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Discussion Starter #181 (Edited)
Continuing.

3) Toranomon-Azabudai District 2nd Phase Redevelopment


This is the continuation of the redevelopment initiated with Ark Hills Sengokuyama (206m, 2012), which itself embeds the much older Roppongi First Building (office, 91m, 1993) and Roppongi View Tower (residential, 63m, 1993), and is contiguous to Ark Yagi Hills (13 floors, 2001).

The first sketches that I have seen all put consist of 2 tall towers, probably about 200m each, one being office, at the eastern edge, connected with Kamiyacho station, and the other one residential or mix-used, on the western edge. In between lies a lot of space, which will likely be filled by low-rise luxury residences a lot of greenery.

I also expect the road pattern to be thoroughly modified. As some of you may know this area is a kind of narrow valley about 20 meters lower than the south side (Azabu Post Office etc) and 10-15 meters lower than the north side (Sengokuyama plateau). As of now, one road crosses the area in and east-west axis, and cuts right in the middle of the valley. At the least it will be moved to the fringes of the area, probably the south edge where is flattest.


Same legend as above, plus yellow line= possible new roads
 

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Discussion Starter #182 (Edited)
4) Roppongi 5-chome District Redevelopment ("Roppongi Hills n.2")

Early plans showed one big (probably office) tower on the northern end, and two (probably) residential) towers in the middle and in southern end. The first one might be well over 200m, maybe even up to 250m. The two other would probably stand at about 150m. In that respect it would really be a “doubling” of Roppongi Hills. In respect to the other facilities, however, it might be quite different, and the cultural and entertainment heart of the complex would still be where in the “first” Roppongi Hills.

We already talked about it with Momo on the forum back in 2010, then again in 2011. It has obviously been delayed several times. The Redevelopment Preparation Association was established in 2008 and at that occasion bluestyle posted a few words on his blog: http://building-pc.cocolog-nifty.com/helicopter/2008/03/post_0863.html saying that it would probably takes at least several years to start.

However, from what I witnessed, land readjustment has accelerated recently, and Mori owns a great share of the land. Azabu Kindergarten is being moved to a nearby location owned by Mori, just outside the redevelopment area, Roppongi Blue man Theater now hosts a temporary structure that could be dismantled quickly once the whole project kick-starts, Toriizaka Bunkan seems to have been bought by Mori, which also owns most of the small buildings between Gaien-Higashi Dôri and Tôyô Eiwa Gakuin. This famous private school will probably stay where it is, in the middle of the redevelopment area. It seems that the Kokusai Bunka Kaikan will also stay as it is. Though the Roi Building was supposed to stay too in the early plans, there's still a chance that it will be redeveloped, because it is ageing and might want to take the train of redevelopment when it's time.

 

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Discussion Starter #183 (Edited)
That was for the attested projects. Other plans, though not yet announced in any form, are known by all to be in the pipeline nonetheless. The first of them is the redevelopment of the “number buildings” in Toranomon.

As you can judge by the overwhelming area Mori Biru owns in this area, this redevelopment is coming for sure, it's only a question of time. Mori has been meticulously buying land around building n.11, 15, 30, 35, 36, and 37 for several decades, and all it needed to be integrally redeveloped was a trigger like Toranomon Hills. When Mori built the “number buildings”, the aim was to provide easy-to-use office space, and to offer it at a good price. For that, the company innovated, for example they squeezed the technical space in between floors to allow for more floors to be built. This was before their first skyscrapers, before their idea of multi-function, integrated “vertical garden cities”, which was pushed by Taikichiro's son Minoru (1934-2012), and first realized with Ark Hills (1986) - Mori Biru's very first skyscraper.
The number buildings, especially the from the n.30 on, provide good yields so Mori biru was reluctant to redevelop it too soon, but definitely, an eventual complete raze-and-rebuild plan was always part of the vision. In this long-term view, Mori Biru restlessly purchased the (mostly small) lots all around and in-between, one after another. The exciting moment of the complete re-start is finally coming – I expect an announcement on that by the end of the year.



