Shopping Mall as Privately Owned Public Space - School of ...

Shopping Mall asPrivately Owned Public SpaceThe Chinese University of Hong Kong School of ArchitectureSTEVEN HO 2009-2010 THESIS REPORT

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEWe drink the sameWe eat the sameWe buy the sameWe watch the sameNew Town Plaza Festival Walk IFC Mall Times Square APMii

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEYou are not allowed to do anything but shop.iii

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACETai PoSha TinKowloon TongMong KokWest KowloonCentralCauseway BayTong ChungAdmiraltyThe PeakNam CheongCentralCauseway BayCauseway BayMa On Shaniv

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEYou can not escape from shopping.v

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEPublic space Public space Public space Public spaceNew Town Plaza Times Square PP 3 Elementsvi

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEShopping mall is your new home.vii

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEShopping Mall asviii

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE-14 th Acknowledgements2

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEPart 1 BACKGROUND STUDIESContents4 Schedule Part 11RESERACHPart 1I1DESIGN DEMONSTRATION3

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEMapping & DiagramsRe B PSModel studiesTemplate2 3 4ScheduleCompetition BriefingDefinition of public spaceCase studies: HK POPSThesis BriefingOMapping & DiagramsMapping & DiagramsTypologyDocu.1 2 3 4Case studies: Overseas POPSCase studies: public spacesNMapping & DiagramsModel studiesDocu.1 23 4Competition SubmissionDFinal LayoutSubmission of bookletBooklet Documentation1 2 3 4Public SpacesRelationship between shopping, culture & citySchedulePrivatized Public SpacesMid-term ReviewShopping & the CityDesgin ConceptFinal Review4

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEJ 1 23M 1 23 4 551 2 3 42 3 4 5F AFinal ReviewFinal Review5

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEPart 1. Background Studies6

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE7

Crisishttp://hk.myblog.yahoo.com/hamham-hamlet/article?mid=661http://hk.apple.nextmedia.com/template/apple/art_main.php?iss_id=20090323&sec_id=4104&art_id=12525449http://hk.apple.nextmedia.com/template/apple/art_main.php?iss_id=20080225&sec_id=4104&art_id=10790408SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE8

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEFlow ChartDevelopment of shoppingA brief history of shopping in Hong Kong and study howthe development of shoppingCrisis:Problems of PrivateOwned Public Spaces(POPS)in Hong KongStatistic:Giving a generalview of POPS inHong KongShopping as daily lifeAnalysing the factors enhancing consumer culture incontemporary city.- HK as city of shopping- Development of railway- Change in living form- Climate change- Impact of comprehensive development area (CDA)Typology of shoppingStreet > Market > Arcade > Supermarket > Departmentstore > Shopping centre > Shopping mallComparing different types of shopping in terms of scale, circulation,accessibility, openness and porosity, thus to analysis the relationship betweenpublicity and those factors.Design Strategies1. Public street linked with existing public spaces totransformation the city2. Public park serves as city centre/ destination3. Diversity of programs:-Civic programs in private sectors4. Hierarchy/variety of public spaces-Covered walkway, street, courtyard, park, sunken gardenMalls VS Public spacesComparing the difference between malls and publicspaces in terms of management policy and regulations.Diversity VS HomogeneityComparing the differences of programs between streetand mall in relations to the publicityBACKGROUND INFORMATION RESEARCH DESIGN DEMONSTRATION9

