Development Types, Mixing Uses URBP 6902 Urban design and place making

Charu Ahluwalia Li Sui Fung,Charvis

Development Types
Mixed-Use Development
Definition In contrast to mono-functional development Multiple use of land or buildings at varying scale Significant functional and physical integration
A A

Design Principles Development density should be compatible with street width Serving different users at different time, i.e., like workers at office day time and residents at night Opportunities Enhancement of vitality, safety and security for a local community Sustainability, i.e., efficient use of land, buildings, resources Living and working in closer proximity Reduced separation of rich and poor Convenient access and improved walkability Longer hours of active street life Challenges Incompatible mixed-use Requires extraordinary planning, management and capital Requires more sensitive urban design to operationalize diversity (versus monolithic places)

Commercial Commercial & Residential Government, Institution & Community

Residential Open Space

Development Types
Transit-Oriented Development
Definition Relatively high-density with mixed land use patterns Located within an 10-minute walk of heavily used bus or rail transit center Design gives preference to the pedestrian Design Principles Multiple residence choices, especially for under-privileged and minority group High quality commercial development to enhance attractiveness of the area Walkable community with well-designed streetscape Opportunities Location efficiency Rich mix of choices within walking distance Economic value captured via transit development Increased pedestrian flow of the community Oriented to solve transport inequality Addressing environmental problems caused by urban sprawl Challenges Require a large population to support the public transport Involves high investment on infrastructure and land acquisition

Commercial Commercial & Residential Government, Institution & Community

Residential Open Space

Development Types
Infill Development
Definition Often a part of an urban renewal strategy Re-using and re-positioning of obsolete or underutilized buildings New construction on vacant lots Rezoning declining areas for new purposes, Modifies existing structures to serve new purpose Design Principles Compatible with surrounding uses Balance interest of the local community with development Infill density should be carefully considered Design more open space for increased population Opportunities Reduced travel distance Geared to avoid urban sprawl Facilitate environmentally friendly public transportation Vibrant and socially connected neighborhoods Addressing safety concerns associated with vacant property An effective tool for increasing supply of more affordable homes Challenges Require a large population to support the public transport Involves high investment on infrastructure and land acquisition
Commercial Commercial & Residential Government, Institution & Community Residential Open Space

Mixing Uses

Mixed Use Development combines together

live WORK

pedestrian-oriented compatible land uses

PLAY

public amenities, and utilities to live, work, play and shop in one place.

Mixing Uses
Monofunctional Zoning Model
v e to w or k
20

m i n u t e dri

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4 5 m i n ut e
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to
s c h o ol

iv e
to h osp

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to leis ur e

zoning divide : residential from industrial

fa c

i li t i e s

? Le Corbusiers Planning Vision and the Monofunctional Zoning Model

limited activity in the centre road as a boundary to segregate uses

Motor Car dependant One function, in one place, at one time, to the exclusion of all other functions

Uniformity of Development Forms and Tenure Resource inefficiency Leading to urban sprawl

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20

4 5 mi n

zoning divide : commercial from residential

m in ute d

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Mixing Uses
High Density Compact City Model

Mass transit based Rich mix of uses Promoting diversity in Land-use, Development Forms and Tenure Longer hours of street activity Targeting resource efficiency Countering urban sprawl

Diagramatic Illustration of High Density Mixed Use Compact City Planning Model hospital leisure

work

Targets for achieving successful mixed use community

Mixing Uses
Graphic Illustration of Theoretical Land Use Structuring Models
Networks City
C lear C er tain Diverse C ontinuous

Homogeneous City
Un c l e a r Un c e r t a in Mo n o t o n o u s D is c o n t in u o u s No d ire c t io n s fo r fu t u re

B a nde d C i t y
C lear C er tain Diverse C ontinuou s , but only in o n e direc tion

City of ghettos
Clear C e r t a in Mo n o t o n o u s No d iv e r s it y No c o m p l e xit y

M o sai c of Sub- c ul t ure s

C lear Disc ontinu o u s . No mixing t h u s little diver s i t y

Mixing Uses
Development Control to achieve MXD in Hong Kong
Mixed Use Development in Hong Kong regulated by three systems. Planning Control is exercised by Land Use Zoning mechanism detailed in Statutory Town Plans. Mixed uses are permitted by Statutory Law, as long as they are compatible with the planned land uses and cause no environmental nuisances. Land Lease Control. A contractual arrangement between the government and lessees, land lease imposes development control on MXD Building Control. Buildings Ordinance and Building (Planning) Regulations upholds the standards of planning, design and construction of buildings and its impact on the immediate neighborhood. This prescribes safety and health standards for mixed-use developments.

Mixing Uses
Simplified graphic depiction of possible outcomes for Land Use Zoning Types promoting a mix of Residential and Commercial Uses

C/R
R=C R<C R>C

Outline Zoning Plan

LAND USE TYPES PROMOTING MXD
Commercial/ Residential Comprehensive Development Area Other Specified Uses (Arts, Cultural, Entertainment and Commercial Uses)

C/R CDA OU (ACECU) OU(B) OU(MU) R(A)

CDA

R (A)
Three Floors

Other Specified Uses (Business) Other Specified Uses (Mixed use) Residential (A)

OU (MU)

Mixing Uses
Land-Use Zoning Types promoting mixing of other

OU (B)

Commercial + Clean Industry

LAND USE TYPES PROMOTING MXD

Commercial/ Residential Comprehensive Development Area Other Specified Uses (Arts, Cultural, Entertainment and Commercial Uses) Other Specified Uses (Business) Other Specified Uses (Mixed use)

C/R CDA OU (ACECU) OU(B) OU(MU) R(A)

OU (ACECU)

Arts + Culture + Entertainment + Commercial

Residential (A)

Mixing Uses
Types of Mixed Use Development
1 3 2
free standing structures with pedestrian connections e.g. commercial dev. in Central, HK

Vertical Mixed Use Buildings Living, working, shopping and recreation are all available within the same building or cluster of buildings in compact high density developments. Location of such Integrated MXDs needs to be in areas with no infrastructure constraints.

high rise tower with layered cake mixing of uses e.g. K11, TST, HK

podium platform linking up several buildings e.g. The Belchers, HK

Horizontal Mixed Use Sites combine single use buildings on district parcels in a range of land uses, within one planned development project.