5) Toranomon 3-chome District Redevelopment (Number buildings south district)

Big buildings here are n.35, 36 and 37. Number 35 seems to already have closed down, so a redevelopment might be announced soon.

Essentially I would see one big tower here. Both the location and the land surface makes it ideal for something the size of Toranomon Hills tower.

Two things could be determining for the tower's size. First is how far the relaxion of the height's regulations will go in the «*Special economic zone*» (it is inside its scope). Second is the construction of the proposed new station on the Hibiya Line, which would right next to it. I like to think that, being a bit far away from Ginza line's Toranomon station, it would be called «*Toranomon Hills*» or «*Toranomon Hills Mae*»! The station would give a huge boost to the Toranomon Hills complex, with its direct metro access.

On the hillside (the left corner on the map), low-rise residences could fit very well, whereas along Sakurada-dôri, cafés/restaurants, shops, and greenery would be logical in Mori's city-building. It is also possible that Mori Biru slices up the block in several phases, thus making a really tall tower more difficult. But that is not very akin to its philosophy, so if it happens it is probably because it is too restricted/regulated to build a really tall tower.

Note that it is right in between Toranomon 2-chome Plan (179m), Hotel Okura Rebuilding (200m), Former Pastoral Hotel Redevelopment (probably 180m), and the New Meteorological Building (80m), so if it wants to stick out, it has to be the nearest thing possible to a supertall.

6) “Number buildings” North District

A smaller lot than the southern block, yet amply sufficient for a tower. This area could be redeveloped into anything from a tall office or mix-used tower, to a more culture-oriented building (such as TV Asahi building in Roppongi Hills). Toranomon is primarily and office area, but Mori might possibly want to challenge this in order to create a true “vertical garden city”.


7) “Number buildings” East District

On the eastern side of Sakurada-dôri are other old Mori properties. I was expecting this to be (at least partly) redeveloped together with the land now labeled "Toranomon-atago district", and I'm surprised it isn't. Well, as that is supposed to become a 200m tower, I will not complain, lol.
On this block Mori has a proportionally smaller percentage of the land it owns in the two other "number buildings" districts, but this could easily change with the addition of NTT Toranomon Biru. Also there might be some small lots that have been bought but that I am not yet aware of.
This block is crucial for the continuity between Toranomon Hills' actual tower and its two side project (n.1 and 2), and the "number buildings" blocks, so it is very likely that Mori is planning something here. The exact area might be different than how I map it, though - this also depends on the inclusion or not of NTT Toranomon Biru.
On the south and east part of the block there are temples that put constraints on a redevelopment, but there still remains amplious space for a big tower. Also Mori Building n.33 seems to have closed down, so we might have not to wait much before some news.
 

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Discussion Starter #184 (Edited)
8) Moto-Azabu 1-chome South District Redevelopement

In the past years, Mori started to buy land in the Moto-Azabu area again. It has quite quickly acquired many lots south of Moto-Azabu Hills and seems to be aiming at a new redevelopment soon. Some kind of “Moto-Azabu Hills n.2”, it would probably consist of a high-rise (the existing one is 97m) and some lowrise buildings, all of it residential with some shops.

The area is slightly isolated from train lines but is considered an ultra-prime location for luxury residential. Posh Azabu-Juban shopping district starts just about a 100 meters away. Mori biru is maybe eyeing future redevelopments on the other side of the Zenpuku temple, literally encircling it (the area comprised in the orange line).



For one thing, the temples in the middle of this block provide greenery that is a very powerful marketing tool. Secondly, by comprising the whole block Moto-Azabu Hills would directly border (or rather, overlap!) Azabu-Juban district. Note that the Mita Koyamacho Redevelopment is just across the river/expressway, on the right in red on the map (both the completed part and the recently announced one).