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE10

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEPhenomenaPrivatization of public realm in Hong KongSince the Hong Kong government triesto improve the urban environmentby providing public spaces in privateproperties, developers are encouragedto provide extra public spaces in theircould be exempted. Privatization of publicspaces seems to be the trend of urbandevelopment in high-density city like HongKong. On paper, this idea makes sense.However, how public are those “publicspaces”? Most of them are inaccessible forpublic and our rights are restricted in thoseareas. In response to the failure of many ofthose spaces, we have to reconsider thisapproach and reinvent this kind of spacesby regaining publicity of public spaces thatcan truly promote public life in our city.Thesis statementThis thesis will investigate the possibilityof using privatized public spaces asdesign strategy for shopping complex,by integrating civic functions and retailsto create a new type of public realm totransform the city. It provides an alternativetemplate of urbanization based on theprocess of hybridization of malls, civicprograms and public spaces, enriching thecity’s public offering by extending publicsectors in private properties.Background Research1. Development of shopping in Hong KongThe development of shopping wasnew town developments since 70s and theintroduction of podium & ComprehensiveDevelopment Area (CDA). Those policieshad great impacts on architecturesof shopping in terms of organization,complexity and bulkiness.2. Shopping as contemporary lifeThis part ofresearch is goingto analysis thefactors enhancingconsumer culturein HK as city ofshopping. Shoppingmalls have mergedto residentialand railwaydevelopments, the change in form of livingand the development of railway shorten thedistance from our home to shopping malls,encouraging the consumption activities indaily life. On the other hand, people preferto stay at indoor area because of hot andhumid environment in Hong Kong, thisalso enhances the role of mall as the mostfavourite gathering place.3. Typology study:Studying and comparing different types ofshopping architecture in terms of scale,circulation, accessibility, openness andpermeability in relation of its publicness.ThesisAbstractWhat is “Public Space”?1. Parks VS MallsBy comparing the restrictions in parks andspaces in contemporary city and seek ameaning of public life.2. The role ofpublic spaces incontemporary cityThe decline in thequality of publicspaces indicatesthat we have torethink the role ofpublic spaces in ourcity. Public spacesare no longer simply functioned as urbanvoid like the lung of city. Public spacesshould be a hybrid of actual physical spacesand active public spheres, but active publicspheres require accountability to function,private corporation could be one of theaccountable bodies. Shopping malls providegood setting for public activities, on theother hand public space could act as thespatial strategy to organize the mall.Why shopping mall and open space?- Mall as city centreInvestigating the relationship betweenmall and city, shopping malls has beentransformed from a component of city tothe prerequisite of urbanity. Malls not onlyserve as the iconic centre of city but alsoprovide physical spaces for social activities,as a result shopping malls has replacedevery aspects of urban life. However, citycentre should also function as a “place”,where “every body occupies its place”. Citycentre should help one to construct hisown identity and relate to himself to thehistory of that place.- Investigating the relationship betweenmalls, public spaces and cityCase study: e.g. Namba Park in Osaka byJon JerdePotential SiteTaiwai station is proposed as experimentalsite where provide large empty spacefor development, railway provides goodinfrastructure of transportation and stable11

Central and Western District : / Eastern District : / Southern District / Wan Chai District / Kowloon City Dist : / Kwun Tong District / Sham Shui Po District / Wong Tai Sin District / Yau Tsim Mong DistrictSHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 10 () 9 () 11 () 4 () 10 () 8 1474 4 () 109 98 1 () 10 () 83 () 27 () 3 () 49 1 () 9 () 109 27-37 27 88 8 () 3 () 7 1 () 3 190 4 () 109 51 8 7 () 3 () 21 34 () 4840 4 () 959 5 () 10 () 7 6 () 6505 4 () 146 3 () 110 7 () 6 () 6314 4 () 12 3158 3 () 127 (); 4 () 97.1% 5 () 1569 ; 1 () 195 (); 12 1 () 54 9 () 854 271-273 35 2 () 1145-1153 6 () 8 () 126 10 () 4 () 6 3 () 6928 10 () 9 () 202 5 () 1920 1 () 11 7 () 18 11 () A 5 () 69 4 () 4 () 38 46 6 () B 5 () 4 () 4 () 4 () 3 () 4 () 12 () 2 () 1266 4 () 89 18A 1 () 4 () 29 87 21 1 () 396 1 () 764 7 () 23 3 () 64 10 () 3 () () 84 4 () 1 () 18135-137 182 2 () 11 10 () 96 1 () 51 320 96 187 4 () 2655189 31 263 (); / 133 356 1 () 1 () 132 625 22 10 () 8 () 383 ; 31 633 25 () 12 () 3 () 4 () 5 289 25 () 25 4 () 4 () 1-3 9 () 44 () 1 () 4 () 6 () 3 () 306 2 () 2 () 2 () 5 () 1063 14 () 46 () 2 () 6 () 27 21 () 6 () 46 3 () 1 () 80-90 2 () 268 7 () 3 () 1 () 83 36 30 () 61 12 () 14 () 4 () 3 () 1 () 8 () 3 () 7 () 1347 3 () 250 308 1 () 3 () 85 2 2 () 250 Statistics 2 () 3 () 4 () 3 () 1074 125 2 () 2196 ; 70 383 26 12 2 () 10 () 22 3 () 35.7% 6032 12 () 202 117 (); 3 () 731 12 () 4 () 18 () 1 776 2 () 23 44 57 0.9 () 13 () 4 () 0.2 () 39 3 () 1800 32-36 129 6 () 4 () 2700 12 757 34 () 13000 168 1 () () 468 ; 17 () 593 2 38 () () () 2217 2000 18693 85 2 () 1100 15700 48 16 () 250 0.8398866 9 6 () 18043 4 () 80 6951 3192 66 () 38.5% 4 () 10 () 762 1271 8 4226 ; 1010 / Tai Po District / Tsuen Wan District / Islands District 660 ; 625 7 () 21 () 1.5 360 540 9 () 8 () 9400 522 830 - 3600 85 8300 8 () 1410 7000 265 13900 4427 5420 10616 659 31601.5100 460 9792.9 767 23300265-267 3 () 712 Tuen Mun 345 288 15 7.3% 2810 790 0.8 () 2900 200414 1 () (), 6000 3700 64 3000 6700 7 () 14710 5680 1 () 9000 19220 374 0.6118287 17333 5 () 0.9018213826 4 () Sai Kung Kwai Tsing 9 () 16200 10100 42 6400 64 6000 2568 ; Sha Tin 2250023-29 123 2700 94 889012

