaces then it encompasses a far greater complexity of society and culture. These complex networks have a huge ability to accept accretive growth and change within their established framework.

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Many cities evolve from the coalescence of villages into a cohesive urbanity where each village reaches out to create a seamless web of activities, connectivities and built forms.

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Shanghai Click to edit Master text style

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City-villages evolved into hubs of the fully formed city where roadways, utilities and each community’s shared functions are concentrated and focused.

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Beijing Subway 北京地铁

Later accretions to the city such as subway stations have respected the existing pattern of usage and are located within or under the city hubs to form multimodal transportation nodes.

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Ubiquitous densification may place huge pressure upon the overall urban grid and threaten the vibrancy and existence of the established city-village hubs.

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Densification seems more advantageous to existing city-village hubs with established social and commercial centres where the infrastructure can be readily upgraded.

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Beijing Click to edit Master text style

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High-density clusters may be best positioned over existing transportation nodes to reduce journey frequency and time.

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Tianhe, Guangzhou Click to edit Master text style

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Existing city-village nodes may already be located next to parks and waterbodies so it may be efficient to densify these nodes.

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Gaoxin District, Chengdu Click to edit Master text style

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A modern urban hub may irrigate and connect the city through its porosity, multiple usages and multilevel public spaces.

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Within this new vision of urban hub can the buildings be adaptable, multi functional and maximise synergy and urbanity. A rich mix of usages and connectivity will create a vibrant, focused and sustainable city hub.

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Alibaba ‘A’ Community Development, Chengdu Click to edit Master text style

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High density buildings within mixed-use city hubs may offer advantages of multiple ground planes and interpenetration of landscaping, light and air.

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Centres of Central, Hong Kong Click to edit Master text style

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1. Rooftop Click to edit Master text style

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4. Elevated Park Click to edit Master text style

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5. Ground Click to edit Master text style

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Porous high density buildings can provide multiple level public spaces, greening and environmental benefits.

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Shenzhen Shum Yip Click to edit Master text style Midtown District

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Shanghai Hongqiao Paradise Walk Click to edit Master text style

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Basement levels, ground and upper levels of buildings are activated to provide an enhanced and extended public realm.

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Traditional buildings are limited to their unique uses whilst mixed-use buildings accommodate many uses in flexible and adaptable formats.

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Beijing Fortune Plaza

North Star, Beijing

Chinese Estates Plaza, Chengdu

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Wú Zhōng Shēng Yǒu

无中生有 “Starting from Scratch” Facing the wave of fast Chinese urbanization, architectural practice is frequently challenged by chaotic and featureless site conditions. Behind seemingly empty context, there rests rich historical, social and cultural threads. Architects might explore culture-driven design strategies, which could guide their designs in China's market-oriented urban developments.

西安 Xian

广州 Guangzhou

Qiān Piān

Yī

Lǜ

千篇一律 Efficiency and Diversity In the modern era China has witnessed the victory of mass production. Despite various narratives, there are similar stories behind the legend of every city's bursting development. Economic interests overwhelms social values. The vast effort of constructing concrete wonderlands could not offside the inability of creating diversified identity, which results in unfulfilled experiences, unstable social ecology, noncompetitive culture, and restrained creative possibilities.

石家庄 Shijiazhuang

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郑州 Zhengzhou

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Zùo

Jiǎn

Zì

Fù

作茧自缚 Build and Sustain If cities could be seen as human bodies, architecture then would be like living cell and organs. When increased pressure and over capacity, both body and cells and it's organs will collapse into nonfunctioning interacting parts

上海 Shanghai

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北京 Beijing

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Gùo

Yòu

Bù

Jí

过犹不及 Quantity and Quality As a primary driver of economy, urban growth and housing booms are transferring China into a consumer's paradise. In one aspect, the increasing supply of private property has enhanced the physical conditions of inhabitation, in another aspect, the decreasing arable land is challenging the base line of human survival. A balanced land development has to be considered to secure a true balanced and lasting social stability.

正在开发建设中的大型住宅社区 ，鄂尔多斯，内蒙古 Vacant plots surrounded by growing construction Ordos, Inner Mongolia

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空荡的法式风格小区 ，杭州，浙江省 Unoccupied French-style community Hangzhou, Zhejiang Province

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通往郊区新城的未完工道路，贵阳，贵州省 Urbanizing rural area with inadequate infrastructure Guiyang, Guizhou Province

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刚刚开业的高档商场，沈阳，辽宁省 Empty high-end shopping mall after opening Shengyang, Liaoning Province

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Zhāo

Shēng Mù

Sǐ

朝生暮死 Ephemerality and Metamorphosis Besides numerable newly built cities in China, mass deconstructions are also occurring at an increasing rate. It is not rare to see large building designed to last over 50 years but demolished less than 20 years after birth. Like electronic products, architecture has become ready-made evanescent application to be disposable for upgrading. Seldom are these opportunities given for any in-depth cultured development to thrive in this unsustainable environment.