My guess is that eventually, on the long run, Mori will want to join isolated Moto-Azabu Hills with Roppongi Hills. On the upper edge of the map you can see the tip of Roppongi 5-chome Redevelopment, and a luxury residential lowrise (“Toriizaka Project) that Mori is building (stalled for several years but it supposed to have re-started). Mori Biru places land-continuity between its properties above all. Linking the two “Hills” would create a unified “city in the city” stretching from popular, vibrant Roppongi to posh shopping/restaurants Azabu-Juban, with luxurious residential neighbourhood in between. A perfect place for the multi-function vertical garden city, and a very reliable source of profit.

 

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Discussion Starter #185 (Edited)
9) Toranomon-Azabudai District 3rd and 4th Phase Redevelopments

I am still puzzled that the stretch of land between Ark Hills Sengokuyama Mori Tower and Kamiyacho station (in violet, on the right) is not part of the future Toranomon-Azabudai District Redevelopment. But given the location and the steady purchase of land by Mori in the recent years, I have no doubt that it will be redeveloped too. What happens with Kamiyacho Central Place is impossible to say, as it is not new yet not so old (1985, so thirty years old), and it is not tall yet fat enough to have a critical office surface. Caught between Mori Trust's Kamiyacho MT Biru and a mixed block owned by Hulic, Sumitomo RE and a third company, it has no room for a larger building. Thus Mori might very well use it as a leverage, selling it or exchanging it, when it needs it.

With or without Kamiyacho Central Place, there is enough room anyway for something the scale of the recent Sengokuyama Redevelopement, which means an up to 200m mix-used tower, lowrise residentials and greenery all around. And this is how it looks on the rare very-long-term vision renderings that I have seen.

Now the other edge (violet) of the area, on the left of the upcoming redevelopment (which is in red), is a more hypothetical guess. I don't think that Mori biru is in a hurry to redevelop this. But as it consists of decaying apartments and old, sometimes deserted, wooden houses, it could be an “easy prey” of a kind, and could even give the whole Sengokuyama area redevelopments a direct access to Roppongi 1-chome station, which isn't nothing considering how station access is determining for the rents in Japan.

 

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Discussion Starter #186 (Edited)
10) Nishi-Shinbashi 2-chome District Redevelopment

What will Mori biru do with the Nishi-Shinbashi area is a big question. Will it seek an extension of Toranomon Hills towards Ginza line Toranomon station? Or will it prefers an eastern extension, partly along the new Shintora avenue? The first option is rather unlikely, since it will already build an underground path between Ginza Line's Toranomon Station and Toranomon 1-chome District Tower.
In the area along Shintora-dôri, unlike the “number buildings” zone, Mori has only small, scattered lots (I didn't mapped them all here). They are more concentrated and bigger on the east of Toranomon Hills, however. I wouldn't be surprised if it would redevelop the first stretch of buildings along the north of Shintora Avenue together with a tower on the rear of it.

The exact extent, however, is vague, and Mori biru probably hasn't decided yet. It could team up with Nittochi and Kôwa Real Estate, to gain control over a larger block. But it might as well sell its properties here and have another developer build something - that's why it made guidelines about Shintora-dôri buildings for.



(To be continued)
 

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In Yokohama there's a strong public movement to build the "Yokohama Dome", an all weather arena for the Yokohama BayStars baseball team. This had lead to the creaction of the "Yokohama Dome Realisation Committee" 横浜ドームを実現する会. A organized group of Yokohama citizens and businesses that are lobbying for the creation of this dome. They have even come up with a very professional looking plan for not just the Yokohama Dome, but for a whole redevelopment of the Yamashita Pier in the harbor which is designated as an area for Sports and Entertainment by the local government. We have to see if this plan will be materialize, but if it's only an inspiration for the future developers it could become quite interesting.


http://www.yokohama-dome.com/

http://www.yokohama-dome.com/pdf/20140712.pdf








http://building-pc.cocolog-nifty.com/helicopter/
 

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Discussion Starter #190
Related to the Tamachi-Shinagawa rail yard redevelopment.

