[Feature: Post-COVID Tokyo Theory] Yasutaka Sonoda: Sustainable Urban Development and Area Management

2022/08/05

Many Japanese cities are currently facing a complex entanglement of multiple issues and phenomena, such as population decline, aging, the collapse of local communities, pandemics, economic stagnation, large-scale disasters, climate change, environmental destruction, resource and energy shortages, and the diversification of values and lifestyles, making it difficult to find optimal solutions. In this article, I would like to explore hints for the direction of urban development that Tokyo should aim for in the future—a city that faced the COVID-19 crisis and remains in a state of chaos—from the perspective of sustainable urban development and area management (hereinafter referred to as "area management"), while introducing specific examples.

Generally, when carrying out large-scale development to prepare multi-purpose complex facilities or changing the shape and quality of land plots including the preparation of public facilities such as roads and parks, urban development is often carried out through so-called statutory projects, such as urban redevelopment projects or land readjustment projects. These are carried out as city planning projects targeting areas with disaster prevention or residential environment issues, or areas where commercial functions have significantly declined. Along with solving the aforementioned issues, roles and functions appropriate for the area are added, and the area is renewed with a new face.

However, urban development does not end with the creation of a new face. The true value is tested after the project is completed. In a new town, there are people who live, work, learn, relax, and visit for purposes such as play, shopping, and dining. They hope for a healthy and rich life, exciting and heart-pounding experiences, encounters with various people and things, and stimulating interactions where innovative ideas naturally emerge, and their expectations for the transformed city grow. These feelings of people remain unchanged and do not fade even during the COVID-19 pandemic. The essential parts of a city are not affected by whatever happens.

Sometimes, facilities are built that are excessive and disproportionate for the city without taking people's feelings into account, but it is difficult to correct the course at that stage. Except for such cases, for a completed city to be vibrant and remain sustainable into the future, someone needs to breathe a soul into the city, circulate blood throughout the entire city, and nurture the city. Area management is attracting attention as a method for this.

Area management is a "city-nurturing" initiative in an area narrower than a municipality, where the private sector takes the lead in consulting with stakeholders, contributing funds and wisdom, and sustainably increasing the value of the city by their own will—for example, the quality of the surrounding environment such as people's lives and greenery, and the sense of attachment to the city. Area management is carried out not only for newly born cities but also to revitalize existing urban areas or to create a more livable environment than before.

The activities are diverse, centered on soft activities. They vary not only in type but also in scale. Activities range from basic ones such as holding events and advertising projects to create bustle using roads, cleaning and crime prevention activities, information dissemination via websites and SNS, and community formation, to providing places for interaction that encourage intellectual creation, implementing health programs such as yoga and walking, measuring human flow and logistics using AI and robots, and even activities conscious of SDGs and ESG, such as global warming countermeasures (introduction of eco-mobility, etc.), conservation of biodiversity, construction of district heating and cooling systems, power supply and electricity sales business using renewable energy, and social experiments aimed at realizing a symbiotic society (promotion of para-sports, etc.).

During the current COVID-19 pandemic, while real interaction is hindered and it has become difficult to maintain face-to-face relationships, the value of familiar open spaces that can be used while avoiding crowds is being re-evaluated. In central Tokyo, we have begun to see spaces where area management organizations, with the understanding and support of the government, have placed greenery in dry road spaces and set up workspaces with free Wi-Fi, relaxation areas, and restaurants. I hope that more of these colorful spaces full of humanity will increase. In the future, I expect an increase in open spaces where managers do not impose overly strict restrictions and users can customize how they use the space as they wish, while still being somewhat considerate of those around them.

The core of area management is for stakeholders to recognize regional issues and resources (roads, parks, plazas, greenery, rivers, ports, private open spaces, landscapes, historical assets, etc.) from the planning stage of urban development, engage in repeated discussions to share the ideal direction and vision for the city, use their ingenuity, repeat trial and error, and lead to unique regional activities as exemplified above.

Area management is packed with creative elements such as building social capital as a connection between people, crossing that capital with regional resources, and creating new activities and values. I believe these elements are the key to untangling complex urban issues and will become the driving force to lead cities to a normal state and enhance competitiveness.

In central Tokyo, large-scale development is currently underway in areas designated by the government (Urgent Urban Renaissance Development Areas) to create attractive hubs that are comparable to the world's leading cities. Among them, I would like to introduce cases where unique regional activities have been (or are being) promoted through repeated consultations with stakeholders, with an awareness of area management after development from the planning stage.

In this article, among the areas where members of the National Area Management Network (Chairman: Shigeyuki Kobayashi, with 48 area management organizations as of July 2022), a national organization connecting area management organizations, are active, I will take up (1) the Takeshiba district, (2) the Toranomon Hills surrounding district, and (3) the Toranomon-Azabudai district in Minato Ward, and explore the specific contents of the area management mechanism and the driving force that enhances competitiveness. What these three districts have in common is the crossover of various elements as a breakthrough to break through conventional concepts and create new value.

(1) A city that goes beyond excitement: Takeshiba District

When people think of the waterfront in Minato Ward, many probably think of Odaiba first, but the Takeshiba district (1-chome Kaigan, Minato Ward) is currently a hot spot. It is adjacent to the starting point of the monorail to Haneda Airport (Hamamatsucho Station) and is a gateway to the sky and sea with a ferry terminal for island areas.