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACENo. of POPS in HK 7000060000total area (sq.m)total area inside malls (sq.m) 50000 40000 area 30000 20000 10000 0Central and WesternEasternSouthernWan ChaiKowloon CityKwun TongSham Shui PoWong Tai SinYau Tsim MongTai PoTuen MunSai KungSha TinTsuen WanKwai TsingIslandsTotal number of POPS in HK =374 casesTotal POPS area in HK =270221.6 sq. mData from:http://www.bd.gov.hk/chineseT/dedicated_areas.htmlhttp://www.landsd.gov.hk/tc/legco/pos.htm13

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACETotal POPS area in HK=Data from:http://www.bd.gov.hk/chineseT/dedicated_areas.htmlhttp://www.landsd.gov.hk/tc/legco/pos.htm14

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEEstimate maximum bonus area = 13.6 x HSBC main building*(i) Dedication of set back area at street level for the purpose of public passageThe permitted site coverage and plot ratio for the building may be exceededto an extent calculated in accordance with Building (Planning) Regulations (B(P)dedicated or 20% of the permissible plot ratio, whichever is the less. In addition,the BA may exempt areas accepted as dedicated for use as public passage fromGFA calculations.(ii) Dedication of an area within or through a building at ground level or otherR provisions. The extent of the concessions, which may be granted by theBA according to individual merits, ranges from exempting the dedicated areafrom GFA calculations to allowing bonus plot ratio and site coverage for thedevelopment. Normally the bonus site coverage, if allowed, will be equivalent tothe extent calculated in accordance with B(P)R 22(1). The maximum bonus plotratio, in terms of additional GFA, generally will be at multiples of the dedicatednot to exceed 20% of the permissible plot ratio with the dedicated area beingexempted from accountable GFA.http://www.susdev.org.hk/en/pdf/Pnap233_eng.pdf15

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACETypes of POPSMalls121248 sq. m45%54916.2 sq. m20%Others7914.5 sq. m3%Residential86533.9 sq. m32%Data from:16

Distribution of POPS within mallsSHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE17333sqm 17.7%8890sqm 9.1%9000sqm 10.1%12546sqm 12.8%Kowloon City15700sqm 16%Central and Western20010 sq m 20.1% of the latest residential development in shopping malls.Wan Chai6951sqm 7.1%6314sqm 6.4%Eastern712sqm 0.7%Data from:17

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEPart I1. Reserach18

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEWorkingLivingDaily life in HKShoppingConsumptionand urban life19

Shopping habits in Hong KongPreference for Retail Outlets and Aspirations on Retail Provisions-proportion (61.9%) preferred going shopping at “stores inside shopping malls” thanFavourite place foryoung peopleSHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEOthersFriends’ homeShopping MallHomeChapelLibraryStreetPiersFast food shopConvenience storeCommunal centreParkCinemaKaraokeDisco environment” (93.7%).(7.8%).BarComic shopInternet shopGame shopViews on the need for further development of shopping areas in HongKong-20

