Philosophy of urban planning. How new cities appear - Yulia Tokareva

With what philosophy was "Tashkent City" built? Why should transport development outpace construction? Why do capitals develop faster than other regions, and can this be changed? These and other questions were answered by territory development expert Yulia Tokareva.

In urban planning terms, the construction of "Tashkent City" or New Tashkent is called territory development or land development. Such projects start with a big idea, which usually originates from the government. Consultants help authorities shape these ideas and prepare the groundwork for their implementation.

Yulia Tokareva, partner and head of the strategic consulting department at Commonwealth Partnership, told "Gazeta.uz" what is needed for territory development, why transport development should outpace construction, and how to increase Uzbekistan's appeal to investors.

Commonwealth Partnership is an international group of companies that advises businesses and government bodies on territory development. It has been operating in Uzbekistan since 2018. During this time, it has implemented 16 projects, including the commercial concept for Tashkent City, the concept for a multifunctional complex on the former Ucell parking lot near Amir Temur Square, recommendations for the Seoul Mun construction concept, an industrial-warehouse zone in Samarkand, and more.

Previously, in another article, Yulia Tokareva explained why expensive housing is built first in real estate markets, how to diversify the supply, and whether it is possible to avoid a mortgage "bubble."

Who develops territories?

Large-scale development projects are implemented on areas usually starting at 50 hectares. The initiative for developing such large plots typically comes from the government. Implementation begins with a big idea aimed at addressing broader challenges.

For example, the idea behind building "Tashkent City," the first modern territory development project in Uzbekistan, was to showcase the country's growing investment market. The urban planning paradigm of this project focuses on creating a new lifestyle and opportunities for economic and social development.

The project area will host offices for national and international companies, the best shopping mall, the country's first skyscraper, high-quality mid-rise housing, and a park. This way, new companies entering the region will assess not just the investment potential of this or another specific area but the country as a whole.

Based on the territory development philosophy, the government develops a master plan and sets technical objectives.

The second level of stakeholders in territory development includes developers and investors. Worldwide, private companies build various types of real estate: residential, commercial, recreational, and public spaces. The government's task is to create a project that is financially and technologically attractive to developers.

At the same time, to attract investors, consumers must want to buy housing in the new area, visit the shopping mall or park, and companies must want to open offices in business centers or occupy retail spaces. To achieve this, the government and developers need to design a territory development strategy that meets the end consumers' needs.

How to attract investors to territory development projects?

The main stakeholder in large-scale territory development is always the government. Such projects increase the budget, create jobs, develop services, boost the loyalty of local residents and businesses, and strengthen the city's image locally and internationally.

Transport infrastructure provides the key impetus for territory development worldwide. It is a crucial factor that stimulates demand for territories. For instance, the construction of Moscow's Central Circle (MCC)—a ground-level railway connected to metro stations—is a prime example. Historically, the line ran through industrial zones and was used for manufacturing needs. Before MCC opened, the area was unattractive to investors. However, after its launch, multifunctional facilities with residential, office, commercial, hotel, and cultural uses began to emerge.

Another example is New Moscow, a 1,480 sq. km area adjacent to the city. After metro stations were opened there, residential property prices increased by 20%—a direct effect of transport infrastructure development.

Currently, discussions in Tashkent involve building a high-speed tram line towards the Chirchik River, where New Tashkent will emerge. Global experience with transport projects shows that investor and developer interest in an area begins to grow even with news about a large-scale high-speed network, as they anticipate increased demand.

The key beneficiaries of an effective transport system are the territory's residents. If a high-speed highway is built for the population, they gain comfortable and fast access to services in other parts of the city. This perspective always attracts investors.

In terms of long-term urban development, transport network expansion should outpace project implementation. This approach fosters the right transportation habits among the population. If a large residential area is built outside the city without rapid public transport, residents will naturally buy cars, leading to traffic jams often clogging a single main highway. It is more optimal to first build a metro or other public transport network and then develop the entire district, as changing habits is harder than forming them.

In Tashkent, two types of territory development projects exist. Some are implemented within the city and rely on the existing transport network. For example, no new road is specifically built for a new business center. Developers are responsible for planning user access to the site. This may require additional exit approvals or traffic lights. The issue is resolved with regulators, but the initiative comes from the investor.

For large-scale territories like New Tashkent, investors and developers initiate dialogue with the city to resolve transport issues at the initial stage. Building extensive transport infrastructure is the city's task. This can also be done jointly with the investor under a public-private partnership scheme, but the primary burden initially falls on the authorities.

