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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)
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
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
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
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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
al
20
4 5 mi n
m in ute d
ut
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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
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
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
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)
OU (ACECU)
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
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
Mixing Uses
Land Use Type Proportion (extracted from OZP)
Tin Shui Wai
Residential (A) 101.6ha Open Space 42.69ha
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%
Stanley
Residential (C) Residential (A) Open Space Commercial Other Specified Uses Green Belt Government, Institution or Community Coastal Protection Area
22%
58.7%
- proximity to waterfront - famous tourists attraction - special ambience of an European style village - surrounded by lush protected natural landscape
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
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).
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a loc
l services an f fa
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
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.
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.
Open Space
~1.21ha
Commercial
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
Statutory
Building Design
Strong floor loadings Wide corridors Large lifts large floor plates