The planning and construction of CBD is a strategic decision made by Beijing municipal government to further open up to the world and to capture the opportunities given by China's attainment of WTO membership. In term of city function, CBD is positioned as a new urban district in Beijing's transformation into modern international cosmopolitan, which has dainty environment, complete city functions and good infrastructure. Its economic function is to be an internationally central business district integrating business office, exhibition, hotel, residence and entertainment; to be a region intensive with knowledge, information and capital and superior in scale effect and distribution effect, which gathers modern skyscrapers and world-renowned companies; to be the regional headquarters and operation management centers for financial, insurance, telecom and information consultation companies.
Overview CBD Extent
Located in Chaoyang District, Beijing, P.R.C., CBD is the crossing area of Dongsanhuan Road and Jianguomenwai Dajie. The intercrossing point is about 2.3-km away from the old city wall (now known as Erhuan Road), 5.8 km from Changan Street, 5.8 km from the entrance/exit of Highway to Capital Airport in north of the city, 5.3 km from the entrance/exit of Beijing-Tianjin-Tangshan Highway in the south of the city, and 2.4 km from the Sihuan Road in the east.
Ranging from Chaoyang North Road and Chaoyang Road (north) to the Tonghui River (south) and from Xidawang Road (east) to Dongdaqiao Road (west), the total programmed land space approximates 4 sq km, which currently consists of 149 ha. for industrial enterprises, 84 ha. for residence, 55 ha for public construction, 13 ha. for municipal use, 14 ha. for education and research, 84 ha for roads and other uses. The population in this area is about 54 thousand, neighbored by Beijing No. 1 Thermal Power Plant to its east and lined by the Tonghui River to its south, beside the southern bank of which is railway. To its west, there are city-level Chaowai business center, Ritan Park, Beijing's No. 1 Embassy Area, Yongan Dongli and Xili Residence Area from north to south. And to its north, there is land mainly for residence use.
CBD construction will observe the principle of "step implementation and part construction; highlight focus and full progress", which progresses by three steps in short, intermediate and long term, and stresses mature partitions; taking the development of "golden cross" area and core area as the focus, pushes the development of CBD in an all-around way.
The domestic and foreign investors are quite optimistic about this business hot-land, where there are more than ten large construction projects in application and planning stage, with the total construction space of 3 million sq km. Beijing CBD is coming into a new upsurge of construction.
Idea of CBD Program
1. The overall framework of CBD is to extend Beijing's history and conformation and forms a square-grid-shaped basic roadway network, embodying the association with the central old-city area and the layout and development in the District.
2. CBD is to highlight its major function as business office and locate main business & office facilities along the "golden cross" area; to propose the concept of mixed-function area to facilitate sustainable development and avoid drawbacks of single business function; to appreciate the cultural function and stress the integration of cultural and business facilities.
3. CBD is to deem highly of building ecological environment, emphasize that there should be large public green land in it, and by connecting the green land with the greening belt, form a complete greening system.
4. CBD is to build a perfect urban image with concentrating skyscrapers and outstanding symbol buildings, and thus form a spatial layout with glaring focal point in picturesque disorder.
5. CBD is to build modernized and three-dimensional traffic system. It is to stress the construction of subways and public transport facilities and create convenient traffic environment.
6. CBD is to build complete information network facilities and construct centralized open pubic business platform to provide the most convenient conditions for the informational construction in enterprises and communities.
Intent of CBD Program
Summarizing the intent of 8 collected plans, the program of CBD has been proven by the experts for many times, and finally authorized with the current conditions in the district taken into consideration. With fairly high feasibility and economic rationality, the program helps perfect city functions and frame new city image, making it an energetic and efficient business activity district which is nice in environment and adaptive to the technology development trend in the future.
This program is characterized by:
1. International nature. Designed by summing up programs by 8 domestic and foreign designers and absorbing the advanced ideas introduced by the city and district head people from their recent field survey on foreign countries, this program was formed after repeated research and revision, and thus represents the international leading level.
2. Economic feasibility. This program gives full consideration to the current and key planned projects in CBD, and avoids subversive opinions to these projects. Meanwhile, the program has paid appropriate attention to balancing the different interests in the layout of roadway system and public facilities, which ensures its feasibility.
3. Anticipatory traffic program. The CBD traffic program is framed by MVA (Hong Kong). Based on its rich experience and Beijing's general traffic plan, MVA considers comprehensively the trend in Beijing's automobile-popular level, public traffic (including track traffic), pedestrian system and parking system in the next ten years. While combining the reality in CBD, it sets out a phase-by-phase traffic program after repeated proof, which looks after all macros, micros, near-terms and long-terms, in accordance with Beijing Roadway Network System Planning Program.
