PPT_FINAL

Development Types, Mixing UsesURBP 6902 Urban design and place making Charu Ahluwalia

Li Sui Fung,Charvis

A A

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

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)

A A

Mixed-Use Development

Commercial

Commercial & Residential

Government, Institution & Community

Residential

Open Space

Development Types

Transit-Oriented Development

B B

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

B B

Development Types

Commercial

Commercial & Residential

Government, Institution & Community

Residential

Open Space

Development TypesInfill Development

C C

C C

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

pedestrian-oriented

compatible land uses

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

live WORK

PLAY

Le Corbusiers Planning Vision and the Monofunctional Zoning Model

zoning divide : commercial from residential

zoning divide : residential from industrial

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

Monofunctional Zoning Model

road as a boundary to segregate uses

45 minute

driv

e to

wor

k 20

minute drive to school

20 minute driv

e to

leis

ure f

acilities

45 minute drive to hospital

?

limited activity in the centre

Mixing Uses

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

Targets for achieving successful mixed use community

High Density Compact City Model

work

hospital leisure

Mixing Uses

C lea rCer ta inD ive rseCont inuous

Networks City

C lea rCer ta inD ive rseCont inuous , bu t on ly in one d i rec t ion

Banded C i ty

C lea rD iscon t inuous .No mix ing thus l i t t l e d ive rs i t y

Mosa ic o f Sub-cu l tu res

Unc lea rUncer ta inMonotonousD iscon t inuousNo d i rec t ions fo r fu tu re

Homogeneous City

C lea rCer ta inMonotonousNo d ive rs i t y No complex i t y

City of ghettos

Graphic Illustration of Theoretical Land Use Structuring Models

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

Three Floors

R = C R < C R > C

C/R

CDA

R (A)

LAND USE TYPES PROMOTING MXD

Commercial/Residential

C/R

Comprehensive Development Area

CDA

Other Specified Uses (Arts, Cultural, Enter-tainment and Commer-cial Uses)

OU(ACECU)

Other Specified Uses (Business)

OU(B)

Other Specified Uses (Mixed use)

OU(MU)

Residential (A) R(A)

OU (MU)

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

Mixing Uses

Outline Zoning Plan

LAND USE TYPES PROMOTING MXD

Commercial/Residential

C/R

Comprehensive Development Area

CDA

Other Specified Uses (Arts, Cultural, Enter-tainment and Commer-cial Uses)

OU(ACECU)

Other Specified Uses (Business)

OU(B)

Other Specified Uses (Mixed use)

OU(MU)

Residential (A) R(A)

OU (B) Commercial+Clean Industry

OU (ACECU)Arts + Culture

+ Entertainment + Commercial

Land-Use Zoning Types promoting mixing of other

Mixing Uses

13

2

Types of Mixed Use Development

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.

Horizontal Mixed Use Sitescombine 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.

1 2 3

high rise tower with layered cake

mixing of usese.g. K11, TST, HK

podium platform linking up several buildings

e.g. The Belchers, HK

free standing structures with

pedestrian connections

e.g. commercial dev. in Central, HK

Mixing Uses

Market Forces Determine Proportion Of Different Uses

Proportion of Different UsesMarket Forces

Location in the city

History and Character

Need and Skill of the Local Resident

Mixing Uses

Land Use Type Proportion (extracted from OZP)

Site specific influenceon Market Force

Impact of Market Forces on Character of the District

Commercial 3.44ha 1.8%

Residential (A)

Residential (B)

Open Space

Other Specified UsesCountry Park

Comprehensive Development Area

Government, Institution or Community

101.6ha 53.6%37.78ha 20%42.69ha 22.5%

7.32ha61.52ha

27.91ha 14.7%13.98ha 7.4%

Conservation Area 3.75haUndetermined 1.86 ha

Commercial 20.47ha 40.5%Residential (A)

Residential (B)

Open Space

Other Specified Uses

Government, Institution or Community

13.59ha 26.9%

1.7ha 3.4%3.94ha 7.8%

7.32ha

10.52ha 20.8%

Residential (C) 0.35ha 0.7%

Commercial 0.82ha 1.4%

Residential (A)

Residential (C)

Open Space

Other Specified Uses

Green Belt

Coastal Protection Area

Government, Institution or Community

13.21ha 22%34.63ha 58.7%11.19ha 18.7%

139.71ha

101.04ha

20.58ha

57.74ha

- remote location in the city - concentration of residents with lower educational qualifications

- unique past policy of boosting housing supply

- walking distance from Central

- extension of CBD

- long and rich history of the settlement - concentration of residents with lower educational qualifications

- proximity to waterfront

- famous tourists attraction

- special ambience of an European style village

- surrounded by lush protected natural landscape

Tin Shui Wai

Wan Chai

Stanley

Mixing Uses

GRAPHIC PHOTO SPECTRUM SHOWING RELAT IVE DEGREE OF RESIDENTIAL & COMMERCIAL LAND USE MIX

Fairview Parklarge scale residential

neighborhood

North Pointold mixed-use urban area in HK

Causeway Bay mixed use commercial cluster

Wan Chaihigh degee of mixed

residential and commercial

Tin Shui Wai

Mixing Uses

5 minute walk from

home to the local services a

nf fac

ilitie

s

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.

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).

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

3M

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

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.

Mixing Uses

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

45.57haOther Specified Uses(Business)

~6.52haOpen Space

~2.73haGovernment,Institution orCommunity

~1.21haCommercial

Kwun Tong MTR Station

Land Use Analysis

Application to Kwun Tong

Kwun Tong MTR Station

Verticle Mixed-use Industrial BLDG:Hoi Luen Industrial Centre

Rich mix of uses inside industrial buildings in Kwun Tong

Horizontal monofunctional development causing segregration

Horizontal and Vertical Mixed-use Analysis

Application to Kwun Tong

Walkability AnalysisHoi Yuen Road: Major routeconnecting 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

Recommended Plan for industrial land rezoning in 2000 by PlanD

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

Application to Kwun Tong

Statutory

Lease Control:Premium exempted for change of uses

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

Building Design

large floor plates

High ceilings

Strong floor loadings

Wide corridors

Large lifts

Flexibility Analysis

Application to Kwun Tong