1、?Table of Contents?Priject Background.03?Introduction.04?Planning Framework&Content.05?Urban Design Study?.06?Planning Study.07?Planning Study?Yangtze River Delta(YRD).08-10?Hangzhou Bay Industry Belt .11-15?Hangzhou Bay New District .16-19?Oppotunities&Challenges.20?Econnmics Study.21-25?Local Requ2、irement.26-28?Regional Demands.29-34?Responding to International Trend.35-37?Vision,Positioning&Objectives .38?Vision.39-40?Positioning.41?Planning Objectives&Principles.42?Priject Background .43?District Development Strategy.43?Industry Space Layout.45?Transport Strategy.46?New District Existing An3、alysis.47-51?New Space Framework.52?Zone Function Concept.53?Landuse.54-55?Openspace System.56?Water System.57?Circulation System.58-62?Function Zone Visualize.63-66?F.A.R.67?Building High.68?Phase Strategy?.69-70?Core Area Urban Design .71?Core Area Urban Desing.72-76?Cora Area Landscape Blow Up.774、-79?Core Area Water System.80-82?Core Area Building Massing Study.83-84?General Architectural Design Guidelines.85-89?Core Area Perspectives.90-941?Design Team?Sean Chiao?Lenren Lee?Erhmin Yu?Yingjie Chen?Stephen Fung?Zak Xu?Ludy Huang?May Zhao?Daniel Shih?Tony Lu?Danny Shek?Jessy Yan?Principal in C5、harge:?Project Director:?Project Manager:?Urban Planner:?Urban Designer:?Economics Planner:?Transportation Planner:?Graphic Designer:2?Project Background0.030.1?Hangzhou Bay Bridge is featuring the longest trans-oceanic bridge in the world with total 42 km in length and more than 20bilion investment6、 capital.Hangzhou Bay Bridge is proposed to be completed and opened in 2008.In the course of the completion of bridge and regional development structure changes in the results of completion of Hangzhou Bay Bridge,as well as formulation of potential economic circle,Cixi Hangzhou Bay Development Zone 7、is now challenged to orient industrial development direction and update urban functional posi-tioning.To grasp the great opportunities from evolving developments,EDAW design team conducted complete studies on macro-regional and industrial economic developments,further analyzed and reviewed function 8、orientation and spatial development,as well as diverse strategies formulated in previous conceptual planning.Meanwhile,along with the comprehensive understandings of rapid urban growth resulting from easy accessibility of Hangzhou Bay Bridge,EDAW has adjusted economic and spatial development strateg9、ies?framework for sustainable development.Also,EDAW has provided further programmatic recommendation necessary to development program,land use and spatial design.The study will help policy-makers,planners and designers with development implications.?Introduction40.2?Site Broundary (27ha)?Advance Dev10、elopment Region?(15ha)?Shanghai?Hangzhou?Yuyao?Planning Framework&ContentLocation?Shanghai,Hangzhou and Ningbo while Hangzhou Bay New District(hereafter“new district”)is in southern area of the bridge.Along with the establishment of the Bridge,the access between new district and other three metropol11、ises cities,such as Shanghai,Hangzhou and Ningbo is becoming more convenient which is only 3-hours driving distance,placing the new district with good physical location and convenient intercity accessibility.Study contents Through study on regional,industrial,economic development and environment dev12、elop-ment,EDAW reviewed functional positioning,spatial pattern and all aspects of urban de-?gateway district,adjusted proposed industrial development strategies and provided appro-priate development orientation and new vision.Meanwhile,based on the comprehensive study on international successful dev13、elopments,EDAW provided recommendation on ap-propriate industrial development programs and functional zoning,planning layout concept and other framework as circulation improvement,landscape development and open space as the guideline of future development.Planning ScopeThe study area is locating at 14、eastern gateway district of HZB,starting from southern bridge site in west and linking to south trunk of the Bridge in south,bordered by 10th Dyke in north and Luzhong Bay in east,overall district covers an area of total 27km.qm.Pilot develop-ment area covers total 15km.qm,starting from 8th Dyke in 15、north and ending at 10th Dyke in south.5?Shanghai?Jiaxing?Hangzhou?Shaoxing?Yuyao?Yuyao?Cixi?HZB new District?HZB birdge0.3?Urban Design Study6?Planning Study1.071.1?Since 1980s,China has established three urban tiers of the strongest economic strength known as:Yangtze River Delta(YRD),Beijing-Tianj16、in-Hebei city cluster and Pearl River Delta,which currently constitute approximate 40%of Chinas GDP.Among three urban tiers,YRD is the most active and competitive region in recent time.Regional Economic ReviewYangtze River Delta(YRD)is the economic engine and the most developed region in China,curre17、ntly constituting more than 20%of Chinas GDP.In summary,YRD?Has highest disposable income,15,000 RMB comparing to other region in China.?Has the largest cluster of urban development of China encompassing 16 cities,includ ing Shanghai,Suzhou,Wuxi,Hangzhou and Ningbo etc.?Is fond of small and medium e18、nterprises,which provides the greatest economic po tentials?Has recorded rapid growth in FDI(US$3 billion with 14%annual growth rate),with strong demand for foreign business and domestic traveling.Regional Function OrientationBased on“YRD Regional Planning Outline,YRD regional will position itself a19、s:?The strongest economic region of China?The leading advanced manufacturing basis of the world?Regional Urban DevelopmentsBased on YRD strategic study,the YRD region will be challenged as“one core four districts?-trial and urban development belts of Shanghai-Nanjing,ShanghaiHangzhou,Hangzhou-Ningbo20、,HangzhouNanjing and the Grand Coast Freeway.Shanghai will further consolidate its core functions as transportation hub,regional major resource allocation center,cultural exchange core and creative pioneer in regional devel-opment.With development focusing on a functional-balanced modern manufacturi21、ng area and town cluster,HZB development belts has became catalysis for southern YRD development.?Taizhou?Yangzhou?Zhengjiang?Nantong?Changzhou?Wuxi?Suzhou?Shanghai?Jiaxing?Huzhou?Hangzhou?Shaoxing?Ningbo?Zhoushan?Nanjing?Taizhou?YRD Economic District8?Regional Study/Yangtze River Delta(YRD)1.1?Regi22、onal Transportation As key regional urban clusters separated by Hangzhou Bay,Shanghai-HangzhouNingbo Expressway with 338km long becomes the only access between Shanghai and Ningbo area.Ningbo is locating at very end tip of regional transportation network.The new bridge,when completed,will shorten th23、e travel from Shanghai to the southern?160 km within 2hr driving distance.Furthermore,distance between new district and other three metropolitans would limit in 3-hour driving distance.The development of Hangzhou Bay Bridge will further enhance strategic advantages and accessibility of the new distr24、ict,a comprehensive transportation network spanning throughout YRD region is established.9?Regional Study/Yangtze River Delta(YRD)1.2?Regional Development Strategy?off the eastern coast of China,overthrowing the poor transportation status of Ningbo as in the very end tip of the region.When it comple25、ted,Hangzhou urban cluster will be better melted into greater Shanghai Economic Metropolitan Circle,driving the overall economic?triangle area constituting Shanghai,Hangzhou and Ningbo metropolitans will become a dense economic hub in China.?-tern.In summary,regional urban structure will be featurin26、g:Convenient maritime and overland transportation acting as two major transportation axes-Vertical Axis(Maritime):Receive transportation mainly from Shanghai,developing along HZB southward Ningbo-Taizhou-Wenzhou Expressway.-Horizontal Axis(Land):Link Hangzhou seawards Zhoushan through Yuyao and Xian27、gshan along HangzhouNingbo Expressway?Maritime and overland circulation axes meets in Ningbo,Yuyao and Cixi area,offering convenient intercity accesses which would drive strong and continuous development in Ningbo.Vertical axis crossing through Cixi area would develop as a commercial and trad-ing ga28、teway for Shanghai and Ningbo city while horizontal axis crossing Yuyao would con-nect tourism resources in Ningbo.Yuyao and Cixi are used to serving as a gateway before the development of the Bridge,currently;they would be developed as urban activity nodes upon the completion of the Bridge.10?Regio29、nal Study/Yangtze River Delta(YRD)1.1?Regional Economic Development Hangzhou Bay Industry Belt is locating in northeast of Zhenjiang Province,close proximate to Shanghai and Suzhou,comprising of six cities including Hangzhou,Ningbo,Shaoxing,Jiaxing,Huzhou and Zhoushan.In the course of physical conte30、xt,Hangzhou Bay Industry Belt features by its superior re-gional locations that closely proximate to Shanghai,Jiangsu area with convenient maritime and intercity transportation.Along as the development of Hangzhou Bay Bridge,as well?Expressway and other major transportation projects,“Same city effec31、t”has increased?congregation of major deep-water ports in Zhejiang Province and shoals,colleges and professional technical resources,including Qinshan Nuclear Power Plant,Jiaxing Power Plant,Beilun Power Plant and other large energy enterprises,and also bringing together with the sea,river,lake,moun32、tains,Island and other natural settings,known as a major tourism resort and living paradise along YRD region.Hangzhou Bay region is the most dynamic and developed region in China in terms of economy,opening-up and reform.The development of Hangzhou Bay Industrial Belt is a?-cial government to form a33、 consolidated Hangzhou-Bay brand,linking up to Shanghai,and expanding its well-known manufacturing base,as well as actively participating in global economy division.Currently,in the face of strategic opportunities from opening of the Bridge,southern district of the Bridge has been planned as CixiHan34、gzhou Bay New District with 145km2 areas and is intended to accommodate 0.5million population.Hangzhou Bay Bridge and the northern end of Jiaxing are in the process of developing an area of about 26 square kilometers of Haiyan Economic Development Zone with a planned population of approximately 76,035、00.Land uses in development zone is constituted of 50%of traditional industrial land,20%of the high-tech industry,10%of the logistics park and another 20%for the residential use.Currently,economic development in Hangzhou Bay region is anchored by extensive eco-nomic development.Raqpid economic and h36、eavy industry development exacerbate energy and circulation density.Imbalance in economic and social development between urban and rural area in conjunction with energy-environmental pressure and overweight population aggravate the contradictions between population,resource-environmental and social-37、eco-nomic development become more and more prominent,which is inevitable challenging urban sustainability.On the other hand,traditional labor-intensive industries still still take up a large proportion in regional industries,the technical value is relatively limited even for high-tech industries.?Ji38、axing?Haiyan Economic Development Zone?Hangzhou Bay Birdge?Hangzhou Bay New District?Cixi?Yuyao?Ningbo?Hangzhou Bay New District?Regional Study/Hangzhou Bay Industry Belt111.1?Coastal ecological industrial belt?Agricultural land for industrial?Industrial park?City Development1.Ningbo Economy Develop39、ment GeneralNingbo is locating at southern of Hangzhou Bay,is a vital component of Hangzhou Bay Region.Based on the Chinas top100 cities in terms of overall economic power in 2005,Ningbo ranked as 18th strongest city in the list,next to Hangzhou within Zhejiang Province.mean-while,Ningbo city is als40、o one of China 23 cities with exceeding 100trillion yuan of GDP.According to the blue book of“No.4 Report on China City Competitiveness