4. Multivariate complex. The CBD in program is a highly complex area with multi-functions. While meeting needs of business activities, it has other functions of culture, technology, entertainment and residence. Meanwhile, it is also a people-oriented urban community with strong human culture atmosphere. The squares, theme parks and other public open space designed in the program create comfortable working and living environment for people. Beijing CBD will be a 24-hour active central business district, in avoidance of the empty-city phenomena at night and on holidays in foreign CBDs.
Major Content of the Program
1. Program on functions and layout
Based on the comprehensive comparison between present domestic and foreign CBDs, it is stated in the preliminary program on the 4-sq km. land of Beijing CBD that space occupied by buildings should be limited within 10 million sq m. That is, about 50% is for office use, 25% for apartment and 25% for commerce, service, culture and entertainment facilities. The major business facilities will be located along sides of Dongsanhuan Road and Jianguomenwai Dajie. It is specified that the 30-ha area on the northeast corner of "golden cross" is the core area of CBD.
2. Program on spatial layout
The skyscrapers gather along Dongsanhuan Road. Height of their main bodies all exceeds 100 m., with some business buildings soaring to 150-300 m. The major symbol buildings lay out along sides of Dongsanhuan Road, which creates a shocking view and makes Dongsanhuan Road a window to show CBD's image.
CBD's core area, which is on the northeast corner of Guomao Overpass, is where the skyscrapers concentrate, forming CBD's symbolic building block. And the whole CBD will become the most important area to display the modern-city image of New Beijing.
3. Program on Greening System and Public Open Space
The space of green land in program is 33.39 ha, accounting for 11% of the total. It is composed of four theme parks, loop greening systems, greening belts along roadsides and the Binhe Greening Belt on the north bank of the Tonghui River, forming a multi-level open space.
4. Program on Underground Space
The program considers making fully use of underground space and establishing tiered traffic system. The 1st floors underground, especially those in the core area, should be connected with each other to form an underground walkway system. Besides, the underground parking places should be connected as much as possible to alleviate the traffic pressure on the ground.
5. Program on traffic
The traffic program of Beijing CBD is a regional traffic program based on Beijing General City Plan, CBD development program and overall program on traffic in the city. On this basis, CBD's roadway system and internal/external traffic organizing program are researched and designed, in which the land space for roadway approximates 155 ha, representing 39% of CBD's total space.
To analyze and solve the conflict between general traffic flow and CBD traffic flow, experts increase the density of roadway network and adequately mix the urban greening system and pedestrian system to meet the traffic needs. After evaluating the CBD roadway network by CBD regional model and overall traffic program model, they suggest adding north-south subway lines.
Based on the above-mentioned and other related programs, index of total capacity, occupancy rate, building height, greening rate and static traffic are put forward with relevant requirements after comprehensive research.
Program on Traffic
Program on CBD's roadway system and internal/external traffic organization is quite leading in its idea. The roadway space programmed is about 155 ha., representing 39% of CBD's total space.
CBD Office invited the professional Hong Kong-based traffic consultant-MVA to participate in the research and forecast of CBD' current and future traffic flow, based on which it increases roadway network density, expand the roadway width, improve the crossing points, and perfect the internal and external traffic environment of CBD. The perfection is conducted in several ways. One is to develop public transport, such as adding public road, adding two subways and increasing number of public transit stations. Another is to solve the static traffic and parking problem by mount of parking. For instance, CBD regulates that there are at least 65 parking lots per 10 thousand-sq m. floor space on average. A third way is to strengthen the modern traffic management. Moreover, CBD program also considers making full use of underground space and establishing tiered traffic system. The 1st floors underground, especially those in core area, should be connected with each other as much as possible to alleviate the traffic pressure on ground.
The program extends the urban roadway network structure in square-grid shape, and has perfected some roads and crossing points.
1) The crossing of Dongdaqiao Road and Jianguomenwai Dajie was changed into "Cross" shape.
2) The Jintai West Road was extended to the Tonghui River North Road.
3) The section of Chaoyang Road west to Sanhuan Road was changed from an urban trunk road to a sub-trunk road to relieve regional traffic congestion.
4) The urban highway-previously Tonghui River North Road in the program is redrafted to the south of the Tonghui River.
CBD was divided into two relatively independent traffic regions in the east and the west by Dongsanhuan Road.
Program on roadway space has been revised for many times. Even some CBD projects ready for submission for rectification have to be adjusted. It is said that the floor space of Jianwai SOHO has to be decreased by nearly 30% after roadway adjustment. The additional roads are densely designed in square-grid network system, consisting of urban trunk roads, sub-trunk roads, branch roads and small roads in communities.