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE30HK as city of shopping25.6Perceived popular shopping locations of mainland and foreign visitors25Among these six types of stores, a comparativelylarger proportion of retailers(42.5%) perceived that local residents preferredgoing shopping at “stores in malls”while 24.7% mentioned “common streetfrontstores”. Less than 5% mentioned theremaining four types of stores and 17.7%considered that local residents had similarpreference for all the six types of stores.Regarding the type of stores at which visi-tors preferred going shopping, the viewsof retailers seem to be more diverse.Although “stores in malls” remained to bethe type of stores mentioned by a comparativelylarger proportion of retailersersmentioned “stores in theme shoppingstreets” (18.6% to 19.3%) and “commonstreet-front stores” respectively (15.8%to 17.8%) and 16.3% to 17.1% of retailersdid not know which type of stores visitorspreferred.20151050Stores in malls5.25.1Stores inpedestrianizedareas19.318.6Stores in themeshoppingstreets17.815.8Common streetfrontstores0.3 0.1Common upperfloor stores3.48.4Hawker stalls9.39Almost equallypreferable16.317.1Did not knowType of Stores Preferred for ShoppingMainland visitors %Foreign visitors %Impact of Cross-boundary Shopping on Business VolumeAll retailers, irrespective of their yearsof operation in their current premises,were asked about their perception of thecross-boundary shopping activities of localresidents and Mainland residents in thefollows -Half (50.8%) of the retailers consideredthat the cross-boundary shopping activitiesamong local residents would increase in theopposite view. 31.8% thought that such ac-tivities among local residents would remainat the same level as now and 12.9% did nothave any opinions in this regard.Similarly, half (51.8%) of the retailers consideredthat the cross-boundary shoppingactivities among Mainland residents wouldwhile 6.0% held the opposite view. 24.1%thought that such activities among Mainlandresidents would remain at the samelevel as now and 18.1% did not have anyopinions in this regard.21

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACECritical changes inshopping developmentQueen’s Road1900195019601970town development begannew town development1977: Podium developmentwas introduced19801 2 1 1 6 7 7 7new town development10 919901099580 831394546373134252916 6 12 12 221998: Yaohanand Daimaruwere closed60165789920001631589756Number of CDA1407755 64Number of successfulapplications for uses inCDA zones2010Lane CrawfordShoppingCentres19661982: City Plaza198019821985198819921993199419951997Shopping pinCentresShoppingMalls19941998199920002002200420052007200922

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE1975: Hunghum station as terminal19801985: Island line began service19901988: Light rail began service2005: APM1980: Amoy Plaza1996: Metro CityRailway and Malls1998: City Gate2007: Elements2004: Langham place1998: East Point City1981: Harbour City2000 2005: Disneyland resort line began service2000: IFC Mall 1982: City Plaza2007: Lo Ma Chau station began service1980: Admiralty Centre1980: Queensway Plaza 1980: United Centre23

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEImpact of Comprehensive Development Area (CDA)land use designated in statutory town plans where is intended for the comprehensive development/redevelopment of the area for residential and/or commercial uses with the provisionof open spacewith the number of CDA developments. Although the complex is well organized in itself, its relationship to the surroundings is really poor.24

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEChange in living formtype of residential building. According to the building regulations, it is allowed 100% site coverage replaced by podium, where the public life take place.Public SpacePublic housingPublic SpaceShopping MallPrivate housing1400120010001012.2994.21009.81032.71048.41085.41103.4 1112.71154 1164.7Private housing1178.9800600400200662.8206.1683.4 677.9273.6238.4653.5316.1659672.6636.4644.5659.5674.6 681.5Public rental housing364.5 360.4 370.5 362.5 362.9 362.8 369.77.888.28.38.78.899.110.410.711.311.17.67.2 0200211.520041210864241.7 45.6 37.6 34.8 29.1 28.9 23.7 20.8 20.7 18.7 16.91998200001997 1998 1999 2000 2001 2002 2003 2004 2005 2006 20071990199219941996Average living area per person in public housing *25