in China”issued by Chinese Academy of Social Science,in 2005,overall city competitiveness of Ningbo ranked 12th in the top 200 large-medium-size cities in China,and41、 6th one in mainland cities list.National economic development in Ningbo is experiencing a rapid developing period.In 2005,GDP in Ningbo hit to 244.64billion yuan,up 12.5%comparing with the preceding year.The proportion of three industries in national economy is 5.3:55.3:39.4,with a 135.35?of indust42、rial added-value,up 12.2%.The second industry contributed 52%of growth rate in overall GDP,also the main impetus stimulating rapid economic growth.Added-value in tertiary-industry hit to 96.41 billion yuan,an increase of 15.2%.The per capita GDP reached 38,733 yuan.In 2005,actual foreign investment 43、in Ningbo hit to 2.31billion US dollar,with an annual growth of 10%.A total export volume in 2005 reached to 33.47billion US dollar,increasing 28.18%annually,among which,mechanical and electrical products and high-tech products?Urban Development Positioning The potential economic center in Southern 44、YRD anchored by port logistical and petrifaction industries;The second-ranked metropolitan cluster with rapid growth and expanding market and re-?Planning ReviewMaster Planning of Ningbo City Ningbo enjoys a complete circulation network including Xiao Shan-Shandong Railway crossing Ningbo,Zhenhai an45、d Beilun area,as well as three expressways and one stated road and two provincial roads.Future overall positioning for Ningbo is a key port city along southeast coastal area in China,an economic core of southern YRD,as well as“National Famous Historical&Cul-tural City”.Industrial structure According46、 to industrial belt planning along Hangzhou Bay area,Ningbo will constitute an industrial structure of“one core,three belts and four clusters”,in summary:One core:High-tech and modern service core (Urban core of greater three river belts in Ningbo)Three belts:HZB major industrial belt (including Yuy47、ao,Cixi,Zhenhai,Beilun,of which the study area would be positioned as modern logistic and large-sized equipment manufacturing base)Waterfront ecological-friendly industrial belt (Xiangshan and eastern coastal area)Intensive manufacturing intensive belt (Along Ningbo-TaizhouWenzhou Expressway)(Along 48、Ningbo-TaizhouWenzhou Expressway)Four clusters:Modern logistic port industrial cluster(Zhenhai and Beilun)Electromechanical assembly manufacturing cluster(Yuyao and Cixi)Light Industrial Information industry cluster(Jinnan and Fenghua)?The mechanical&electrical equipment manufacturing zone?Modern lo49、gistics and port industrial zone?Light industry and the information industry zone?Ecological industries and industrial zone?High-tech and modern service industries core?Industrial patches?Foundation along the Hangzhou Bay industrial belt?Along the Yongtaiwen High Speed Yong-intensive manufacturing b50、elt?Regional Study/Hangzhou Bay Industry Belt121.1?2.Status of Yuyao and Cixi?In terms of physical advantages,natural settings with mountains and sea offer great oppor-tunities for systematical development and scaled control for cities.Yuyao and Cixi areas are divided by Hangzhou-Ningbo Expressway w51、here the northern town cluster and southern ecological conservation area have been developed.Characteristic of Cixi:Along with Stated Road 329 crossing Cixi and Ningbo cities,northern town cluster is to form along Stated Road which owns a proud of“long economic corridor”taking up 50%to 60%of total e52、conomic volume in Yuyao.By relying on good transportation recourse,entire Cixi area is enjoying a fastest economic development in past decades,economic potentials of some small towns has been fully developed.Based on overall master planning of Ningbo City,future development of Cixi is positioned as 53、northern urban core covering a total 154 sq.km areas and accommodating 1.02million residents and 1.3milion temporary population.In 2005,GDP of Cixi city reached 37.5billion?in 2005.Economic development in Cixi is featured as numerous of SMEs enjoying strong supports from local government that cataly54、zes prosperious local economic development and strong competitiveness comparing to othth cities.Currently,Cixi ranks at a very high level in the list of Top 100 strongest cities in China.Cixi ranked No.17 among the top 100 counties in China in terms of economic development in 2004.Cixi was also rank55、ed No.7 in economic competitiveness No.2 in investment attractiveness of all Chinese countiesCixi residents have a high income level High car ownership when compared to other cities in the region.Average car ownership in Cixi is exceedingthat in Ningbo.They are known for leading a comfortable lifest56、yle.Many of them would arrange shopping sprees to Shanghai,Hangzhou and even to Hong Kong on a regular basis.As residents income in Cixi is higher,local residents are also apt to luxury consumption.Characteristics of Yuyao:Yuyao enjoys abundance natural and historical resources.Mt.Siming in southern57、 Hang-zhou-Ningbo Expressway is a regional ecological conservation zone.Besides central Yuyao area,urban development levels in other areas of Yuyao are relatively slow.Industrial development trends in Yuyao and Cixi Area Yuyao and Cixi have a close relationship in terms of geographical locations.Alo58、ng with the completion of HZB and improvement of regional transportation network,urban vertical axis would be developed southwardly complementing each other as well as driving development in small towns nearby.Positioning of Yuyao and Cixi in regional industrial framework are:-anchoring by processin59、g industry,catalyzed by Hangzhou Bay Bridge-radiating from Shanghai,receiving international industry transform-creating advanced traditional manufacturing,modern logistic base,service and science and culture base,agricultural products processing basesOverall positioning of Yuyao and Cixi in municipa60、l master planning is”northern cluster sub-center,advanced manufacturing base,regional modern commercial logistic center and?Regional Study/Hangzhou Bay Industry Belt131.1?Regional Transportation Planning Planned high-speed way in Yuyao and Cixi including:-Coastal Northern Expressay-Yuyao Link Trunk-61、Ningbo Link Trunk Proposed national/provincial roads including:-Central horizontal line-YuyaoCixi Highway(connect to Hangzhou Bay New District and Yuyao-Cixi link trunks)Meanwhile,regional link trunks are also connected to Hangzhou Bay New District and Cixi.?Highway?City Area contact channel?Regiona62、l Area contact channel?Road?Nature Mountain?Water?Regional Study/Hangzhou Bay Industry Belt141.1?Region Development StrategyYuyao and Cixi was experiencing a same evolvement and development pattern,on the other hand,each city has different strengths and potentials,further development in two?region.F63、or overall strategy,optimize regional advantage;integrate developments in terms of spatial and social economy,to create an intensive integrated region.For implementation,understand and grasp advantage and disadvantage of both two cit?Waterfront new district around HZBwill be a new developing focus w64、hich would certainly drive developments in Yuyao and Cixi.SummaryWhile it completed,HZB will further integrate central Shanghai,Hangzhou and Ningbo into 2-hour transportation circle.Beside Shanghai,major cities around Hangzhou Bay are also including Hangzhou,Ningbo,Shaoxing,Jiaxing,Huzhou and Zhoush65、an.Incorporating with developments of Hangzhou Bay Cross-ocean Bridge and Xiangshan Port Bridge,as well as initiation of diverse-sized Yangshan deep-water ports,a greater“bridge economic circle”is forming:Shanghai will develop a new town along Luchao Port in Nanhui,a waterfront new town is to develo66、p in northern HZB while a new town with 1-hour driving distanceto Shang-hai,Hangzhou,Suzhou and Ningbo is on city development vision.Therefore,developments along YRD and Hangzhou Bay area are of a rapid development that required development strategies adjustment accordingly.?Regional Study/Hangzhou 67、Bay Industry Belt151.1?Hangzhou Bay New District has a total planned area of 200 km2,within which 65km2 of industrial zone has seen developed since 2003.Near 100 companies have entered the in-dustrial zone and generated total sales revenue of RMB 10 billion in 2005 which represent-ing an annual grow68、th rate of 61.7%.Four major industries can be found in the New District:Ferro metal 25%;textile:40%;white appliance:19.8%;and machinery:14.2%There are around 10,000 employees in the industrial zone,and less commercial and ameni-ties,which cant attract people and talents resource.Geely Auto has commi69、tted to invest RMB 10 billion to build its own automobile base in the upcoming 2 yearsFuture development at the eastern area of Hangzhou Bay New District will not be able to start in the next 5 year due to basic agriculture land issue.A 5,000mu land on the western side of Hangzhou Bay Bridge is occu70、pied by Hangzhou Bay Bridge Construction Commit-tee,and is planned for a Bridge Park.?Regional Study/Hangzhou Bay New District161.1?Urban Development StrategyPrevious Planning Outline of HZB New District In 2004,EDAW conducted Hangzhou Bay new district conceptual planning and master planning,identif71、ying a 230sq.km for new district positioned as Jade Coast aiming at build-ing a new and sustainable economic zone and new leisure and entertainment district that reinterpreting new coastal urban lifestyle and new city image.The new division is divided into three major functional districts,including 72、west hotel district(covering 82.83 sq km),central industrial center(covering 90.21 square kilometers),and east education district(covering 57.24 square kilometers).Hotel district is an integrated area mixed with commercial,entertainment,hotel and convention,leisure resorts and residential.Education 73、district constitutes vocational education town,business park and housing facilities and other associated facilities serving industrial center.Planning recommends four different highway exits access to regional roads,receiving dif-?system and different-leveled trunks that together form a good transpo74、rtation system.Along with development of the bridge,existing status and planning condition of new district is upgrading which requires appropriate adjustment in terms of industrial functional allocation and urban spatial structure.?Resort District?Urban Lifestyle District?Vocational Camopus District75、?Corporate Campus District?Regional Study/Hangzhou Bay New District171.1?Physical Advantages?Bridge and Grand Coastal Freeway,which makes the area as a key transportation hub and node.After the opening of the Bridge,direct distance between Shanghai and new district will reduce to only 1hr driving di76、stance,regional advantages are prominent.Economic Status?