Municipal Program
The Beijing government takes municipal construction as the first step in developing CBD this time. In the nearly 4-sq km.-large CBD, all construction of traffic, greening, networking and other municipal infrastructure is invested initially by the Beijing government, with investment expected to be 12 billion RMB. Except infrastructure facilities, there are millions-of-sq m. business facilities in program to be developed, which will be conducted in business mode by domestic and foreign real estate developers.
Source of funds for municipal construction comes from four parts: infrastructure investment allocated by the municipal and district finance, land transfer fee, municipal public facility construction fee and "Four Source" fee, namely, construction fee for water supply factory, gas factory, heat factory and waste-water treatment factory.
Program on Underground Space
The valuable land resources of CBD can be fully utilized by taking underground space of skyscrapers as parking place, equipment room and related business service facilities.
Principle in Developing Underground Space
1. The principles of necessity, rationality and moderation should be observed in utilizing underground space;
2. The development and utilization of underground space should be conducted under rational, ordered and systematic organization.
To make the CBD, especially areas with most concentration of public facilities, a systematic entirety, and to provide convenience to people, it is programmed that in the core areas along Dongsanhuan Road, public underground space in each land lot should be joined into one system. The 1st floors underground are connected to form pedestrian system, with width of main passages not less than 6 m. The conditioned underground parking place should also be joined together to relieve traffic pressure on ground. The possibility of underground transport loops is explored in the mean time.
Program on Environment and Landscape
Limited by the current condition and the land development mode, it is very difficult to form large-space concentrating green land in CBD. It is programmed to build one 2.5-ha-large park in each of the four areas in northwest, southwest, and northwest, namely, four parks with different themes of history & culture, show & arts, technology & information and natural science, which are connected by greening belts and walkways. These greening belts and walkways run through the whole CBD to reach the Binhe Green Belt on the south bank of the Tonghui River, which forms the main loop-shaped greening system joining together the whole business office area in the center where flow of people gathers.
There are two "axes " in greening system. The "axis" of human culture strings together historic & cultural park and show & arts square; the other "axis" of technology strings together technology information park and the central square and human & science park, which compose of the public activity space in CBD.
The focal point of greening system is to expand main road crossings into wide and open space, and enhance its identifiablility and guidance. Meanwhile, it is to offer a breathing space to the continuous and tense road interface, as well as a distance to view the close buildings in CBD.
The road can be transformed into comfortable boulevard by widening the greened walkway to 20-30 m.
The bank area along the Tonghui River is the closest natural landscape within walking distance in CBD. It is designed as a belt-shaped open space with escalating water platform, activity squares and all-year-long plantings. Along the river, there will be docks, dabbling, skating and other water facilities that bring people closer to the nature.
CBD is a construction area that is high in land costs and development intensity. The overall building height and density is higher than the other areas in the city. Located beyond Erhuan Road and near to Sanhuan Road, the area is fairly far away from Tiananmen, and thus high buildings in it have little effect on the old city. Therefore, the building height in that area could be increased moderately.
According to layout of land functions, the business area stands along Sanhuan Road and Jianguomenwai Dajie in CBD's center, surrounded by mixed-function area with residence area on outer periphery. Development of the three areas descends in intensity. This descending trend is followed by the space design in program, which has descending height from the center to the periphery.
The skyscrapers concentrate along the Sanhuan Road. Height of their main bodies all exceeds 100 m., with some business buildings soaring to 150-300 m. The major symbolic buildings lay out along roadsides, which creates a shocking view and makes the Sanhuan Road a window to display CBD's image.
Following the traditional pattern of Changan Street, buildings in Jianguomenwai Dajie are grave and neat, forming a straight standardized interface along the street, which makes a contrast to the vigorous and brisk split along the Sanhuan Road.
In the mixed-function area and the residence area, height of buildings is limited below 80 m. In neighborhood-like layout, these buildings are more or less the same in height, which forms a clear profile as background to set off the business function by contrast.
The core area on the northeast corner of Guomao Overpass will be a skyscraper-concentrating area. Its major building will become the landmark of the whole CBD. Buildings stand around the central square with their respective sight effect. The exhibition center and other large public facilities can be fixed up in the central square, usable for large public activities in CBD.
The core area located on the northeast corner of Guomao Overpass takes up about 30 ha. The floor space in program approximates 1.5 million sq m., which is mostly used for business building, hotel, exhibition center, entertainment and other business factilit8ies. The area is where skyscrapers concentrate, with major buildings exceeding 300 m. in height and forming the symbolic building block of CBD.
The core area is characterized by convenient transport, complete facilities, beautiful environment and strong business atmosphere. Located on the northeast corner of Guomao Overpass, the core area is surrounded by large architectures of CCTV Building, Zhongfu Plaza, Onward Science & Trade Center, World Trade Tower, Silktie Center and SOHO, and sited by world-famous financial, trade, telecom and information consultation companies, as UBS Limited, BNP Paribas, Motorola, HP, and other renowned multinationals and international organizations have their offices in it.