浙江大学某校园建筑，建于1990年 Zhejiang University’s No. 3 building in lakeside campus 1990 - 2007

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青岛某火车站建筑，建于1991年 Tsingtao Railway Building 1991 - 2007

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南昌某酒店，建于1997年 Five Lake Hotel in Nanchang City 1997 - 2010

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温州某商住楼，建于1998年 Zhongyin Building in Wenzhou City 1998 - 2004

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豫西某展览中心，建于2000年 Yuxi Exhibition Center 2000 - 2005

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Wēn Gù Zhī Xīn

温故知新 Lost and Found We are fortunate that the short history of modern urbanization has not totally overshadowed the long lasting heritage of Chinese civilization. One can recognize the resilience of traditional culture and use it to transform and build a cultured and more progressive society. Critical research and thoughtfulness could lead to future innovation in different scales.

宋代绘画中的城市生活 Painting on urban life in Song Dynasty

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清代绘画中的北京郊区 Painting on landscape around Peking in Qing Dynasty

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二十世纪早期照片中的福州市中心 Photography on historical city of Fuzhou in early 20th century

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Jì

Wǎng

Kāi

Lái

继往开来 Inheritance and Creation As all tradition evolves, it adapts to new conditions, challenges and opportunities. Creation is not necessary about breaking the old for something totally brand new.

Social advancement is a continuous process, which connects the past, the present and the future.

青岛的“海市蜃楼” “MIRAGE” in Qingdao

青岛蔚蓝海岸二期项目 Qingdao Azure Coast Phase 2 Project

青岛蔚蓝海岸二期项目 Qingdao Azure Coast Phase 2 Project

滇池鸟影 Migrating Birds in Kunming

昆明饭店 Kunming Hotel

苏州园林里的假山石 Scholar stone in Suzhou traditional garden

苏州西交利物浦大学校园中心 Xijiao-Liverpool University new campus center

Building photo

苏州西交利物浦大学校园中心 Xijiao-Liverpool University new campus center

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苏州西交利物浦大学校园中心 Xijiao-Liverpool University new campus center

Atrium photo

中国当代水墨画作品 Contemporary ink painting by Chinese artist

北京艺术村项目 Private museum in art village

山水园林 (Shan Shui Yuan Lin) Mountain, Water, Garden, Trees

苏州太湖城市综合体 Taihu Project in Suzhou

园 Garden

山 Mountain

林 Trees

水 Water

苏州太湖城市综合体 — 山 Taihu Project in Suzhou — Mountain

苏州太湖城市综合体 — 水 Taihu Project in Suzhou — Water

苏州太湖城市综合体 — 园 Taihu Project in Suzhou — Garden

苏州太湖城市综合体 — 林 Taihu Project in Suzhou — Trees

重庆新华书店集团公司解放碑时尚文化城项目 Chongqing Xinhua Bookstore Group Jiefangbei Book City Mixed-use Project

微缩重庆 Compact Chongqing

书卷缱绻掩山城 A Mountain City Embraces Books

重庆新华书店集团公司解放碑时尚文化城项目 Chongqing Xinhua Bookstore Group Jiefangbei Book City Mixed-use Project

重庆新华书店集团公司解放碑时尚文化城项目 Chongqing Xinhua Bookstore Group Jiefangbei Book City Mixed-use Project

重庆新华书店集团公司解放碑时尚文化城项目 Chongqing Xinhua Bookstore Group Jiefangbei Book City Mixed-use Project

蛟龙出海 Flood Dragon Emerging from the Sea

珠江三角洲的超级大都会 The Four Pearl River Dragons

珠海横琴国际金融中心 ZhuhaiHengqin International Financial Center

珠海横琴国际金融中心 Zhuhai Hengqin International Financial Center

珠海横琴国际金融中心 Zhuhai Hengqin International Financial Center

Click to edit Master to text style A Holistic Approach Hong Kong Housing

By Keith Click to editGriffiths Master text styles March 2015

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Click editConcept Master Of text styleDevelopment Hong to Kong Urban Metroplan Area Click to edit Master text styles

3.2.2 The Metroplan Area comprises Hong Kong Island, Kowloon and New Kowloon and the districts of Tsuen Wan and Kwai Tsing. Metroplan establishes the following density principles for these areas: (a) Within acceptable environmental limits, to maximize the intensity of people and jobs close to high capacity transport systems (particularly rail); 2.4.3 For rental and HOS estates a Development Ratio range of 5 to 7 on the Net Estate Area is recommended which is intended to reflect the diversity of site constraints and planning policies likely to be encountered in the Territory and within which it should be possible to achieve a high standard of estate layout design while maintaining an efficient use of land.