Tug-of-war over new Yamanote station’s name



August 16, 2014

Controversy has begun to stir among local residents and entities near the planned site of a new station on the JR Yamanote Line in Tokyo, to be built between Shinagawa and Tamachi stations.

It will be the first time in a half century that a new station will be opened on the Yamanote Line.

Though operations will not launch until around 2020, the station’s opening is a major focus of attention for merchants on nearby shopping streets as it will likely revitalize local communities.

While an official decision on the new station’s name is usually made a year or two in advance, speculation and conflicting interests have already begun to enter the picture, creating a tug-of-war.

The address of the planned site is in the Konan district of Minato Ward. As there is no station named “Konan,” the district has been seen as the leading candidate for the station’s namesake.

But people in other nearby districts, including prominent residential neighborhoods, do not agree.

To the east of the planned site is a geographical name with a long and distinguished history—Shibaura.

Others have recommended the geographical name “Mita” as the name, as Keio University’s Mita Campus is near the new station site.

Among the suggestions, the geographical name “Takanawa” has received especially strong support. An association of shop owners along a local shopping street in the district has aggressively campaigned for the name by displaying posters.

Susumu Ishikawa, who runs a restaurant and is the head of a business association playing a leading role in the campaign, said the association has already collected signatures from more than 1,000 people.

Ishikawa expressed his sense of urgency saying, “Unless we act immediately, we’ll lag behind.”

According to East Japan Railway Co., the name of a new station is usually decided one to two years before its opening. This time, a JR East official said, “We’ll consider including collecting proposals from the public.”



But the timetable and method of deciding the name have not been set, which has escalated the controversy.

As large-scale redevelopment is expected to coincide with the construction, real estate firms have been paying close attention. An official of one of the companies said, “The situation will also affect land prices in nearby districts.”

The controversy has also spread on the Internet. One proposal that has generated buzz is Sengakuji, the name of a temple with close ties to the historical heroes Ako Roshi, a group of 47 ronin whose revenge for their late lord in the 18th century is a popular historic and literary theme.

But there are already two stations with the name Sengakuji on the Toei Asakusa and Keikyu lines. Thus, if the temple’s name is used, the station name would likely be “Shin-Sengakuji Station.” The prefix “shin” means “new.”

Another proposal is “Tokyo South Gate Station,” because the new station is not far from Haneda Airport, a major gateway in the southern part of Japan’s capital.

JR East has maintained its cautious stance about the issue. A JR East official said, “Because this is a big topic of interest, we can’t carelessly mention candidate names.”

JR East announced an outline of the station’s construction plan in June this year. The new station will be the first on the Yamanote Line since 1971, when Nishi-Nippori Station was opened in Arakawa Ward, Tokyo. It will be the 30th station on the line.

A rail yard located between Shinagawa and Tamachi stations will be downsized and renovated, and the vacated land will accommodate the new station.

The new station building will accommodate platforms on the first floor, and its ticket gates will be on the second floor, which will contain a huge plaza.

Currently, the proposed names include those with geographical elements—Konan, Takanawa, Mita and Shibaura—and those related to nearby stations—Shin-Sengakuji, Shin-Shinagawa and Minami-Tamachi—as well as brand-new ones including Shinata, Tokyo South Gate and Edo Mirai.

In previous instances, when new stations were opened across the nation, similar fierce controversies arose.

Concerning the Hokkaido Shinkansen bullet train line, which is scheduled to open in late fiscal 2015, Hokuto and Hakodate entered a tug-of-war over which of the two neighboring cities will host the line’s terminal station.

Hokkaido Railway Co. (JR Hokkaido) made a judgment to compromise by using Shin-Hakodate-Hokuto as the name.

When the Nagano Shinkansen bullet train line opened, Saku and Komoro began a head-on clash over which of the cities’ names would be used. A plan was made to appease both sides by naming it Saku-Komoro.

