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 Vol. 28 Spring 2004 |
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| The steady advance of urban renewal and the return of residents to central city areas have proved a boon to the construction of multiple-dwelling housing in Japan. In the years to come, high-rise condominiums are likely to become the primary type of residence for people who live in urban areas. These developments raise two critical questions: whether people can live comfortably in these structures and whether the repair or renovation of buildings that cannot be demolished easily will make it possible to maintain such comfortable living across generations. Kajima brings a wealth of experience to the task of planning and constructing ultra-high-rise buildings. In this special feature, we introduce proposals from Kajima for adaptable urban housing and free-plan high-rise housing designed to provide a comfortable living environment over many years in convenient central-city areas, both in Japan and overseas. |
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People Return to Japan's Central City Areas Although land prices have fallen from their former astronomical levels, single-family homes in Japan's central cities are out of reach for most people. High-rise and ultra-high-rise buildings can be expected to play a central role in housing new central city residents, and returning to live in central-city condominiums has in fact become a popular trend in Tokyo, Osaka, and other large cities. Driving this trend are the lower home mortgage interest rates and land prices that have made condominiums more affordable. Still another contributing factor is the destruction of the myth that land prices will always continue to increase. The idea has taken hold that, with the price of a home in the city roughly equal to a house in the suburbs, there is no need to live far out in the suburbs. People have realized that shorter commutes to work and school allow the entire family to spend more time together. This realization has been yet another driving force behind the return of people to Japan's city centers. It is interesting to note that purchasers of urban ultra-high-rise condominiums differ from purchasers of suburban homes in several respects. As might be expected, many of these condo-minium purchasers are singles. What may be surprising is that many of the purchasers are middle-aged or elderly people, prompted by the difficulty of maintaining a detached home, concerns about crime and the greater security offered by multiple-family residences, and the great number of medical care facilities in the city. In addition, lower selling prices are contributing to an increase in condominium purchases among families raising children. |
| Urban Redevelopment Projects Aimed at Building Better Communities Although the high level of urban redevelopment activity at Kajima is a recent development, the Shiki New Town project of 1971 marked Kajima's initial involvement with urban devel-opment. This undertaking was Japan's largest-scale project involving medium-and high-rise multiple-dwelling housing on the part of a commercial developer. It entailed the development of an entire municipality, including opening a new railway station. Since that time, Kajima has engaged in numerous development projects. Kajima has worked steadily to implement condominium rebuilding projects for properties involving complicated rights issues such as multiple leaseholders. A typical example is Daikanyama Address, a project to renew an urban residential space fronting a train station in Tokyo that attracted a great deal of public attention. Dearmarks Capital Tower and Shakujii-Kouen Peerless, both developments on land fronting train stations in Tokyo's Nerima Ward, are also the result of persistent, community-based consensus-building efforts. |
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Kajima Technical Plans Support Ultra-High-Rise Residence Living We have examined the return of residents to Japan's central city areas and the high-rise condominium construction boom that began in the mid-1990s. However, Kajima's search for the ideal form of next-generation ultra-high-rise residences for the 21st century began long before these developments focused public attention on these structures. While ultra-high-rise residences offer the benefits of superb views and a feeling of openness unavailable from other types of buildings, on the negative side until recently the very height of these structures entailed the use of large beams and columns that necessitated compromising livability and gave rise to concerns about earthquakes, wind-induced swaying, and fire. Keenly aware of these problems, Kajima over the years explored ways of freeing residents from these concerns and realizing flexible, easy-to- use, worry-free dwellings. We have devised numerous strategies and ideas and brought them to fruition through technology. In Tokyo Plan 2000, the urban revitalization plan unveiled in 2000, the Tokyo Metropolitan Government announced its intention to create a global base for IT-related industries. The following year, it positioned Akihabara as a new base for industry accumulation following designation of the metro-politan center and sub-centers. Part of this grand design for revitalization of Japan's capital is Tokyo Times Tower (TTT), a building now under construction in Tokyo's Akihabara district, famous for its rows of electrical equipment and appliance discount shops. TTT is a next-generation, ultra-high-rise residential building that realizes ultra-high-rise free-plan housing and incorporates super-reinforced concrete-frame construction methods and vibration damping technology. Ultra-high-rise free-plan housing is a Kajima concept involving a synthesis of technologies that support ultra-high- rise residential living. In the TTT project, Kajima seeks to go beyond the conventional framework of architecture, structure, facilities, interior, and exterior as separate considerations and harmoniously blend every aspect of space design with the aim of designing a more comfortable living space. Ultra-high-rise free-plan housing makes it possible to move walls and even "wet" areas such as the bathroom and kitchen. This plan not only offers a long service life for the building itself, but also extends the social life by means of "adaptability," a building characteristic that simplifies interior design and facility renovation. TTT and other ultra-high-rise free-plan buildings will preserve high asset values and meet residents' expectations to the highest degree, because owners can always enjoy a home superbly adapted to their requirements even if the family structure changes or the residence passes down to another generation. |
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| Kajima Residential Projects Overseas Next, let's examine the situation with Kajima residences in countries overseas, taking Taiwan as an example. Since the major earthquake of September 21, 1999, demand has increased for condominiums where people can live with peace of mind. People in Taipei in particular have a preference for deluxe condominiums, and condominiums offering enhanced added value owing to participation of Japanese-affiliated companies in design and construction are now appearing on the market in Taipei. Local Kajima affiliate Chung-Lu Sino-Kajima Construction Co., Ltd. was involved in two such projects during the eight-year period from 1991 to 1998. Since the earthquake, it has received orders for eight projects, including six during the three-year period from 2001 to 2003 and two already in 2004. This brings the order total to 10 projects from eight different clients. In this way, the Kajima brand is penetrating the market in Taipei. The names of some of these properties are taken from Japanese place names and evoke impressions of style and luxury. Moreover, the Honeycomb Damper System, Kajima's proprietary vibration damping technology, was adopted for the construction of one such project in Taiwan. Chung-Lu Sino-Kajima Construction is expected to continue to receive orders for condominium projects, and the value of the Kajima brand in Taiwan will undoubtedly increase. |
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| Outlook for the Future The trend toward concentration in Japan's central cities is gaining momentum, and the business of supplying condominiums in major cities is brisk. Problems that arise in connection with this change in circumstances include a shortage of schools, a lack of green zones and pedestrian ways where people can enjoy a pleasant walk, and development projects that adjoin one another. Although these issues remain to be addressed, urban condominiums are attracting attention for their superb views, a sense among prospective buyers that prices are comparatively low owing to low home mortgage interest rates, and improved traffic access facilitated by the forward march of large-scale redevelopment in Japan's major cities. For these reasons, the popularity of Kajima residences is on the rise, and Kajima will continue to contribute to urban redevelopment as it applies successful experience in development projects developed over 30 years and advanced design, construction, and engineering techniques to realize multiple family residences that deliver convenience, comfort, and safety. |
 Vol. 28 Spring 2004
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