-?which is in the same juxtaposition position with other same-sized developing parcels along the bay.Hangzhou Bay industrial belt is positioned as the most competitive unique industrial clus-ters along YRD region,key area of advanced manufactu77、ring base in Zhenjiang province,core of Hangzhou Bay industrial belt,pioneer area of industrialization and integration area of urbanization.The development and opening of Hangzhou Bay Bridge will absorb strong economic ben-?development.?Regional Study/Hangzhou Bay New District181.1?Leading Effect fo78、r Yuyao and Cixi In Yuyao and Cixi spatial framework,an S-N ecological-economic axis spanning throughout HZB,?node along north tip of axis linking to Hangzhou Bay Bridge.Pilot Cixi The nature of HZB district is targeting at a new industrial town in north Cixi area which has close relation with Cixi 79、in terms of geopolitical,administrative and its regional function.Economic inte-gration development with Cixi will enhance regional advantages.As a direct access and gateway to Cixi,HZB district reduces the distance from Cixi to Shanghai?area.?of Cixi area,representing new urban image of Cixi.Radiat80、e Yuyao HZB district connects to Yuyao through Yaobei and Zhouxiang,which enable to bring economic radiation from Shanghai to hinterland Yuyao area that stimulate economic development of overall Yuyao area.Development axis linking HZB,Cixi and Yuyao will drive development in Yuyao in a certain degre81、e.Impetus NingboBefore the development of Hangzhou Bay Bridge,Ningbo was at very end tip of Shanghai-Hangzhou-Ningbo transportation framework,which receives less radiation from Shanghai.The development of Hangzhou Bay Bridge offers new opportuniti8es for economic development in Ningbo:anchored by HZ82、B as the carrier,prosperous industrial developments in Yuyao and Cixi as the base,Ningbo will direct receive industrial radiation and international industrial transforming from Shanghai along coastal developing axis.Connect Ningbo?Economic development in HZB will further ehance economic developing a83、xis between Shanghai and Ningbo.HZB will be a foreland connecting to Shanghai Ecnomoic cycle,a coastal economic demonstration area in Ningbo.HZB will be a new landmark entrance node for Ningbo gateway district,a new starting point for Ningbo urban development.Summary New District and north parcel of84、 Yuyao and Cixi open a new opportunity for linking Shanghai and develop ing seawards.New District will bring strong radiation from Shanghai and sustained economic impetus.New District will create a new prosperous modern urban image for Ningbo.?Regional Study/Hangzhou Bay New District191.1?SWOT?Chall85、enges-Short of good retail facilities and choices of high end goods to meet the growing demand;-A lack of quality recreation and entertainment venues for local residents-Existing trading and wholesales are taking place at different parts of the city which has limited the cluster impacts-A lack of re86、sidential amenities,which is the major obstacle to retain a sizable population to support other activities.-The land supply at the industrial zone is decreasing fast which calls for a more cautious land sales program and implementation strategy.Future opportunities:-Bridge Economy Link to Shanghai,e87、nhance radiation effect-Regional Logistic Hub Anchored by existing port industry,develop regional Procurement and distribution busi nesses.-Modern Service Complement to industrial development,upgrade competitive.-Education Train new staff,establish Knowledge-based economy-Commercial and retail Meet 88、regional demands,develop new commercial pattern-Tourism and resort Linkage Development with the Bridge and wetland park,develop unique tourism?Grasp future business opportunities,upgrade industrial-base functions-Residential Offer quality living amenities for workers in HZB district.SWOT AnalysisStr89、ength-Rapid economic growth and high personal income-Improving accessibility-Near a growing manufacturing base-Low land,material and labor cost-Amble supply of land and easy to developWeakness-No training or education institute nearby-Lack of good quality residential development and amenities-Indust90、rial development lagging land sales-SMEs are facing upgrading challenges-Agriculture land issues-Non-developable land in south 8th DykeOpportunities-New bridge brings greater accessibility to region-SMEs in Cixi generate demand for logistic service?-To be national development zone-Land is expanding 91、overtime new supplyChallenge-Many similar economic zones nearby-Developers develop land banking instead of building-Competition from Jiaxing,the other end of the Bridge?Oppotunities?Challenges?Oppotunities&Challenges201.2?Evolvement of Tianjin Economic Development Area?-nomic development zones/areas92、 in China have evolved from focused on industrial develop-ment to a more balanced approached with stronger emphasis on general services for the whole community.?economic development areas,is one of the most successful economic development areas in China.?-?into a robust industrial basis,including 1193、.3sq.km residential area,26.4sq.km industrial landuse and 3.1sq.km for college and forest park development.Up to the end of 2004,accumulated developed land in TEDA was 39sq.km,including 29.2sq.km industrial land and 9.8sq.km for residential area.Through years of development,four major industrial clu94、sters have emerged at TEDA,in-cluding:Telecom:Motorola,GS,Sumsang,HyundaiBio-medical:Novonordisk,GlaxoSmithKline(GSK)Machinery:TOYOTA,VolkswagenLight manufacturing and food processing:.Tinghsin Group,coca-cola,pepsiBetween 1992 and 2005,TEDAs GDP increased from RMB 1.27 billion to RMB 64.2 billion;v95、alue of industrial output increased from RMB 3.2 billion to RMB 230 billion;value of export increased from US 160 million to US 13.8 billion;and government revenue increased from RMB 230 million to RMB 14.3 billion.?Regional Study/Case Study211.2?TEDA?TEDA has set its sight to become Asias largest a96、nd Chinas best modern industrial district in the 21st century.The second setting-up period in TEDA is starting.In additional to industrial development,TEDAW has emphasized more on the develop-ment of commercial/retail,cultural,education,recreation,medical services,and better liv-ing amenities to pro97、vide a more comprehensive set of functions to support further growth,including:?-Peoples Square:13 ha of integrated entertainment,shopping,F&B and recreational facilities-International conference and exhibition center:9 ha with 30000m2 exhibition space for Phase 1-Cultural Entertainment District:94 98、ha for tourism and leisure developments comprising 5 different themed sub-districts-Forest Park:150 ha,relieving from noisy urban district-Education campus-Hospital-TEDA Football StadiumAccording to 11-Year plan,Bohai Bay is becoming a burgeoning dijnamic economic center,The devecopment of TEDA will99、 signiticanting drive development of Tianjin even the whole Bohai Bay region.?Economics Study221.2?Implication for Hangzhou Bay New District Development experience of TEDA,Binhai New District and Tianjin City serves as a good example for Ningbo City on how to better utilize Hangzhou Bay New District100、 as a major economic development catalyst for the greater Ningbo region.Strengthen relationships with Shanghai through HZB Bridge to increase HZB New Districts attractiveness to potential investors Build on existing industrial bases and promote the development of high-tech industries and high-value 101、added services Strengthen urban core functions in becoming the center of urban development belt along Hangzhou Bay Improve the regions competitiveness by strengthening commercial supporting services Maintain a balance between manufacturing and modern service sectors Introduce entertainment,commercia102、l/retail,F&B,library,recreation and other com munity facilities to create a vibrant community life for residents Develop vocational education campus,conference and convention center,business district to support the industrial development?Economics Study231.2?Catering for Local Requirements:Learning 103、from successful factors of development zones in China,as well as development opportunities from establishment of Hangzhou Bay Bridge,HZB new district will introduce more service industries to support the upgrading of existing industrial base,such as:Vocational education Professional services?Busines104、s hotel with small scale conference and convention space Residential community with quality amenitiesServing Regional Demands:In response to a lack of regional logistics and large scale retail facilities,HZB new district will become the regional center for logistics activities and major commercial r105、etail centers to serve the large untapped marketResponding to International Trend:The ultimate goal for HZB new district is to participant in the global production cycle,which requires adapting to the new international trend by upgrading R&D capability,involved in the outsourcing business and provid106、e a stylish built environment to attract foreign investors and professional workers.?Manufacturing?Production Services?Living?Location?Regional?International?Economics Study241.2?Opportunities&Trends:Manufacturing support services vocational eduction demands and supports on regional industrial devel107、opmentEnterprises in the process of rapid development are most in the needs of skilled workers who could immediately involve into work to raise productivity.However,it needs to spend time,materials to train a skilled workers which would make the enterprises unable to con-centrate on their main busin108、ess.there are more than 10,000 SMEs in Yuyao Cixi that need a specilized vocational training center to help them on training skilled workers.meanwhile,along with scientiifc and technological development and segments of industrial develop-ment,more new burgeronnig industries and marginal industries c109、ome into being which still need a well-trained graduates.Ningbo University was established 10 years ago,enrollment is not too much so far,its regional recognition is not high as well.currently,there are some secondary and vocational schools in Yuyao and Cixi but it still could not meet the regions r110、apid demands from SMEs.?SMEs development,the demands for well-trained students are considerable.Convention&Exhibition Industry in China Expo industries in China are still at the beginning stage.There are 3 main areas:Bohai Area,Yangtze Delta,Pearl River Delta.Beijing,Shanghai and Guangzhou are the t111、op 3 in expo industry of China with most of exhibition and 89%of industry income in 2004.There are 6 million m2 exhibition area and more than 150 expos nationwide.There are 3000 expo held in China annually and half of that required more than 10,000m2 exhibition areas.The pure exhibition income is RM112、B 20 billion.It is predicted that the number of expo and income will grow by 20%annually.?-hai is the center;each city has its positioning.Expo industry in Shanghai is well devel-oped,mainly focus on mechanic&electronic,hi-tech,large-size exhibition.The total expo spaces in Shanghai are close to 200113、,000m2.Expo industry in Hangzhou concentrates on the leisure,meeting and tourism industries.Expo industry in Ningbo is correlated with local industries such as clothes,domestic electronic,and commodity.International Convention Center in Ningbo is 90,000 sqm.Expo industry in Cixi is still small scale114、.There is a Jiadi-ancheng Convention center with 40,000 sqm area.Implications for project site-Rapid economic development drives sustained development of exhibition industry.-HZB new district needs to integrate its own industrial basis when developing its own convention and exhibition facilities and115、 distinguish from Ningbo and Cixi.-It is recommended to combine conference,incentive tourism and festivals when plan ning for new facilities.?tion.Education and convention business project proposal-The development of vocational Park,in Yuci district services,enhancement of regional industries.-Funct116、ional exhibition center,conference center,hotel?Economics Study251.2?Assumptions and Variations of Residential Demand-Mix of future population:based on the vision and development strategy of the project site,people will be attracted to the area because of new employment opportunities.There will be a117、 minor portion of the overall population who are current Cixi residents seeking for better living environment.The major job?-Industry workers:it is estimated that the industrial zone will be fully developed by the end of 2025 with a total employment of 163,000 workers.The model has assumed that arou118、nd 40%of the worker will choose to live at the Project Site with the rest living to the east of the Industrial Zone.