But the then Nagano governor intervened in the controversy by proposing the name of “Sakudaira Station” saying, “This region, including Komoro, has been known as Sakudaira.”

Kunitachi Station on the JR Chuo Line was named by taking one kanji character each from the names of Kokubunji and Tachikawa stations when it was opened between the two stations in the prewar era. The first kanji character of Kokubunji can also be pronounced “kuni.”

If the controversy over the new Yamanote Line station escalates, there is a possibility that Shinata, which comprises the first kanji characters of Shinagawa and Tamachi, may present a solution.

A JR East official said, “Districts near the new station will become bustling areas with both historical and international features. We hope people who will visit the areas will like the name.”
http://the-japan-news.com/news/article/0001502125
 

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Mori Trust has run into problems with the Tax office over the Toranomon Pastoral development.

http://sankei.jp.msn.com/affairs/news/140809/crm14080910030003-n1.htm


Mori Trust initially bought the site together with a real estate fund. This fund went bust, it was delisted in 2010. This resulted in loss of 40 billion yen for Mori Trust. Mori Trust had to write down this loss and deducted it from the taxes. Which is completely legal in such cases, but only when it means that the whole development is cancelled. Because there's no evidence that Mori Trust is not continuing this project, they haven't sold it on to another developer the Tokyo Tax office has judged that these write downs were illegal. They have asked the National Tax Tribunal to investigate Mori Trust if they indeed do something wrong.

All these issues around the development, first the problems with the property fund going broke and now the tax problems are probably the reason why the project has been stalled.
 

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Discussion Starter #192
^^We'll have to be patient for this one. The project could be changed thoroughly, wether by Mori Trust itself or by another company buying the project. With such a location and such a large area, the actual project of one 180m tower is rather minimalist -there's room for another one and/or a taller one. Maybe it'll prove to be a blessing in disguise?

Meanwhile, Mori Trust bought for 130 billion yen (about 1,25 billion USD) the auctionned Meguro Gajoen, a banquet and wedding facility sold by Loan Star Funds, a texan private equity firm.
Mori Trust's press release:here

The Japan Property Central blog wrote about it in april, saying:

In 2013, Japan’s real estate market began to awaken after a long slumber. This was later confirmed in March 2014, when the latest data on assessed land values (chika-koji) showed that commercial and land values in Tokyo, Osaka and Nagoya rose for the first time in six years.

Many real estate experts are suggesting that the real test, however, will be whether Loan Star Funds can offload the Meguro Gajoen banquet facility in Tokyo for the minimum asking price of around 110 billion Yen. Recent reports suggest that the Government of Singapore Investment Corporation are close to acquiring the property for 134 billion Yen.
(link)

Meguro Gajoen includes the 100m Arco Tower, completed in 1991. Although recent (and of not unpleasant design), I suspect that Mori Trust eventually plans to demolish the whole complex and build a higher tower on it. Considering the area is more prized for a place to live than to work, it would be clever to have a mix-used, or maybe purely residential tower on it. The banquet facility might also be kept -rebuilt or not.


Meguro Gajoen is the bluish building west of Meguro station. On the east (right) side, the partly cleared site for the 145m/145m/135m Meguro eki-mae redevelopment.

This would make one more Mori Trust large-scale redevelopment project, after Toranomon 4-chome, Akasaka Twin Tower Rebuilding, and Mita MT/Mita 43MT/Mita 3-chome building rebuilding, however it still has to deliver. The first is of now uncertain faith and the nothing is known about the type, the scale, or the approximate height of the other ones.

Nevertheless it's likely that the list will go on, and I speculate that Mori Trust, which is also completely retroffiting its Gotenyama Trust City and has just completed the 109m Kyobashi Trust Tower, could be preparing another redevelopment: Its three Masonic Buildings, which are no longer listed on their website.




 

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^^Well Gotenyama Trust City is comparable in age to the Meguro Gajoen complex, and Mori is renovating the former, which are very handsome buildings.