Climate changeSHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEComparing to the other cities in Europe and US, Hong Kong is the most hot and humid city. People prefer to stay in indoor area with air conditioning instead of open areas. Shoppingmalls provided comfortable indoor environment which explain one of the reasons that open public space is not successful in HK comparing to those in the West.30Average temperature in different cities2520HK151050-5NYVinceJan Feb Mar Apr May Jun Jul Aug Sep Oct Nov DecLondon-109080706050Average relative humidity in different citiesVinceNYHKLondonIn post-war years from 1947 to 2008, the average rise amountedto 0.16°C per decade. The warming at the Hong Kong ObservatoryHeadquarters has become faster in the period 1989 to2008, at a rate of 0.23°C per decade.403020100Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec26

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACETypology of shoppingA. Scale (1:2000)IFC Mall0 10 30 70Sai Yeung Choi StreetGalleria Vittorio EmanueleCentral MarketSogoDragon CentreStreetMarket Arcade Department Shopping CentreShopping MallStore27

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEB. CirculationLinearLooping LinearVertical Vertical Looping RandomC. Accessibility24 hours accessibleSemi- public (1000-2200)24 hours accessible 0600-200024 hours accessiblePrivate (1000-2200) Semi- public (1000-2200)StreetMarket Arcade Department Store Shopping Centre Shopping Mall28

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACED. OpennessOpen airEnclosed with courtyardSemi-openEnclosedEnclosed with AtriumEnclosed with public space on topD. PorosityStreetMarket Arcade Department Store Shopping Centre Shopping Mall29

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEMall = Public Space?30

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE“If Members of the public had no right whatsoever to distrib---—Supreme Court of Canada, defending right to poster on public utility poles and31

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE32

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEare 33

; or 5. Dogs and PetsNo person shall cause or suffer any dog or other pet animal belonging to him, or in hisof personal effects.9. Kites, model aircraft, etc.10. Use of benchesNo person shall lie upon or put his feet on any sittingbench.SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE7. Please use trash receptacles located throughout the mall.agement.10. School truancy policies are strictly enforced.impinge on the hearing or peace of other patrons of the centre.Yelling, screaming, singing, playing of musical instruments, radios or tape players, or34to impinge on the hearing or peace of the other patrons of the centre.mission.

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE35

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEIs public space dead? 36

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEGovernment-managedPublic SpaceVSPrivately-managedPublic Space37

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEMarket & recreationcomplexTrain StationStreet marketChurchCommunity centreOffice towerKindergartinSupermarketTo Sha TinResidentialtowersResidentialbuildingblocksCarparksRestaurantsOpen public spaceBankFacilities in publicspaceTo Tai Po Mega MallCoveredseatingspavilion Playground FountainKwong Fuk RdTo Tai WoTai Po Market38

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEThere are a quite number of government buildings adjacentto the IFC mall, but those buildings are just located in someleft-over spaces, this disintegration of programs resultedconfronting situation between buildings.IFC Mall39

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEFacilities in Public SpaceGeneral ProgramsCultural FacilitiesSocial FacilitiesInstitutional FacilitiesDiversity of programs40

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEGeneral ProgramsBankBooks, Arts & GiftsFashionFood & BeverageHealth & FitnessHome Appliances & ElectronicsJewelry & AccessoriesPersonal Care & BeautyTravel AccessoriesFacilities in Public SpaceRestaurantsBarsCafeCovered seatingsOther FacilitViesFloristCinemaHotelServicesDepartment StoresLeft-over FacilitiesFragmented open spacesHong Kong ventilation bldgElectricity substationHomogeneity of programs41

Disintegration of programsSHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEHotelCommunial FacilitiesPublic GardenShopping Mall42

Integration of programsSHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEMuseumHotelOfficeStationPublic SpacesMarriageRegistryLibraryTown HallMALLMarketThe shopping mall served as city centre which is surroundedby public and transportation facilities. All the facilities arewell connected by foot bridges or walk ways, providing easyaccessibility to all the surroundings. This centric and wellintegrated programs successfully created a new city centre.New Town Plaza,Sha Tin43