-Logistics workers:based on the forecast model for logistics industry at HZB and the average produc-tive of worked involved in the trade,the model estimated that the total employment b119、y 2025 will be 9,000,of which 80%will choose to live in the Project Site-Retail and commercial workers:comprises regional retail and local retail.Since local retail are more related to residential communities,the model estimates that 80%of workers will choose to live within the Project Site whilst f120、or regional retail,only 60%will choose to live within the Project Site and the rest will choose to commute.?portion of them will be from Cixi,hence only 60%of them will live on-site and the rest will choose to commute.-Cixi population:HZB New District will attract some Cixi residents to relocate due121、 to better environ-ment.The model has forecasted that by 2025,about 20,000 Cixi residents will move in.-Average household size:needed for the forecasting of total population.On average,the average household size for Cixi is 2.7 persons per household.For this project,a smaller size is adopted because122、 the working population will be younger than the city itself and for a family of 3 with 2 income earners,there is a high percentage for both income earners to work.-Per capita living space:the latest government regulation of 70%of total residential size will be less than 90 sqm has been observed.Hen123、ce the per capita living space is 33 sqm.-FAR:the demand forecast has adopted a range of housing products,including economic,mid-end and high-end of multi-storied/high-rise,and townhouse,duplex and detached villa.The overall average FAR for the Project Site is 0.89.Model Results and ImplicationsThe 124、model shows that in 2025 the land size of residential area will be 489 ha(average FAR of 1.06).If?totally 4.78 m sqm.?Future population growth trends?Future population structure(to stimulate industrial development and residents working population)20102015202020250100200300400500600?Economic Resident125、ial?Medium Residential?High-End Residential?Townhouse?Duplex?Working Population?Residents Population201020,0002015202020250,00040,00060,00080,000100,000120,000140,000160,000?Duplex28%?Economic Residential8%?Medium Residential45%?High-End Residential6%?Townhouse13%?Landuse Demand for Residential Land126、 by Residential Types(ha)?Different Types of Housing?Economics Study/Local Requirement:Residential Market 261.2?Vocational education demand forecast As Hangzhou Bay is eager to upgrade its economic basis,it is important to establish a major education campus within the project site to provide trainin127、g opportunities for local students and workers to continue improving their techniques and skills.It will be very?as the city is not known for its intellectual power and only be considered as a long term option.Vocational training schools emphasis on practical skills and short term courses will serve128、 the purpose for labor upgrading their knowledge and skills.For the demand forecast,EDAW has reviewed Ningbos current demand for vocational training from both junior high and high school graduates and adult workers to determine the future students to be enrolled at Hangzhou Bay vocational training c129、ampus.It is envisaged that the vocational training campus will established a few schools catering for logistics,mechanical and IT related subjects at the initial phase.With more service industries being introduced to HZB New District in the future,new schools for business and management will be adde130、d.Students outside Cixi and Yuyao will also be attracted to attend school at HZB.Assumptions and Variations of Vocational Education De-mandStudent Population:the student population for vocational training includes junior high School graduates,senior high school graduates and adult workers who would 131、like to im-prove their skillsFuture demand for vocational training:based on the above information,EDAW estimated that potential demand for vocational training in Ningbo includes 30%of junior high school graduates,15%of senior high school graduates and 23%of existing working forces.The demands will g132、rowth with the population growth of Ningbo.HZB vocational training campus capture rate:the future campus will target local student and working population as the major source of students.Since Cixi and Yuyao together constitutes 20%of Ningbos population,the forecast model assumes that 20%of future vo133、cational training demand as the capture rate for vocational training.GFA:Chinese university standard is 100 sqm/student.Since vocational school does not need as much space as an university,the model has assumed a standard of 60 sqm/stu-dentModel Results and ImplicationsThe result of demand model sho134、ws that land demand for vocational education in 2025 will be 360 ha,with a total GFA of 2.56 million sqm.The number of students attending will be around 25,000.2010201520202025250200150100500?Vocational education students Forecast?Future Land Use Demand for Vocation Training(ha)201020152020202525020135、0150100500300350400?Economics Study/Local Requirement:Education271.2?Other Demand ForecastOther demands include residential amenities,hotel,cultural,convention,medical,and ad-ministration.Residential amenities are 5-8%of residential Hotel mainly targets at business guests,totally 2,000 rooms.Part of136、 cultural faculties will be contained in regional shopping mall Convention center serves the industrial and logistic parks Medical facilities will be an attractive attribute for immigrants from other cities Administration will serve the local residents and tourists?2025 Population growth/land-use fo137、recast results201320182025?Site Population18,00056,000140,000?Residential70210510?Commercial01020?Vocational Education60113220?Regional Retail 3550105?1247195?Exhibition055?Logistics140220220?Developable Area 3176551,275?Economics Study/Local Requirement:Other Forecast Demand281.2?Development opport138、unities and trends:Logistics Industry China offers a great opportunity for logistics development in the coming years,especially after the WTO accession.Compared to other advanced economies,Chinas economy is?the total production cost.Outsourcing logistics services to third party logistics have be-com139、e the international practice so that companies can focus on their own business.The Chinese authorities,from central to local municipalities,have recognized the importance of logistics services to local economy.Logistic Parks have been emerged near ports or airports in China,especially along the coas140、tal region.The size of logistics parks ranges from 10 ha to more than 1,000 ha.The completion of Hangzhou Bay Bridge has made the Project Site an ideal location for the logistics sector.Regional Logistics DevelopmentShanghai and Ningbo are the two leading regional logistic hubs.Both have developed t141、heir own logistic industries for many years,taking advantage of their own ports as the gateway for international trade.?logistics sectors due to limited land supply and sub-standard infrastructure.Logistic development in Shanghai has been shifting to suburban area at Shanghai Harbor City.Ningbo Port142、 has been looking into Hangzhou Bay as a potential site for logistics develop-ment.The completion of HZB Bridge offers a unique opportunity for the Project Site to become one of the most important logistics hubs in the region.Logistics development at HZB could team up with Ningbo Port and Shanghai P143、ort in acting as a cargo collection and distribution center.Free trade zones within the Project Site will improve local factories accessibility to ports and help cut back their cost for transportation.The rapid development of domestic consumer market also offer a great opportunity for the developmen144、t of regional distribution center for consumer commodities,such as home appliances,furniture,food,and fashion.One of the fastest growing sections of the retail industry is the chain stores,which ranges from restaurants to bookstores.With YRD hav-ing the fastest economic growth of the country and the145、 highest per capita income,chain stores have all target the region as one of key area for future development.Situating at the cross road of Shanghai,Zhejiang and Jiangsu,the Project Site will be natural selec-tion for the establishment of a regional distribution center.There are more than 10,000 SME146、s in Yuci region including mechanics,molding,petro-chemicals,plastics,home appliances,and textile are main industries.At present,do-mestic companies and SME usually handle their own logistics,including transportation and warehouse,themselves,which can be characterized as time consuming,costly and?la147、rge logistics park will also make HZB New District more attractive to other investors.Implication for the Project Site:-Logistics development at Shanghai and Ningbo are restricted by limited land supply near the port-Hangzhou Bay Bridge will make the project site an ideal location for the establish 148、ment of a regional logistics hub-Future demand for logistics service will mainly come from:SMEs from the region Retail chain stores Companies within HZB New District Ningbo Port and Shanghai Port-Through understanding with logistics industry,it is recommended to approach large logistics park develop149、ers to develop an international standard logistics parks.They will also bring in additional clients from their existing network-Free trade zones proposed by Ningbo Port will make HZB New District more attrac tive to potential investors?Shanghai?Hangzhou?Taihu?Cixi?Ningbo?Lingang New Town(Port)?Beilu150、n(Port)?Shanghai?Lingang New Town(Port)?Beilun(Port)?Ningbo?Cixi?Hangzhou?Taihu?Economics Study/Regional Demands:Logistics291.2?Land Demand Forecast for Logistics Park HZBs strategic location makes it an ideal destination for logistics development.Logistics development at HZB will cater for Chinas c151、ontinuous demand for better logistics services facili-tating both international trade and domestics sourcing and distribution needs.Both Shanghai?ever increasing throughputs.With higher domestic income and better transport network,China will experience a rapid expansion phase of national chain retai152、l stores,which will require the establishing of regional distribution and sourcing center to support their development plan.The above diagram illustrate the methodology adopted in assessing the land demand for logis-tics land at the Project Site,which is based on GDP growth and share of logistics ou153、tput as the total GDP.Capturing rate of the project site will be in relation to Hangzhou Bay New Districts share of Cixs GDP.The following are the key variables which will change overtime at different stage of economic development.Assumptions of their changes are discussed below:-Cixi GDP-Logistic r154、evenue as percentage of total GDP-Non-transportation percentage:-Capture rate of Hangzhou Bay New District:-Capture rate of the project site:-Unit turnover rate:The results of the models and inspirationBased on the above assumptions and methodology,the demand model shows that future land demand for 155、logistics land will reach 218 ha in 2020,which can be divided into:-A free-trade zone of 100 ha(committed)-A logistic park of 86 haWith a FAR of 0.45,the total GFA for logistics uses will be 980,000 sqm,The free trade zone is reserved for Beilun Port of Ningbo to be functioned as a“land port”.Based 156、on EDAW market study,it is recommended to bring in a specialized logistics real estate developer to develop the remaining logistics land into an international standard logistics park.Specialized logistics park developers have their own client base and will bring along with them?government a much big157、ger effort and longer period to achieve the same result.?Land use demand for logistics services(ha)2010201520202025050100150200250?Logistics share of total GDP of Cixi?Share of Warehousing?Capture rate for HZB new district?Capture rate for Project Site?Land demand for logistics uses?Unit space turno158、ver?Economics Study/Regional Demands:Logistics301.2?Development Opportunities&Trend:Change of living stylesRegional trends in the