Also, the Japanese headquarters of some major international companies like Amazon, Disney, and Mars are headquartered here, making me believe that acquiring it was merely for investment rather than future redevelopment. Furthermore, there are some tower blocks immediately to the southeast, which are synonymous with these types of urban renewal projects, and may have been the residential component.

If they do choose to redevelop the site, hopefully it'll have better interaction with the river and not be giant flattop boxes in a park.
 

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The city of Osaka has asked international developers to present plans for a Casino resort on of the reclaimed island in the Osaka Bay which should open before (the magic year) 2020.

These plans from the American company MGM Resorts International have surfaced on the internet.

Apart from the casino(s) the plans consist of 2 hotel towers, both with 2,500 rooms, a 20,000 seat arena and a 200,000 m2 conference/exhibition center.







The location:



sources:
http://saitoshika-west.com/blog-entry-2693.html
https://www.pidea.jp/news/show/mgmは大阪カジノを想定?/


Remember, this is just 1 proposal. The Universal group is also looking into making a bid as they already have their theme park in Osaka (just 2 bridges away).
 

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W O W :eek2:

I'd really want to see the different proposals and renders, and I hope they will built somenthing really beautiful and innovative :)
Boxy is beautiful, but is time for Japan to built also something more curvy and international, just like this towers

Btw Momo, to stay on topic, what about the redevelopment of the rail yard just next Grand Front Osaka?
Osaka if continues this path is going to become really amazing :cheers:
 

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Office vacancy Rates August

http://www.nikkei.com/article/DGXLASFL11H5R_R10C14A9000000/
https://www.e-miki.com/market/area.html

Tokyo

August was the 14th month in a row that saw a decline in the vacancy rates. Last month it went down with 0.18% points down to 6.0%, the lowest since February 2009. Shinjuku keeps on being in demand with another drop of 0.47% points down to 5.52%, it passed Chiyoda-ku and is now the 2nd ward with the lowest rate after Shibuya (4.01%).

Aug: 8.16%
Sep: 7.90%
Oct: 7.56%
Nov: 7.52%
Dec: 7.34%
Jan: 7.18% (2014)
Feb: 7.01%
Mar: 6.70%
Apr: 6.64%
May: 6.52%
Jun: 6.45%
Jul: 6.20%
Aug: 6.02%


Osaka

Osaka saw another big drop with 0.38% points down to 8.36%

Aug: 10.30%
Sep: 9.97%
Oct: 9.88%
Nov: 9.85%
Dec: 9,79%
Jan: 9.58% (2014)
Feb: 9.45%
Mar: 9.45%
Apr: 9.45%
May: 9.13%
Jun: 8.89%
Jul: 8.72%
Aug: 8.36%
 

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A plan has come up for a complete transformation of the area around the West entrance of Ikebukuro Station in Tokyo.

http://www.kensetsunews.com/?p=37844


http://building-pc.cocolog-nifty.com/helicopter/




This plan will see the demolition of several blocks directly in front of the station creating a bigger station square where there will also be a new bus station. The taxi stands will be moved to a new underground place underneath the square.

The square will be lined with 2 high rise buildings with a sunken garden in between. These plans are now being discussed in the redevelopment town making conference that includes 149 people including land owners, the local government and private sector advisers including Mitsubishi Real Estate.

The article doesn't give any information about heights or a time-line.
 

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I had a hard time visualizing things, so I did this:



We seem to be losing less of the public square than I feared at first. However, I still wish they could have put the east tower in the existing building footprint to retain the majority of the square.

I'm also surprised they're getting rid of the Tokyo Government Office building there. It's always been a fixture there since the mid 90s, and it's a pretty handsome building.

 

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that building is from the 90s? looks pretty new on that picture
 

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A shame, as that building looks magnificent. It bothers me how a lot of neat buildings from the 90's get torn down and replaced by average boxes.
 
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