In 2020, "Tokyo Port City Takeshiba" opened, transforming the area into an attractive space (Figure 1). This facility is a complex of business and commercial functions developed by a selected operator through a public proposal process for the effective use of metropolitan land. The conditions for the public offering were unique, explicitly stating that an area management organization should be established for the area including the metropolitan land (approximately 28 hectares) and that activities should proceed in accordance with the Tokyo Metropolitan Government's "Takeshiba District Urban Development Guidelines." In response to this, during the seven years until the facility opened, the Takeshiba District Urban Development Council, a forum for consultation between the area management preparation committee (now the area management organization: Takeshiba Area Management Association) and landowners, was established. Under this dual-track system, events utilizing regional assets (gardens, wharves, water surfaces) such as the "Takeshiba Summer Festival" and "Kyu-Shiba-rikyu Gardens Soiree" have been promoted (Figure 2).

Furthermore, as a result of repeated discussions among regional stakeholders regarding the future image of the district, a future vision with the goal of "A city that goes beyond excitement: A world-class waterfront" was formulated in March 2022. Starting from building relationships with the community, they have steadily performed basic activities such as environmental beautification, disaster prevention activities, holding events, and disseminating information. Since the opening of the aforementioned facility, they have stepped up to collaborate with facility tenants to promote the transformation of buildings into smart cities using new technologies and the promotion of digital industries, and great expectations are held for their future initiatives.

(2) A city where creativity is unleashed: Toranomon Hills Surrounding District

In the Toranomon Hills surrounding district, triggered by the completion of "Toranomon Hills Mori Tower" (2014), which utilized the multi-level road system to construct buildings in the space above and below roads, the area management organization Shintora-dori Area Management Association has been promoting area management activities such as cultural and information dissemination events using the road and the operation of permanent stores along Shintora-dori, which is the ground-level part of Loop Road No. 2 developed integrally with Mori Tower.

In an area that partially overlaps with the activity area of the area management organization (Toranomon 1 and 2-chome and part of Atago 1-chome in Minato Ward: district area 7.5 hectares), a grand project led by Mori Building Co., Ltd. is currently underway, aiming for a true international new urban center. "Toranomon Hills Business Tower" and the Tokyo Metro Hibiya Line "Toranomon Hills Station" opened in 2020, followed by "Toranomon Hills Residential Tower" in 2022, and "(Tentative name) Toranomon Hills Station Tower" (scheduled for completion in July 2023) is currently under construction (Figure 3). In this district, various urban functions such as international-standard offices, residences, hotels, commercial facilities, incubation centers, transportation infrastructure, and green spaces are being prepared within walking distance. Once everything is completed, the image people have of Toranomon as a pure office district is expected to change dramatically. Furthermore, if the integrated operation of the city, including existing urban areas, is properly carried out in the future along with the area management activities already underway along Shintora-dori, the synergistic effect will be immeasurable. I believe the key to this synergy lies in creative elements such as innovation and incubation functions.

As a noteworthy movement, the DESIGN ACADEMY education program, a collaboration between the Institute of Industrial Science (IIS) at the University of Tokyo and the Royal College of Art (RCA) in the UK, has been held at "THE CORE KITCHEN / SPACE," a cafe and event space in the "Shintora-dori CORE" building along Shintora-dori. Additionally, "CIC Tokyo," a shared office specialized in innovation with an office in "Toranomon Hills Business Tower," and "ARCH Toranomon Hills Incubation Center," an incubation facility for large companies, have begun their activities.

(3) A city where you can encounter new lifestyles: Toranomon-Azabudai District

This is also a large-scale complex development project through a Category 1 Urban Redevelopment Project led by Mori Building Co., Ltd., in an 8.1-hectare area surrounded by Gaien-higashi-dori, Sakurada-dori, and Azabu-dori. Over the 30 years since the establishment of the urban development council in 1989, consultations with approximately 300 rights holders and the government have proceeded, with construction starting in 2019 and completion expected next year. A characteristic feature here is the method of preparing approximately 30% of the district area (2.4 hectares) as a vast green space and arranging buildings naturally within it (Figures 4, 5). With an expected 20,000 workers, 3,500 residents, and 25 to 30 million visitors annually, a futuristic city like never before will appear in Minato Ward.

In addition, this project was evaluated for its diverse urban functions, walkable spaces, and power supply through renewable energy, and in 2021, it obtained the highest rank of Platinum precertification (the first case in Tokyo) in the "ND (Neighborhood Development)" category for area development under the international environmental performance certification system "LEED (Leadership in Energy & Environmental Design)" by the U.S. Green Building Council (USGBC).

This district will also have a new start after completion, and like the Toranomon Hills surrounding district, preparations for district operation are currently steadily underway.

I hope that the people who live, work, play, learn, and visit this place will be surrounded by overwhelming greenery with infinite possibilities and be provided with various programs that allow them to lead a healthy and vibrant (Wellness) lifestyle.

I believe area management is effective as one of the concepts and methods for sustainable urban development. Looking at the future role of area management from these examples, regardless of the size of the city, I think the question is how to create new businesses with creative thinking while maintaining a good balance between human activities and nature, how to incorporate the thoughts and needs of diverse people and propose new lifestyles, and how to update the image of the city and improve life satisfaction through these efforts.

In the Takeshiba district, area management aims to propose lifestyles that exceed people's imagination by utilizing vast waterfronts, wharves, gardens, and new technologies. In the Toranomon Hills surrounding district, the goal is to pursue the provision of places and services where new ideas and mechanisms are born through the interaction of people in both on and off settings. In the Toranomon-Azabudai district, the aim is to create an environment where various people can encounter new lifestyles through programs and services themed on greenery and health. Although the scales differ, there are many commonalities in terms of sustainability, diverse functions, utilization of regional resources, and provision of high-level soft services, and future initiatives are highly anticipated.

・Shigeyuki Kobayashi + The Mori Memorial Foundation, "Area Management to Enhance the Value of the City," Gakugei Shuppansha, 2018

・Shigeyuki Kobayashi + The Mori Memorial Foundation, "Area Management: Effects and Financial Resources," Gakugei Shuppansha, 2020