retail businessResidents disposable income in Hangzhou and Ningbo experienced rapid developing pe-riod in 2006 hit to 20,000 ranked the leading of other cities in China.M159、eanwhile,annual growth rate of retail market experienced more than 10%.Through diverse research,middle-income and wealthy levels in China is growing,especially in YRD in which is concentrated in 25-44-year-old generation.Compared with past year,the customers in these generations would more focus on 160、products quality and diverse choices,consumption in brand products or luxury products are developing rapidly.Those generations would be fond of tourism.Along with the perceptible growth of private cars,especially in Cixi(where the ownerships of cars is higher than that in Ningbo),expanding tourism r161、adius of local residents.Retail Development of NingboCommercial developments of Ningbo will focus on“one center,three major retail areas,and six trades”.The retail commercial industry is modernizing itself and major commercial projects for the next few years are Wanda Mall and Centurial Oriental Com162、mercial Center.Cixi has a total 10 small size shopping centers with GFA less than 10,000m2.These shop-ping centers are not popular among locals and the operation of large chain retailers,such as Gome,Suning and Yongle that had entered the local market have not been very suc-cessful.Although Cixis pe163、r capita income and spending are higher than that of Ningbo or Hangzhou,Many of them would arrange shopping sprees to Hangzhou,Ningbo,Shanghai and even to Hong Kong on a regular basisTherefore,HZB and east area of the Bridge should strategize its convenient transportation,introducing destination tou164、rism and commercial programs to meeting new style shopping,resorts and tourism demands.Retail development in Shanghai and mainland China Six new factory outlet shopping centers will be built in Shanghai during the 11th 5-year plan.?near to the existing highway in Qingpu,one of the suburbs of Shangha165、i.Opened in April 2006,the development combines large factory outlets together with large specialty retail shops.The Outlet Square occupies a 160,000 m2 site of which 50,000m2 are for factory outlet.The development is positioned as an integrated shopping destination offering a range of international166、&domestic brands,discount shops,leisure activities,F&B,and en-tertainment.During the recent golden week holiday,the development received more than 40,000 visitors and 8000 cars on a daily basis.Shanghai Luodian outlet is another planned project.It is located at suburban areas which is 28km away from167、 Shanghais CBD.When completed,the project will have a GFA of 250,000m2.It targets to attract at least 30 well known brands and planned to cooperate with Graig Realty Group from the U.S.?including retail,recreation,entertainment,food,tourism and culture with 430,000m2 land area,890,000m2 building are168、a,including 600,000 m2 commercial area and 8,000 parking space with total over 2.5million yuan investment.Major malls in Southern China includes in-ternational brand such as B&Q,Mcdonale,Canada IMAX super-screen movie,HongKong Amar Department,England BBC and US Time walna threat.Century Jinyuan mall169、 in Beijing is large scale regional retail mall with 870,000m2 building area and 680,000m2 retail area including Lotus,specialty shop,theme restaurant,enter-tainment city,auto mall,cinema etc.The number of daily visitors is between 60,000 to 140,000 with 20,000 cars.?specialty stores are gaining pop170、ularities in China and around Shanghai.At present,no similar project in Hangzhou,Ningbo,or Cixi has been proposed.EDAW Economic believes that these types of retail commercial development will be appropriate to be included as part of the future land use at the Project Site.?Economics Study/Regional D171、emands:Regional Retail311.2?Vacaville Premium Outlet Mall?Burberry,Calvin Klein,Coach,Mikasa,Polo Ralph Lauren?Rainforest Caf,Planet Hollywood?Case Study:Vacaville Premium Outlet MallOutlet Mall is a type of shopping mall which sells their products direct to the customers through their own branded s172、hops,Other stores are operated by retailers selling returned goods or discontinued goods at heavily reduced price.Clothing,sporting goods,electrical products,cosmetics,and toys are among the types of items sold at outlet malls.Outlet mall?attached to a factory selling surplus stocks at discounted pr173、ice.An outlet mall puts many factory outlets under the same roof at a convenient location,usually a sub-urban site,ie at least 20 Km from city center,to reduce overheadBurberry,Calvin Klein,Coach,Mikasa,Polo Ralph Lauren,Vacaville Premium Outlet Mall is located 1 hour east of San Francisco and 20 mi174、nutes west of Sacramento,opening in 1988 with 42,000m2 gross Building Area.There are amble park spaces.It is a popular destination for tour groups with 120 designer outlets,featuring fashion apparel,footwear and accesso-ries,home accessories,and gifts by a wide variety of popular manufacturers.Ancho175、r outlet stores include Burberry,Calvin Klein,Coach,Mikasa,Polo Ralph Lauren,Mall of AmericaMall of America is the largest enclosed entertainment/retail complex in USA with 32 ha site area,390,000m2 total building area,260,000m2 retail area.It is a synthesis of shopping mall&theme park to maximize t176、otal visitation and length of stay at the complex.Resident/Tourists ratio is 50/50.Mall of America has become the leading tourist destination of mid-western region of the US.Amenities in Mall of America include 2 seven-level car-parks and a transit station nearby hotels.Entertainment Attractions in 177、Mall of America include family oriented snoopy theme park,Upper East Side adult nightclubs/eateries,14 screen General Cinema,a golf mountain 18 hole miniature golf course,LEGO Imagination center,a futuristic laser tag facility,a 4.5 million liter aquarium named Under Water World.Key elements for the178、 Food&Beverage services are to extend length staying in the mall.Food&Beverage Services in Mall of America include 30 full-service restaurants,Rainforest Caf,Planet Hollywood,30 fast food outlets within two food courtsThe retail tenants in Mall of America include 4 Anchor department stores with 500 179、shops,large number of entertainment oriented stores,such as Disney and Warner Bros and studio stores.?Economics Study/Regional Demands:Regional Retail321.2?Cerritos Auto SquareCerritos Auto Square is located at a suburban community,Cerritos,south of Los Angeles city.The location is?occupied 40 ha of180、 land with 27 auto dealership by 2007 selling a mix of regular and high-end brands.At 2004,Cerritos Auto Square sold 52,856 that cars worth US$1.2 billion,representing 13%of total car sale of Los Angeles County.Value added services provided at Cerritos Auto Square.Addition value services?-Old car sa181、les-After-sales-Auto repairs-Auto partsSouth Edmonton CommonBest Buy,Staples,Home Depot,Golf Town,Espirit,Nike Factory StoreSouth Edmonton Common is the largest power center of Canada occupying a land of 128 ha with a total?more than 100 shops ranging from large scale anchor stores to small and medi182、um size specialty stores.South Edmonton Common commands a great geographical location,adjacent to regional highway and serv-ing a large suburban population.It has become the preferred choice for new retail chains entering greater Edmonton area.South Edmonton Common is a typical example of power cent183、er,which is getter popularity in North America.?-An open air regional shopping center to recreate main street shopping atmo sphere:Anchored by a few major tenants,including Big Box Retail Discount Stores Category killersMost of power center are locating at outskirts of city with easy accessibility.P184、ower center is a type of mall that focused on store-type consumption that different from regional mall.Shopping malls are anchored by department store and supported by other types of stores offering enclosed high-quality shopping environ-ment.On contrast,power centers are mainly anchored by large-si185、ze storehouse store with few small-me-dium-sized store,they often provides open shopping ambient with lots of parking space.?Economics Study/Regional Demands:Regional Retail331.2?Retail demand forecast Earlier chapters have discussed the implications of changing lifestyles of regional popula-tion fo186、llowing higher income and new found mobility offered by higher car ownership and their implications on retail developments.Regional retail activities based on case studies have shown a range of new retail activities supported by these new lifestyles that can be adopted by HZB New District,which will187、 be an important regional retail destination.When assessing the future land demand for these activities,EDAW has reviewed both the current trend of household consumptions to determine the total supportable retail space in future and used case studies for regional shopping center,outlet mall,and auto188、 mall to decide an appropriate size for each uses.Service area:all areas within 2 hours driving distance,ie Hangzhou,Ningbo,and part of Shanghai.Per capita spending:regional residents per capita spending will continue to grow Total consumption:based on future population growth and urbanization proce189、ss,the total regional population will continue to increaseAverage retail space turnover:EDAW has used available Shanghai information as a reference when estimating the aver-age retail space turnover in HZB.At 2005,Shanghai total retail income stood at RMB 297.3?per sqm per year was RMB 9,300.Due to 190、the fact that Ningbos per capita income is lower than Shanghai,EDAW has assumed an average turnover per sqm per year for retail space in Ningbo to be approx RMB 7,000,which will gradually increase to RMB 18,500 by 2025?HZB capture rate:with HZB becoming a regional retail destination,EDAW estimates t191、hat its share of the?Land use demand:Based on different form of regional retail activities proposed and their respective retailed?demand for regional retail.Model Results and Implications-Regional shopping center:400,000 sqm GFA on 27 ha land with a FAR of 1.5-Outlet mall:150,000 sqm GFA on 30 ha la192、nd with a FAR of 0.5-Power center:250,000 sqm GFA on 50 ha land with a FAR of 0.5-Auto mall:20,000 sqm GFA on 40 ha land with a FAR of 0.05Above recommendations assume each commercial program is an independent develop-ing project,however,some programs could be developed together with other commercia193、l?meanwhile,FAR and GFA of each programs will be adjusted according to revision of de-velopment programs.?Regional Mall?Power Center?Outlet Mall?Auto Mall20102015202020250200,0000400,0000600,0000800,00001,000,0000?Economics Study/Regional Demands:Regional Retail341.2?Following business expansion and194、 globalization,multinational corporations(MNCs)require?sales,customer service,marketing,engineering etc.Since existing CBD charges higher?transport network have become much preferable to CBD due to convenient locations,lower?lower cost locations to be competitive.Development of regional transport sy195、stem,such as freeways and airports,has improved the sub-urban regions accessibility and increased its attractiveness for these companies.?-omy growth,more and more Chinese companies start to establish a nation-wide network of?expansion.On the other hand,existing CBDs rent has increased rapidly and t196、he future?future.The Project Site can take advantages of the improved accessibility provided by Hangzhou Bay Bridge to position itself as one of the supporting service centers for interna-tional and domestic enterprises in Shanghai?