Mixed-Use Walkable Areas A combination of both vertical and horizontal mix of uses in an area within an approximately 10 minute walking distance to core activities.

Mixing Uses
Market Forces Determine Proportion Of Different Uses

Market Forces Location in the city History and Character Need and Skill of the Local Resident

Proportion of Different Uses

Mixing Uses
Land Use Type Proportion (extracted from OZP)
Tin Shui Wai
Residential (A) 101.6ha Open Space 42.69ha

Site specific influence on Market Force

Impact of Market Forces on Character of the District

53.6%
22.5%
20%
7.4%

- remote location in the city - concentration of residents with lower educational qualifications - unique past policy of boosting housing supply

Residential (B) 37.78ha Government, Institution or Community 27.91ha Comprehensive Development Area 13.98ha Commercial 3.44ha 1.8% Country Park 61.52ha Other Specified Uses 7.32ha Conservation Area 3.75ha Undetermined 1.86

14.7%

ha

Wan Chai

Commercial 20.47ha Residential (A) 13.59ha Government, Institution or Community 10.52ha Open Space 3.94ha Residential (B) 1.7ha

40.5%
26.9%
20.8%

- walking distance from Central - extension of CBD - long and rich history of the settlement - concentration of residents with lower educational qualifications

7.8%
0.7%

3.4%

Residential (C) 0.35ha Other Specified Uses 7.32ha

Stanley
Residential (C) Residential (A) Open Space Commercial Other Specified Uses Green Belt Government, Institution or Community Coastal Protection Area

34.63ha 13.21ha 11.19ha 18.7% 0.82ha 1.4% 139.71ha

22%

58.7%

- proximity to waterfront - famous tourists attraction - special ambience of an European style village - surrounded by lush protected natural landscape

101.04ha 57.74ha 20.58ha

Mixing Uses

GR AP HIC P HOTO S P EC T R U M S H O W I N G R E LA TIV E DE GR E E O F R E S IDE NTIAL & COMMERC IAL L AND USE MIX

Fairview Park large scale residential neighborhood

Tin Shui Wai

North Point old mixed-use urban area in HK

Causeway Bay mixed use commercial cluster

Wan Chai high degee of mixed residential and commercial

Mixing Uses
Building Walkable Neighbourhoods

Projects containing several uses but lacking pedestrian connectivity, such as master planned communities needing an automobile to traverse, do not meet requirements for mixed use.
5m in
ew ut

Benefits of mixed development can best be promoted by providing conveniently sited and connected local services and facilities. A widely used benchmark is for mixed development neighbourhoods to cover a 400 m radius, equating to about five minutes walk (50 hectare).

m alk fro hom e t ot

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a loc

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Mixing Uses
Compatible Uses
Issues of compatibity for mixed use development must be addressed in terms of Internal Relationships Relationships between the development and its context

Mixing buildings with incompatible profile agitates the existing urban fabric, architectural rhythm awnd even social harmony One of the adverse effects brought by mixing different uses is the light and noise pollution

Mixing Uses
Flexibility

Floor-to-ceiling heights above three metres at ground level

3M

Construction systems that allow larger window and door openings to be inserted at a later date

Seperate entrance from street to upper levels. Position so as not to break up ground floor retail continuity.

Application to Kwun Tong

Well

connected

with

MTR

network

Part of the Energizing Kowloon East which aims to transform Kowloon East to another CBD Undergoing change in uses owing to the Kai Tak Redevelopment and fading out of the traditional manufacturing industry base.

Application to Kwun Tong

Land Use Analysis
Kwun Tong MTR Station

Open Space

6.52ha ~2.73ha 45.57ha

Government, Institution or Community Other Specified Uses (Business)

~1.21ha
Commercial

Application to Kwun Tong

Horizontal and Vertical Mixed-use Analysis

Kwun Tong MTR Station

Horizontal monofunctional development causing segregration

Rich mix of uses inside industrial buildings in Kwun Tong

Verticle Mixed-use Industrial BLDG:Hoi Luen Industrial Centre

Application to Kwun Tong

Walkability Analysis
Hoi Yuen Road: Major route connecting MTR station to waterfront

Narrow pedestrian street reducing walkability

Trucks frequently occupying pedestrian street causing insecure feeling

Round-about blocking pedestrian flow to promenade

Application to Kwun Tong

Compatibility Analysis

Governemnt has intended to rezone the industrial land in Kwun Tong Resulting in the dominant of OU(B) in the site with planning control to ensure compatibility Comprehensive rezoning

Recommended Plan for industrial land rezoning in 2000 by PlanD

Application to Kwun Tong

Flexibility Analysis

Lease Control: Premium exempted for change of uses

Statutory

Planning Control: I rezoned to OU(B) allowing more uses High ceilings

Building Design

Strong floor loadings Wide corridors Large lifts large floor plates