0 50 150 300mSHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEIntegration of POPS and MallNamba Park located in the city centre of Osaka, adjacent to the shoppingdistrict. Namba Parks was conceived as a large park, forming a dramaticnew identity of the city, a natural intervention in Osaka’s dense andharsh urban condition. Alongside a 30-story tower, the project featuresa lifestyle commercial centre crowned with a rooftop park that crossesmultiple blocks while gradually ascending eight levels. In addition to providinga highly visible green component in a city where nature is sparse,the sloping park connects to the street, welcoming passers-by to enjoyits groves of trees, clusters of rocks, cliffs, lawn, streams, waterfalls, pondsand outdoor terraces. Beneath the park, a canyon carves an experientialpath through speciality retail, entertainment and dining venues. NambaParks creates a new natural experience for Osaka that celebrates theinteraction of people, culture and recreation.Namba Park, Osaka by Jon Jerde44

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACERoof gardenThe sloping nature of the park serves as a green and highly visibleoasis in a city where nature is sparse. By connecting to thestreet, the sloping park plane will draw people up and into theproject among groves of trees, green spaces, water features andoutdoor terraces, where they can dine, read, socialize, or simplytaking in views of the city.Opening Hours: 10-24GalleryAmphitheatreBridal SalonParksIntegration of civic programs and retailsNamba parks not only provides retail within itself, but also isintegrated with some civic programs, such as gallery, open theatretower and residential high rise. The diversity of programs enrichthe publicness inside the building, enhancing Namba park as thecentral core of the city.Public street and sidewalkOpening Hours: 11-21RetailStreetSidewalkA public open street is designed passing trough the mall, whichlink the existing shopping area in Osaka and the departmentstore nearby. Open-air “canyon” path that reinforces the connectionwith nature while forming the primary circulation pattern.Opening Hours: 00-24ResidentialLinkages to railwayNamba Park is located next to the train station. Since Namba stationis one of the main transportation hub in Osaka, large amountof people inside the mall, reinforcing the retails and other supportingfacilities.Opening Hours: 00-2445

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEActive envelope study46

Program organization in mallSHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEHeightFood CourtMagnet toattract peopleNamba ParksEntranceCar parkGreeneryCinemaFood CourtRetailCinemaMen’s FashionEntertaimentElectronicsBooks& giftsFestival WalkCinemaIce RinkFoodCourtRetailFood CourtCar parkEntranceBankingEntranceWomen’s FashionPersonal Care &BeautySpecialty StoresDistanceLangham PlaceRetailFood CourtRetailFood CourtCinemaCar park47

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE05 AIMSQuality should be achieved in public spaces Design Guidlines CONSULTANCY STUDY ONPUBLIC OPEN SPACE INPRIVATE DEVELOPMENTS [POSPD]Design and Management GuidelinesJanuary 2010DRAFTCommissioned by:Consultancy Team:Rocco Design Architects Ltd.School of Architecture, CUHKLandElite Surveyors Ltd.AnnexC48

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEProblems of sealed envelopePublic SpacePrivately Owned Public Space? ?ManagementRulesBy GovermentLaws onlyBy Private coperationAdditional RestrictionsPublic spaces1. Sealed envelope prevent access from outside2. No interaction between inside and outside3. No direct access to POPS4. High density of retail programs reduced publicity of POPSLocationsPublic spacesMainly on the Ground FloorMALLMulti-levelsPublic spacesReasonsProblemsSolutionsOpennessPublic spacesPublic spacesPublic spacesPublic spacesMALLClimateSecuritySealed EnvelopePrivatization ofPublic spacesOpennessPublicityOutdoorOutdoor/ IndoorEXITAccess ControlLow PremeabilityPorocityMax. Sale VolumeBulkinessScatteredProgramsDiverse Programs-surrounded by civic, cultural, or communialprogramsMonotonic Programs- surrounded by shopping related programsConcentration ofRetailHomogenousProgramsDiversity ofPrograms49

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEPart II1. Design Demonstration50

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SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEA. Street NetworkFull site coverage is allowed intypical development, but it kills thestreet life and blocks the circulationon ground level. Internal streetshould be provided and connectswith the existing street network.52

SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACEB. Acessible LandscapeTypical developmentPOPSReverseNew DesignMallMall??POPSIn typical development, POPS usually located on the top of the mall, where is not freely accessible. By reversing the arrangement of POPS and Mall,the POPS could be accessible for the public.53