-sourcing to 3rd parties in developing countries,including India and197、 the Philippines,to fur-ther reduce cost.Although China has yet to be involved in the global outsourcing market as?Dalian,Xian and Chengdu as“outsourcing services bases”lately.Outsourcing services supported by the Ministry are international service outsourcing activities including software?incentive198、s and policy encouragements.The Ministry plans to establish 10 more software outsourcing bases in the next 10 yearsChinas involvement in the global outsourcing business will mainly leverage on the cost advantages.However,Chinese companies have to overcome the language barriers.At the?living environm199、ent than downtown,provides both convenience and bigger range of housing?and residential amenities.?housing market.?-?Companies that cannot afford the premium rent at CBD will have to look fore cheaper?outside the inner ring road.?spaces supply built in recent years.?-?-?HZB New District into the Sha200、nghai economic zone.?Economics Study/?351.2?Chevron Texaco?Tri-Valley,Silicon Valley,CAEast of Silicon Valley,back office of San Francisco.Comprised of four towns;Dublin,San Ramon,Pleasanton and Livermore.Well known for commuter free living as its work and live environments are often planned in tand201、em.Development Program:Universities:Over 30 colleges and universities are within short driving distance of the Tri-Valley area.Hotel:Tri-Valley has a total l4,498 hotel rooms.Lifestyle&Entertainment:Tri-Valley is part of Californias Wine Country;Large Scale Retail,High End Dining;High End Luxury Ent202、ertainment.Shifting to Higher Density(0.8 FAR)residentialHacienda Height Business Park(Pleasanton)-11.2 million sq.ft and 354 hectares,avg FAR 0.32-the largest development of its kind in Northern California.-413 companies employ 28,000 people.-Large floor plate office campus-AT&Hi-tech and software 203、companies located in the Park include AT&T,Hewlett-Pack ard,People Soft,Sun Microsystems,and Verizon.-More commercial and residential developmentThe Bishop Ranch Office Park(Livermore)-580 acres&9 million square feet of office space,avg FAR 0.35-Home to 200 companies including Fortune 500 companies 204、such as SBC,Chevron Texaco,AT&T,Toyota,and UPS.Commute free communities-Hacienda is home to more than 3,000 residents,many of them also work in the park.Additional housing is conveniently located immediately adjacent to the park together with retail.-Bishop Ranch employees can choose from an array o205、f different new and existing hous ing products ranging from townhouse condominiums to detached single-family homes.?Rosemont Village,ChicagoTotal areas is 6.5 km2 including 25%residential&75%commercial.The village is located adjacent to Chicagos OHare International Airport,and 27km from downtown Chi206、cago,a major manufacturing hub of Mid-west.New Town Development is based on business parks,residential,hotels and event facilities,education,lifestyle&entertain-ment.There is also a top meeting/convention/tradeshow and entertainment center in the village.Development Program Office development:leadin207、g international companies have established their region al headquarters within the 4 million sq.feet office space on site-Residential development:4,224 units of mid-high end products-Hotels:provide more than 5,200 hotel rooms ranging from 5-star hotels to motels-Convention center:845,000 sq ft of ex208、hibition space-Education:Adjacent to DePaul University-Sports:The Allstate Arena with a 19,000 seats outdoor stadium-Culture:The Rosemont Theatre,facilitating a 4,200 seats arts performing venue-Lifestyle:western section of village will be developed as a entertainment zone,including a family resort 209、and recreation complex?Economics Study/?361.2?The previous chapter has assessed the potential for Hangzhou Bay to established a sub-urban?particular the relocation of back-end activities from city center to sub-urban areas.?Shanghai is the only market in the region that has experienced a continuous 210、strong demand for?will shift from CBD to sub-urban centers,and then to farther locations due to:-Limited space at urban center-High rental price and operating cost at urban center?-mproved regional transport network?-hai due to improved accessibility after the completion of Hangzhou Bay Bridge.EDAW 211、forecasts?network where the land and living cost are cheaper while offering convenience and a better living environment.While Hangzhou Bay New District is not physically considered as a suburb of Shanghai,the com-?-?-?in marketing and create a comprehensive land use plan with the following key featu212、res:?-Good landscaping environment-Business support facilities,such as hotels,conference center,education institutes,F&B,and entertainment venues-Choices of residential products for working population-Full community amenities,such as shopping,community centers,recreation,sports,schools and etc.?-Cap213、ture rate at HZB New District:-FAR-Working population-Living population:-Residential areaModel Results and Implications?38,000 living population with the following breakdown:?-158 ha of living amenities(residential)?-Residential GFA:1.27 M sqm with an average FAR of 0.8?HA?HA?HA?Land Demand?HA?20102214、01020102010050100150200250?Economics Study/?37?Vision?Positioning and Objectives2.0382.1?Relying on HZB Piloting Yu-Ci Linking Ningbo Serving Shanghai?Vision392.1?A unique commercial and trading new town,to assemble people,to vitalize environment,to link industries,to stimulate economy,to develop in215、ternationally?An urban environment for employment,residence,commercial and trading service,leisure and entertainment40?Vision2.2?City function positioningEconomic core of Yuyao and Cixi region-Four functions of the bridge gateway district:logistic,education,commercial and?-Supported facilities:resid216、ential,tourism and exhibition Urban image:Urban gateway to greater Shanghai from Ningbo area-Trinity developments mixed with economic,residential and environmental focuses-New urbanism planning concept-Sustainable urban planning approach-Water garden ecological network-Transport-oriented urban devel217、opment(TOD)?Positioning412.3?Planning Objectives&Principles1.The study area is a gateway that drives Ningbo well melting into YRD regional develop-ment,as well as a gateway to Shanghai even global market.the study area is a dynamic vital development zone that would further complement existing functi218、ons in new district but also a new city icon representing great-leap-forward development.2.The study area will incorporate and optimize industrial and spatial structures in HZB new district,achieving the transformation from second-industrial-based city to an integrated city mixed with commercial,edu219、cation,logistic,consultancy and service,offering strong supports and developing platform for international trading and advanced manufacturing developments in YRD region.?entertainment together,the study area will be a harmonious dynamic new integration city.?form a distinct modern international new 220、town.5.Strengthen intensive use of resources to increase the land utilization and create a re-source-conserving urban space system.6 Protect and craft a good ecological environment,creating an environmental protection model city which is coexistent with the natural environment?Planning Objectives&Pr221、inciples4243?New District Master Planning 3.03.1?East District?Spatial pattern-Relying on functions of HZB that linking the study area to greater Shanghai economic circle,in conjunction with integration of existing spatial structure and radiating to Ningbo,Yuyao and Cixi area southwardly,optimizing 222、the overall structure of urban space Function new district is a regional manufacturing base,development of the study area will complement manufacturing functions in existing industrial zone and also improve associ-ated living amenities,and properly adjusting existing zoning functions further upgradi223、ng existing industrial structure in Yuyao and Cixi areas?Middle District?West District?Modern tourism base?Trade services Business ExhibitionEducation Executive?Logistics?Industrial&Economic zones?High-tech living Cultural District44?District Development Strategy3.2?Adjust industrial land use in con224、junction with the proposed transportation system?Combine diverse industrial functions and urban activity nodes along Binhai No.1 Road to create urban development belts?Develop wetland in west Hangzhou Bay Bridge,in respond to northwest corner de-velopment45?Industrial Production?Living Residential A225、reas?Vocational Education City?Business Services Core?Warehousing Transshipment Core?Ecotourism Core?Water?River?Industry Space layout3.3?Connect to the Bridge in west,link up to Yuyao and Cixi in southBinhai No.1 Road is an E-W main central road in new district,it recommends adjusting previous road226、 network so to link Binhai No.1 Road to Hangzhou Bay Bridge serving as southern exits so to upgrading the regional transportation network accessing to Shanghai area.Meanwhile,it also recommends designing E-W main trunk linking to Yuyao and Cixi so to further improve external transportation network.?227、HZB Bay Birdge?Bridge Connection Line?Mostly City Road?Overpass?Binhai NO.4.Road?Binhai NO.2.Road?Binhai NO.1.Road?Binhai Road?Zhongxin NO.1.Road?Zhongxin NO.2.Road46?Transport Strategy3.4?Land use scope The new district is covering total 27 sq.km starting from south site of Hangzhou Bay Bridge,link228、ing to south link trunk of HZB in south and 10th Dyke in north while to the east is Lu-zhong Bay.Previous development area is approximate 15 sq.km 47?Previous development area5.2 km31km?HZB Bay Birdge?Analysis of the Study Area3.4?Hongkong?Ningbo?Beijing?ShanghaiScale comparison compared study area(229、near 27sq.km)with other international cities for scale comparison,it could be found that the size of project site is equivalent to the scale of Kowloon in Hong Kong,Sanjing Parcel in Ningbo,2nd Ring Parcel of Beijing as well as Lujiazui outer bund in Shanghai,the scale?48?Analysis of the Study Area 230、3.4?transportation statusProminent land use in south site is original village road,little access in north wetland.Poor E-W accessibility?River status?and the northern site is a 160-m-long 10th Dyke,east site is occupied by 90-160-m Luzhong bay,8th Dyke runs cross central site while 9th Dyke is spann231、ing site from east to west discontinuously?Land use status Majority of land within site is occupied by agricultural land and wetland reclamation Villages are layout along roads?Existing Road?Existing Water?Existing Water?Existing Building?Existing Farmland?Existing Wetland?Existing Water49?Analysis 232、of the Study Area3.4?Developing Opportunities?As locating in coastal area,the study area enjoys several interweaving canals and con-tinuous lakes and wetland.good natural settings offers well opportunities for future urban style and land value.?Along with direct connection to HZB,improvement of acce233、ssibility within study are will foster rapid development of the region and become a gateway to surrounding metropolis that lay a greater potentials for future manufacturing and logistic industrial development.?Developable land within site will be expanded northwardly,future 11th Dyke will be reclaim234、ed along coastline that reserve adequate developable land for new districts.501234?Analysis of the Study Area3.4?Bridge height control in HZB will impact planning develop-ment and transportation connection which would be a barrier for urban development.?Sloped embankment forms edge image?Barrier in 235、result of overhead-road cause visual impact and edge image?A lack of adequate systematic facilities makes functions in new district confused.?Locations and density of southern overhead exits has been?area.?Southern study area is predominated by primary farmland,?