Density Zone

Type of Area

Location

R1

Existing Development Area

Hong Kong Island

8/9/10

(i) (ii)

Kowloon & New Kowloon

6/7.5

(iii) (iv)

8

(ii) (v)

6.5

(vi) (vii)

R2

5

(viii) (ix)

R3

3

(viii) (ix)

Tsuen Wan, Kwai Chung & Tsing Yi New Development Area and Comprehensive Development Area

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Maximum Domestic Plot Ratio

Notes

Click to edit Master text style High Density Residential

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Click to edit Master to text A Holistic Approach Thestyle Hong Kong Housing Crises

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Click to edit Master to text A Holistic Approach Thestyle Hong Kong Housing Crises

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Click to edit Master text style HK PLANNING CONTROLS - Oversimplified & 2-Dimensional

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Click to edit Master text style Existing Building Planning Control In HK Control is Mainly Through the Technical BD Submission Click to edit Master text styles Pencil Tower No Urban Identity

No Light

60 %

60% Inefficient Plan due to restriction in floor plate 75 % 85 %

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No Trees?

15M

Click to edit Master text style Existing Building Planning Control In HK

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GROUND BECOMES USEFUL ONLY TO VEHICLES

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Click to edit Master Planning text styleand Land Supply Approach Integrated & Holistic

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Click edit Master text style Civic to Spaces

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Click to editPlanning Master Strategy text stylefor Kwu Tung New Town Alternative

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Click to City editSchools Master text style Garden

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Click editLand Master Hong to Kong Usetext style

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Hong Kong Current Land Use

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Click to edit Master text Singapore Proposed Landstyle Use Plan By 2030

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Singapore Current Land Use

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Click to edit Master text style Development Opportunities In Hong Kong

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AT TAI HO

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TERRITORIES

AT KAI TAK

Click edit Master text style Opportunities Land to Shortage vs Development

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Land Shortage

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Development Opportunities

Click edit vs Master text style SocialtoValue Capital Value

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Click to edit Master text style Development Opportunities In Hong Kong

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PLOT RATIO 7

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PLOT RATIO 3

Variations of Building Height & Massing

Click to editResidential Master text style City Alternative - Garden

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Click to Housing edit Master style Current Mix text In Hong Kong

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Click to Housing edit Master style Current Mix text In Hong Kong

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Click to edit Master text style Housing Demand

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Click to edit Master text style Method Four Developers’ Price Control

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SHK

Sun Hung Kai

Cheung Kong

450 ha

1.2% HK Total Land Area

400 ha

= 1,330 ha =

N

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Henderson

300 ha

New World

180 ha

OR 26% of HK’s Agriculture Land Area

Click toHousing edit Master textInstyle Private Supply The Next 10 Years

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Total Estimated No. of Residential Units the 4 Developers can Provide Based on their Land Banks 1,330,000 sqm (Total Land Area) x 5 (Plot Ratio) = 950,000 Private Units 70 sqm (average unit flat size)

Policy Address 2014 Long-term Housing Strategy

A Total of 470,000 new residential units in the next 10 years, of which 188,000 units will be for private residential.

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Click to edit Master Revitalization Of The text Innerstyle City

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Click to edit Master text style As Residential Industrial District Rehabilitation

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Click to edit Master text style Industrial District Residential

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Click to edit Master text styleIs By Existing Development Control Control Of The Gross Floor Area Click to edit Master text styles Narrow Corridors

Insufficient Natural Light

PUBLIC CIRCULATION: Accountable for GFA hence minimum provisions UNITS: Accountable for GFA closely packed units

Over Looking Units

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Insufficient Cross Ventilation

Click to edit Master text style The Benefits of Alternative Models

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Click to edit Master text style NFA Controls - Proposed

Click to edit Master text styles Environmental Filter Insulation

Visual Relief Screen Sun Shading Acoustic Barrier

NFA NFA Non-Accountable

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ACCOUNTABLE

Click to edit Master text style Proposed New Development Control Structure

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Click to edit MasterControl text style Proposed Planning In HK Control is to be carried out through the Planning Department via separate planning submission

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Progressive Site Coverage (1st Schedule Re-defined) Guideline for street cornice & frontage

5:1 Bonus to encourage set-back from lot boundary

Set-back for better street life Pocket Park

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