Denis Sokolov's Column: Why is New Tashkent Being Built?

Column: Why is New Tashkent Being Built?

The necessity and expediency of building New Tashkent raise questions among Uzbekistan residents. Why are new cities being built, and why is such territorial development not a negative thing — in the "Real Estate Language" column by analyst Denis Sokolov.

Denis Sokolov is a partner and general director of the international commercial real estate consulting company Commonwealth Partnership Uzbekistan (CMWP), and a member of the Royal Institution of Chartered Surveyors (RICS). In the column "Real Estate Language", the expert discusses the structure of this market, its characteristics, and speculates on its development forecasts.

The concept for the development of New Tashkent was publicly presented at the UzBuild exhibition held in the capital at the end of February. It is envisioned that approximately one million people will live on a territory of 20 thousand hectares. This project has sparked public discussion. Uzbekistan residents doubt its feasibility and the advisability of creating a satellite city.

New Tashkent is not the only precedent for building a new city. The closest example is New Moscow, a territory of the Moscow Oblast annexed to the Russian capital in 2012. Another example is Astana, the new capital of Kazakhstan since 1997. So, why are new cities being built?

Historical cities, unlike modern ones, were formed in conditions where there was no public transport, central water supply, heating, or other amenities familiar to people in the 21st century. The function of historical cities also differed, which is particularly noticeable in European walled cities built for population safety.

The characteristics of historical cities persist to this day. Fortifications retain medieval features, and old city areas, such as those in Bukhara, Samarkand, and Tashkent, with their narrow and winding alleys, are protected by the state and international organizations. Conservative legislation and regulation are aimed at preserving the traditional way of life. On one hand, this gives us access to historical artifacts. But on the other hand, the imagination of urban planners, architects, and developers, as well as the comfort of the citizens themselves, is often constrained by narrow legal limitations.

In this situation, building a new city, unburdened by heritage and restrictions, on inefficiently used territories appears to be an optimal solution. It allows for a significant increase in the city's development potential and, consequently, its attractiveness to businesses and people.

Contrary to a common misconception, mass housing construction leads to population growth. In reality, people move not to places where construction is booming, but to places where there are jobs, education, culture, and a social environment. Uzbekistan's high birth rate and young population require non-standard solutions to engage the maximum number of people in economic activity, equip them with necessary skills, and provide education.

Tashkent currently offers such opportunities and is already an attractive city. However, to prevent overcrowding, it is necessary to ensure that the city grows and develops harmoniously. In other words, it must be understood that the city will need to accommodate an additional 2-3 million people in the next 10-20 years.

The idea of New Tashkent itself addresses these needs. Moreover, New Tashkent fosters the development of Tashkent's already established polycentricity. Today, the city already has several centers: the historical center (Old City), and the New City built during the Russian Empire era. New Tashkent, as a center of the "Third Renaissance," appears to be a logical continuation of the city's development.

From a business real estate perspective, real estate experts identify three central business districts and Tashkent City — four clusters where the main office buildings are concentrated. Most old cities worldwide are characterized by a stronger concentration of activities in a single center, whereas Tashkent's uniqueness lies in its demonstration of natural polycentricity.

The master plan for New Tashkent envisages seamless integration of the new territory's transport system. In fact, the main roads of New Tashkent will be continuations of existing transport arteries — it will not be a satellite city, but a full-fledged territorial development.

The main challenge in building a new city is creating a financial model that allows all participants in the process — the state, businesses, and residents — to obtain what they need. This will require attracting international investors, developers, and users. This, in turn, can present New Tashkent as a business showcase for the country, through which international investment companies and funds can test Uzbekistan's potential.

However, despite the fact that the development of new territories is a task for the next decade, this project is already impacting the economy today.

For residents and businesses, what is important right now is:

The development of new territories is a natural process for a country with a growing population and economy. A competent approach to the construction of New Tashkent will prevent an unbearable burden on engineering and transport infrastructure and contribute to the growth of the population's well-being.