-velopment in short time.?Challenges1236、2435651?Analysis of the Study Area3.5?Urban Desing Concept1.Spatial structure is the concept that incorporating physical urban spatial structure and?developed area by roads,nodes,symbols and areas.2.Central Green Loop:use diverse planting forming a total 2km of boundary lines to enclose an urban gre237、en core.3.Commercial-red axis:identify core commercial axis as key urban activity space to form distinctive urban image.4.Ecological green corridor:ecological corridor linking 8th,9th and 10th Dykes from south?study ara as well.5.S-N primary roads in conjunction with public facilities belt:connect t238、o Cixi City,mixed with urban functions of recreational tourism,educational center and regional retails.6.Combine N-S main intercity axes and E-W primary roads to connect internal and ex-ternal urban activities.52?New Space Framework3.6?Zoning strategies Overall layout is based on main functional cha239、racter of each zoning districts.Connect different districts through open space,waterways and circulation network and lead and control land use and phasing development by zoning strategies.?Zoning Layout Concepts Central water body Incorporate existing dykes to re-craft central water as future centra240、l commercial coreCentral commercial area Anchor on water as themed image concentrating commercial elements mainly along both sides of central water,foster balanced development and craft unique urban image through landmark buildings.Tax-free logistic area Develop tax-free logistic area in eastern stu241、dy area to complement to industrial develop-ment in east that offering business services,storage and delivery services,container yard,?Vocational CampusLocate Vocational Campus close to overhead road in western study area in conjunction with E-W and S=N trunks serving as a citywide vocational educat242、ion town.Large-scale campus open space would relieve the visual impact from overhead road?-cal staff by condominium cooperation,as well as provide professional training.In addition,?visual and noise impact on residential area from overhead roads.Regional retail Design regional retails along E-W or N243、-S primary roads serving regional demands by con-?industrial markets to pilot the overall development of the study area.Mix-used Commercial and Residential complexDesign continuous commercial and residential mix-used area along central water axis to guide future urban development towards shore area.244、Residential area Main embodiment of urban image within living functions Cultural and entertainment&exhibition area Locating at small island or peninsular in end tip of visual axis,the ending sights of view,landmark of urban image.Large-scale open green space Green open space locates along central wa245、ter axis in conjunction with central lake to form a continuous open space sequence.in addition,parcel between HZB southern links and Binghai No.1 road would be served as urban gateway in additional to relieving visual impact from overhead roads,as well as providing sports and recreational service fo246、r vo-cational campus.53?Zone Function Concept3.7?Residential I?Residential II?Comercial Mix Use?Community Service?Primary?School?Commercial Firance?Hotel?HKCEC?Culture&Entertainment?Hospital?Vocational Education?Leisure Sports Park?Industrial?Civicism Facilities?Open Space?Water?Regional Commercial?247、Development Reserve?(%)?1R?(745.2ha)R1?172.26.31%R2?469.417.21%RC?91.03.34%RE?(?)12.60.46%2C?(568.8ha)C1C11?2.00.07%C2C21?19.20.70%C21?88.33.24%C23?219.28.04%C25?1.50.06%C3C34?16.20.59%C34?6.10.22%C5?3.10.11%C6C62?213.27.82%3M?(141.4ha)M1?141.45.19%4S?S1?339.912.46%5U?(4.2ha)U2U21?1.60.06%U6?2.60.10248、%6G?(598.4ha)G1G12?598.421.94%7E?(338.8ha)E1?248.19.10%E9?90.73.33%?2,727100.00%?Binhai NO.4.Road?Binhai NO.2.Road?Binhai NO.1.Road?Binhai Road?Zhongxin NO.1.Road?Zhongxin NO.2.Road54?Landuse3.7?Land use between the 9th dyhe and the 10th dyhe?(ha)?1R?(294.3ha)R1?129.811.02%R2?117.79.99%RC?34.22.90%R249、E?12.61.07%2C?(143.7ha)C2C21?4.80.41%C21?29.72.52%C23?19.91.69%C3C34?2.80.24%C6C62?86.57.34%3M?(82.8ha)M1?82.87.03%4S?(154.4ha)S1?154.413.11%6G?(331.6ha)G1G12?331.628.15%7E?(171.2ha)E1?80.56.83%E9?90.77.70%?1,178100.00%?Land use in south area of Binhai 1Road?(ha)?1R?(328.5ha)R1?42.45.37%R2?267.333.8250、8%RC?18.82.38%2C?(162.6ha)C2C21?4.50.57%C21?29.33.71%C23?128.816.32%3S?(98ha)S1?98.012.42%4G?(131.4ha)G1G12?131.416.65%5E?(68.1ha)E1?68.18.63%?789100.00%?Land use between Binhai 1 Road and the 9th dyhe?(ha)?(%)?1R?(112.5ha)R2?74.59.80%RC?38.05.00%2C?(264.5ha)C1C11?2.00.26%C2C21?9.91.30%C21?29.33.86%251、C23?70.59.28%C25?1.50.20%C3C34?13.41.76%C34?6.10.80%C5?3.10.41%C6C62?128.716.93%3M?(58.6ha)M1?58.67.71%4S?S1?87.511.51%?(87.5ha)U2U21?1.60.21%U6?2.60.34%6G?(143.4ha)G1G12?143.418.87%7E?(96.6ha)E1?96.612.71%?760100.00%55?Landuse3.8?Open Space Strategies 1.Use water and green corridor to create interw252、eaving urban spatial framework and open space network.2.Allocate different-scaled,different-functional and diverse landscaped open space net-work based on location,zoning and neighbor community of open space.open space concept 1.Use canals to create blue and green interweaving spatial framework 2.In253、corporate E-W water canal to create visual corridors 3.Create a new axis image to new town center from southern HZB 4.Use green open space as buffer area for the Bridge and its south trunk,allowing for linear greens along northern site as an open space image,as well as extension of ecologi-cal wetla254、nd in west of HZB.5.Four green axes to enclose urban core area.6.Use water body to create diverse-scale urban spatial elements:-River,Canal,Lake and Sea.7.Create distinct water edge features based on water conditions -Hard edge -Suburb natural edge -Central Lake?Binhai NO.4.Road?Binhai NO.2.Road?Bin255、hai NO.1.Road?Binhai Road?Zhongxin NO.1.Road?Zhongxin NO.2.Road56?Openspace System3.9?Existing water bodies within project site are mainly concentrated in 8th and 9th Dykes including a 80 hectares Reservoir.With abundant water recourse,it suggests utilizing its environmental context to represent its256、 water culture,design central water bodies between 8th and 9th Dykes to crafe a unique urban image.Meanwhile,It also suggests using existing 8th and 9th Dykes as a E-W canal system,de-signing N-S canal that interweaving with E-W canals as well as connecting to central lake,forming a complete canal n257、etwork to guide the creation of public space.?Existing Water?Propose Water Network?10th Dyhe?9th Dyhe?8th Dyhe?80 ha57?Water System3.10?Binhai NO.4.RoadCirculation strategies-To provide an integrated circulation system,add logistic truck entrance/exit to avoid?-To link up to road network in east are258、a-Road design should coordinate to geographic location,functional layouts and develop ing density,density in commercial core area should higher than that in vocational education town,residential and logistic areas.Recommendations on circulation-All E-W primary and secondary roads should connect to r259、oad network in industrial area of new district.?Binhai No.1 Road and S-N primary roads,as well as close to Hangzhou Bay inter-change edgewise to enhance convenience for light passengers.Similar R.O.W Recommendations-Primary road R.O.W should be36-50m-Secondary road R.O.W should be 24-30m?Binhai NO.2260、.Road?Binhai NO.1.Road?Binhai Road?Zhongxin NO.1.Road?Zhongxin NO.2.Road?Automobile Station?Highway?Major City Road?Second City Road?Nighborhood Road?Overpass?Propose Overpass58?Circulation System3.10?Highway50?50m Maijor City Road36?36m Maijor City Road30?30m Second City Road24?24m Second City Road261、15?15m Nighborhood Road12?12m Nighborhood Road59?Road Hierarchy?Binhai NO.4.Road?Binhai NO.2.Road?Binhai NO.1.Road?Binhai Road?Zhongxin NO.1.Road?Zhongxin NO.2.Road3.10?Main W-E road connecting to Hangzhou Bay Bridge directly,a key landscape parkway that?A-AMajor City Road:Binhai NO.1 Section A-A?B-262、BMajor City Road:Binhai NO.1 Section B-B60?Road Hierarchy?3.10?roadsides as a green buffer between logistic and retail land uses that offer a tranquil visual area.Main landscape parkway linking to developable area is a key access to core area.?A2-A2Major City Road Section A2-A2?A3-A3Major City Road:263、Zhongxing NO.1 Section A3-A361?Road HierarchyA2A2A3A33.10B2B2B1B1B3 B3?Every main trunks in site will be connected by secondary road network which also design pedestrian and bicycle courses.Central trunk lining every pacel of vocational campus is a S-N axis and landscape axis,as well as a key featur264、e landscape road within campus.?B1-B1Second City Road Section B1-B1?B2-B2Second City Road Section B2-B2?B3-B3Second City Road Vocational Education City Parkway Section B3-B362?Road Hierarchy3.11?Commercial Business area Commercial business area is designed in central lake area to connect to other in265、stitutes and regional transportation hub.?Mix-used Commercial and Residential complex Locating adjacent to central commercial area,this parcel will offer more convenient living?Mixed commercial and residential complex will combine residential into commercial retail service area,which could not only 266、provide residents with easy access to associated ser-?commercial areas,which makes the area to be a 24-hour dynamic community.63?Function Zone Visualize3.11?Logistic Center Tax-free logistic area offers business services,storage and delivery services,container?Large-scaled retail and logistic base w267、ith convenient transportation network provide logistic and delivery place for large-scaled retail hall in YRD region.?Business Campus?-ing services as well as wholesale and retail industriesBuildings within business campus will comply with quality landscape settings to attract both domestic and fore268、ign enterprisers by providing excellent investment envireonment?64?Function Zone Visualize3.11?Residential area Abundant natural water resource within developing site in conjunction with water-friendly development will not only greatly upgrade landscape quality but also improve land and building val269、ues.Regional development will fully take advantage of ecological resources melting into overall development to create a vernacular waterfront living ambient.?Exhibition area To provide new district with convention and exhibition facilities,which includes an interna-tional convention center,business 270、exhibition center,cultural entertainment performance hall and other hotel facilities.65?Function Zone Visualize3.11?Regional Retails Utilize excellent geographic location to incorporate with future leisure tourism development in west area of HZB to develop a large-scaled regional retail center.Provi271、de quality cultural and entertainment facilities in concentrated tourism and business area to foster comprehensive,prosperous development,enhancing its competitiveness.?Entrance ConceptOrginate entrance from south-link leading to central urban area,incorperating bridge-side linear space and urban pa272、rk to create entrance image and utilize spatial sequence of over-pass bridge which also allows for open space area to create an entrance image,providing a sense of place,while also utilize space under bridge as park facilities66?Function Zone Visualizing3.12?F.A.RLinear water axis linking 10th,9th a273、nd 8th Dykes from north to south is a key urban activity axis which is intensive developed in core area and decreasing outwardly.?2.0FAR 2.0?1.5-2.0FAR:1.5-2.0?0.6-1.5FAR:0.6-1.5?0.5FAR 30MBuilding High 30M?20-30MBuilding High:20-30M?10-20MBuilding High:10-20M?10MBuilding High 10M68?Building Height3274、.14?Development Strategies for Eastern Gateway of HZBTo ensure integrity of phasing development,as well as balance between phased infrastruc-ture investment and land revenue.According to future land demands forecast,easten area of HZB will be complete devel-oped till 2025.therefore,it estimates land275、 sales schedule should be at a faster pace than urban development,it estimates land sales within study area would be completed l 2020.lAs the entire regional development period is near 18years,it is importatant to maintain?1 development are recommended(2008-2013).1.Utilize public investment to facil276、itate land developmenta)As positioning of high-end service and modern lifestyle,quality