A large green square will be built in the core area, fully demonstrating the green, enlightening and modern CBD image. Companies and agencies occupying the core area at the moment include Beijing Nuclear Instrument Factory, Beijing No. 6 Automobile Repair Factory, Beijing Tools Factory, Beijing Electric Wire & Cable Factory, China National Pulp and Paper Research Institute, Academy of Arts and Design of Tsinghua University, Guanghua Road Secondary School (already merged with Ritan Secondary School), Zhongfu Plaza, Guanghua Hotel, etc.
The total floor space is over 600 thousand sq m., in which about 300 thousand sq m. will be retained. The current residence communities include the community of China National Pulp and Paper Research Institute, Langjiayuan and Beilangjiayuan, occupied by about 800 households and 2,300 residents.
Program on Core Area
According to the program on Beijing CBD, the total floor space in core area is 1,435 thousand sq m. (including Customs Information Center, Kelun Building and Zhongfu Plaza), which will be mostly used for business. The programmed business office space is 1,411 thousand sq m. and the space for culture and entertainment facilities is 24 thousand sq m. There is also a 1.53-ha-large public green land programmed in the core area.
Benefits Analysis
The core area of CBD will be built into an international business district integrating business office, exhibition, tourism and shopping functions. As Beijing becomes the host city of Olympic Games and China attains WTO membership, the vast market in China and the rich resources in Beijing will attract large group of foreign companies to Beijing and site their regional headquarters in CBD. The China Economic Tendency Monitoring Center of National Bureau of Statistics set the indicator of CBD Tendency, which was 138 in year 2001 (good if over 100). The leasing rate of business buildings in this district is 96% at present, with the highest monthly rent reaching US$ 120/sq m. Apartment buildings are priced US$ 1,500/sq m. Both the leasing rate and the rent are at the highest level in Beijing. It is expected that there will be 1,000 multinationals coming into CBD in 2008, 400 of which are World Top 500. The expected investment return rate is 20% and the investment payback period will be 6-9 years, which shows the very bright prospect of investment in CBD.
Project development mode and cooperation period: Cooperation, joint venture; 50 years
Total investment: US$ 2 billion
Project Progress
CBD Administration Committee is currently engaged in land purchase and the first-level development in core area. The land is transferred through bids invitation and auction. In the first half of this year, CBD Administration Committee will complete the invitation for bids for construction program on core area. The construction of core area will be completed by every means before year 2008.
Beijing's success to become the host city of Olympic Games and China's attainment of WTO membership will promote the urban construction and economic development in Beijing and CBD. As the economic window of China and Beijing, the flourishing Beijing CBD will welcome domestic and foreign investors with its first-level standard investment environment with low risk and high return.
Business Planning
Strengthen the attraction to investment and enhance business service function. Create conditions to extensively attract domestic and foreign famous companies, especially multinationals and top 500 companies, to set up their managing headquarters in CBD, and make CBD one of the control centers in economic circuit in Asia Pacific region and the whole world
Prioritize the development of banking, insurance, securities, trust, fund and other financial services. Attract and develop all kinds of domestic and foreign financial institutions. Establish and perfect the multi-level and multi-type financial system, adaptive to CBD's functions. Increase the financial service level and make the financial industry an important economic growth point in CBD.
Develop and perfect all kinds of intermediary service system. To meet the demand of business activities for intermediary service, encourage the whole society to develop multi-level creative service institutions, and develop all kinds of professional intermediary service like evaluation, education, training, information consultation and intellectual property, based on the further development of accounting, auditing, evaluating, law and other intermediary service industries.
Establish high-standard and modernized supporting service industry, and gradually set up a modern service system with developing commerce, TV, movie, advertising, media and modern transport well coordinated in it.
Recent Program on CBD Construction
On the principles of accurate positioning, scientific planning, market orientation, municipal investment first, elastic development, breakthrough against key points, mechanism creation and focus on users, speed up CBD construction and build CBD into the important gateway for Beijing's openness, which will facilitate the improvement of economic quality and stimulate the adjustment of economic structure in the capital city.
Work in the next stage will focus on the following aspects: develop land rationally and systematically, prioritize municipal infrastructure construction, complete a group of symbolic projects as scheduled in program and build supporting function facilities, with the development and construction of core area as the priority; push the reform in government institutions, improve investment environment, attract targeted clients, gradually perfect and enlarge the current industrial chain, strengthen the distributive function of CBD and display preliminarily the overall image of CBD.
Beijing Central Business District Administration Committee
Add: Jia 25, Dongdaqiao Road, Chaoyang District, Beijing
Email: cbdysh@vip.sina.com
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