In the implementation of all types of projects, it is important to think through the logistics within the new territory, to integrate its transport load onto the existing transport network of the city, taking into account the development of this network. The role of the city in this is very significant, since it is the city that forms the philosophy of transport development, and its task is to create conditions so that this philosophy is not violated.

How to preserve authenticity during territory development?

Many Tashkent residents fear that their city will turn into a new Dubai and lose its authenticity. To avoid losing the city's "soul," it is essential to formulate a clear overarching idea. If preserving authenticity is a component of this philosophy, the government must ensure it.

A good example is the "Samarkand City" project, where Commonwealth Partnership was involved in developing the business plan. The first version of the concept was not implemented due to UNESCO restrictions.

One of the former industrial areas near the city's historic center was initially planned for the SCO summit. However, the regulator deemed it a threat to the city's authenticity, and authorities responsible for its overall appearance rejected the project initiators. Eventually, the Silk Road Samarkand tourist and business hub was implemented elsewhere.

Government bodies responsible for the city's architectural appearance and historical heritage preservation must test proposed projects for various risks, including public perception. While some projects do not fit the overall landscape, there are examples where old and new architecture harmonize. One such example is redevelopment projects in London, where developers and regulators demonstrate artistic taste.

Does the Uzbek government have a grand idea for territory development?

As consultants, Commonwealth Partnership sees that the Uzbek government has a philosophy for territory development. It showcases the potential of Central Asia's fastest-growing economy, supports local businesses, and demonstrates openness to the world and international business.

The administration works to attract investors. A specially formed team helps local companies develop and expand investment projects and assists international investors in entering the market.

The results of this work are already visible. Dozens of special economic zones, offering preferences for investors, contribute to the country's economic growth.

However, some legal and urban planning gaps still reduce the market's attractiveness for investors. For instance, foreign developers note that the land allocation process is unstructured and appears to vary across regions. Parameters such as maximum allowable building height, construction density, social infrastructure requirements (schools, kindergartens, green spaces, etc.), changes in permitted land use, and others remain unclear to investors. It is the government's task to address these issues.

Common mistakes and solutions in territory development

In large-scale territory development projects, residential, business, and recreational zones are sometimes strictly separated. This rigid zoning results in residential areas being deserted during weekdays and business centers empty on weekends and evenings. This can decrease comfort levels and even lead to increased crime rates.

Examples of such mistakes can be found in many projects that eventually succeeded by creating a comfortable urban environment. For instance, Shanghai's Lujiazui area was initially developed as a major business center. When the project management company realized that nothing happened there on weekends, shops, observation decks, pedestrian zones, and entertainment facilities were added, addressing the imbalance.

A similar scenario unfolded in Lyon, France, after the high-speed Paris-Marseille-Lyon railway was built. Travel time from Paris to Lyon was reduced to 30-40 minutes, prompting some companies renting offices in the capital to relocate to Lyon, where rental costs were lower. Gradually, the area near the station turned into a business hub, creating additional demand for housing and related infrastructure, which was initially lacking. The city administration then began developing a multifunctional zone—entertainment, housing, and retail—making the area comfortable at any time.

Against this backdrop, the concept of a "15-minute city," where residents can meet their daily needs within walking distance of home or work, is highly relevant.

Tashkent has significant potential to create such an urban model. The city has many streets that could become commercial and pedestrian-friendly. At the same time, Tashkent's expansion leads to the development of public transport, which, in turn, extends the city's boundaries. Developers working on large territories in multiple phases are aware that the population must be provided with social, entertainment, and retail infrastructure within walking distance.

How to balance development and grow beyond the capital?

Residents of non-capital cities in many CIS countries often complain that capitals receive more investment than regions. It is essential to understand that the rapid development of capitals is a normal process, as they concentrate large populations, workforce, and potential service consumers. Investors are naturally interested in entering regions that provide these factors.

However, it is crucial for regional and national leadership to ensure balanced development of other cities. This is addressed, among other things, through the creation of special economic zones, of which Uzbekistan now has 26. The largest is in the Navoi region. Preferences offered to businesses in these zones create jobs and attract populations, which will demand additional services like trade, housing, and hotels.

Currently, the government aims to develop tourism in regions beyond traditional popular destinations. This will create additional potential for investors and consumers. Local authorities are already beginning to take steps to ensure balanced regional development.

Source: Gazeta.uz
Photo: Evgeny Sorochin / "Gazeta.uz"