public in frastructure development plays vital roles in large property development.In addition,more convenient transportation to HZB and Ningbo and?b)Improvement of overall spatial landscape and water bodies in t277、own central in conjunction with waters in central downtown as a landmakr wiill upgrade district image and land value nearby.c)As easily connecting to infrastructure system,parcels close to the main road enjoys the most favorable conditions for development.Therefore,plots close to the phase1 road is 278、the best development option.d)Prudently invest in public infrastructure to avoid overage investment in early stage.Infrastructure investment should coordinate with overall developing schedule so?2.Formulate marketing promotion and investment attraction plana)In recent stages,a comprehensive marketin279、g promotion to upgrade market awareness of the study area is very important for project develop ment.The opening of HZB offers excellent opportunities to district development.Therefore,it recommends to hold a large celebration when the bridge completed.b)To attract large property developers or enter280、prise to resident within area as soon as?encourage more investors.c)Collect revenue from land sales could to offset initial land development cost,which could be rollingly developed.3.Achieve immediate success in early stage through unique development mix.a)As the study area is a newly-developed dist281、rict which is lack of high market visibility,identifying a unique identity through a comphrensive planning and marketing?residents.b)Initiate project development anchored by HZB,as well as public invest ment,including infrastructure,logistics and Vocational Education,Lakeshore center landscape bands282、c)Current land development mix should focuces on attract more investment capital for government to offset initial investment in the developments of public facilities and parts of future developments.According to overall market development,comparing to commercial,residential or composite development.283、land value of industrial use is relative lowest.Therefore,current land development mix should reach a balance in industrial,educational land use,and other residential and commercial development 4.Formulate land reserve policy to create higher land value a)Land sales policy formulated by local govern284、ment should be prudently enough to ensure overall upgrading of land value.Existing mode of industrial park development in China has been proved not the best developing approach,or even could not explore land value in a highest degree.b)For short-term development,only a relative low land value could 285、attract more developers,but it should avoid to over-sale numerous lands to property developers in early stage.Therefore,it should retain a certain number in good locations,such as land near future regional center or quality physical setting area;later development will help the government with higher286、 returns on land development.2006?Land Value Comparison,2006 QI(RMB/SQM)?YRD?Hangzhou?Comprehensive?Commercial?Residential?Industrial01,0002,0003,0004,0005,0006,0007,00069?Phasing Development3.14?Phase I DevelopmentShort-term Development?as logistics Warehouse Park,vocational education center,as wel287、l as focusing on urban open space creation and transportation development.In addition,attract regional retails and parts of residential development as a pilot area for project development.Initial Stage:develop regional retails as key industry,supported by logistic park nearby.Medium-term Development288、 Form a cohesive and intensive developing scale,attracting leading business process out-?and commercial institutions Long-term DevelopmentA Chinese business process outsourcing services and offshore outsourcing industry center that developing internationally progressively.Industrial markets developm289、ent could incorporate with logistic development in initial phase?Phase II Development?Phase III Development?Hospital?Vocational Education?Vocational Education Facilities?Leisure Sports?Industrial?Civicism Facilities?Open Space?Water?Regional Commercial?Development Reserve?Residential I?Residential I290、I?Comercial Mix Use?Community Service?Primary?School?Commercial Firance?Hotel?HKCEC?Culture&Entertainment70?Phase Strategy71?Core Area Urban Design4.04.170?Functions StructureThe urban core activities functions,for the east-western allocation which mainly developed along the 8th dyke are education,c291、ulture,entertainment,life support,culture and entertain-ment,recreational sports,vocational training and other related cultural functions,forms a ducation-cultural development belt that interpenetrated by the 8th dyke.While the north-southern allocation is mainly from the center lake area along the 292、North-?-?development belt that run through the 8th,9th,and 10th dyke recovering cultivation histori-?Themed pubic space includes:?-The 8th dyke Cultural leisure corridor,including?Concert Hall/Theater Television Center?Core Area Urban Design/Public Realm Space Structure?Education Development Shaft?B293、usiness Development Life Shaft?724.171?Core Area Urban Design/Public Realm Space Landscape Master Plan734.1123456789101172?Core Area Urban Design/Public Realm Space Landscape Illustrative Plan1715141612?Water Street market?Administrative Center?Sightseeing Tower?Club House?Concern Hall?Theater/Audio294、-visual Archive?123456781091112131415161774134.173?Commercial Center 12341234?Core Area Urban Design/Public Realm Space Landscape Illustrative Plan754.174?Core Area Urban Design/Public Realm Space Landscape Illustrative Plan?Concert Hall?Vocational Town Commercial Center?Vocational Town Commercial F295、acilities?123456712364557764.274?Waterfront Commercial Street?The buildings on bothside are on human scale which create an desireble waterfront environment.An interaction between indoor and outdoor space provide a complete activ-ity network system.The waterfront outdoor cafe,shop and restaurants bri296、ng a vitality to the city.?Lakeside Promenade?The promenade is one of the most attractive leisure waterfront open space.The retail de-?-?destinations and attractions which create an?Core Area Landscape Blow-up Plan774.2?Water Taxi Stops,Fisher-mans Wharf?-tion center and hotels offering diverse urba297、n?viewing as well as enhancing spatial image of water town.?Core Area Landscape Blow-up Plan?Cultural Park?-?for jogging,walking and bicycling,etc that in conjunction with lakeside water features and indoor and outdoor performing areas to cre-ate key open space activity nodes.784.2?Core Area Landsca298、pe Blow Up Plan79?Leisure Sport Park?Located at the northern part of the Com-?echoed with the central lake area,the Lei-?-motes the land value nearby as well as the city image4.3?A-ASection A-ADDBBCCAARiver Section?Design cross-river overhead bridge to connect urban activities in both sides of lake 299、that connect central lake to waterfront commercial street,net height of bridge should allow for?Design a lakeside promenade along central lake edge which is approched by hard edge treatment to create a water-friendly image.?B-BSection B-B?C-CSection C-C?D-DSection D-D?Core Area Water System/River Se300、ction80?Commercial Build-?Commercial Build-?Canal?Canal?Canal?HKCEC?Canal?4.3?Core Area Water System/Soft-Hard Water Edge Index?ISoft Water Edge Option I?IISoft Water Edge Bank Option II?IIISoft Water Edge Option III?IHard Water Edge Option I?IIHard Water Edge Option II81?Water Edge Treatment An urb301、an core anchored by water as key urban space,incorporating with diverse soft and hard edge treatments to comply with urban activities,so as to create a dynamic water-friendly natural landscape space.?Soft Water Edge?Hard Water Edge4.3?Water Circulation Use water transportation tools in canals within302、 core area to connect diverse city?important recreational sports activities nodes.?Core Area Water System82?Birdge?4.4?Locate high-rise buildings along riversides and central river edges form-ing spatial spine that craft a skyline spatial sequences embodying urban interface.?-mercial streets so as t303、o create a continuous,uninterrupted urban activities?Design series of waterfront commercial streets in central lakes offering lake-?Series of public buildings in conjunction with landmarks and proposed wa-terfronts enhances land value and overall integration,creating dynamic 24-hour urban activities304、.1234?Core Area Building Massing Study8343214.4?Core Area Building Massing Study?84Core Area Skyline Control Craft clear well-ordered urban skyline while considering regional and local scales in compli-ance with urban framework and functional layout.Use iconic buildings responding to key routes to c305、reate a strong urban image.?East Elevation?South Elevation?West Elevation?North Elevation4.5?Contemporary?Ningbo from Shanghai,and also known as a showcase interpreting international metropolis image of Shanghai City.Thus the creation of urban image should addresses on reinterpret-?be encouraged to 306、carry through the development to create a strong sense of place and identity.Overall architecture in core area is recommended to adopt an simple modern concept termed contemporary vernacular to create a modern new entrance image.Although an overall architectural language will prevail throughout the 307、public buildings,key?-?-sions.Encourage using various architectural patterns in special areas or special functional iconic buildings to embody architecture functions.?General Architectural Design Guidelines854.5?General Architectural Design Guidelines86?General PrincipleAll architecture shall be in 308、a contemporary vernacular style with a combination of modern?it is often rain in spring.Climate in summer is warm and hot while cool in fall and winter.?should address on sun-shading,lighting and ventilation,etc.4.5?General Architectural Design Guidelines87?Architectural pattern?1.Design sloped roof309、 in top of buildings along both sides of commercial water streets to create an intimate shopping scale?architectural materials as well as simple style.?outdoor and indoor visual connects as well as ensure spatial continuity.?Dyke incorporating with materials that embodying openness nature of cultura310、l buildings while adopting modern simple style to response to vernacular identity.Wall Surface Line?R.O.W will provide capacious pedestrian space.R.O.W reservation should comply with overall street space.Street space should be enclosed by building walls properly to avoid?Treatment?Building massing T311、reatment-avoid single and mass building,simple building massing with overlaying approach is encourage in commercial buildings to create a dynamic and live effect.-Avoid mass wall design in community and both riversides,ventilation scope need to be?4.5?General Architectural Design Guidelines88?Buildi312、ng Color&MaterialsEncourage the use of indigenous or locally available materials such as clay or concrete?be receptive to local climate.Approach:1.Encourage the use of natural color or materials for building surface.Grey,while or light?brightness.?3.Color of high bright is recommended in parts of ke313、y public buildings or landmark4.5?General Architectural Design Guidelines89?Architectual Elements?Responsive to water edge?Watermark base articulation?Layered massing?Variation in heights of parapets and ridge lines?Natural colors and materials?Articulated Roofs?Lattice or screen detailing?Overhang 314、or eaves at windows and doors?Recessed windows and doors?Shade elements at entries?Shade elements at pedestrian walkways?Clear glass for high visibility in retail windows?Contemporary vernacular language?Simple articulations?Occupiable balconies4.673?Core Area Perspectives/Education Axis904.674?Core Area Perspectives/Business Life Axis914.675?Core Area Perspectives /Canal Pedestrian924.676?Core Area Perspectives/Waterfront Plaza934.694?Core Area Perspectives/Port