Located in the shadow of Japan’s largest skyscraper, Mori JP Tower, the Azabudai Hills development is the eye-catching creation of Thomas Heatherwick. A cohesive and open urban space, boasting greenery and interesting architecture, has been built on 8.1 hectares of land. The revitalisation of this business district took almost 30 years, with Mori Building Co. negotiating the purchase of plots from each owner. Interestingly, 90 per cent of the original residents have returned to Azabudai to live in a modern garden estate. Azabudai Hills is a great example of an imaginative and, above all, successful development by Heatherwick.
A neighbourhood metamorphosis
Until thirty years ago, the Azabudai estate, located in the Minato district, was a neglected and rapidly declining area. The neighbourhood hid itself between Tokyo’s dense housing and became forgotten over time. This state persisted until the developer Mori Building Co. stepped in and bought the plots from the residents, negotiating their prices beforehand.
The biggest changes to the landscape of Azabudai have been seen in recent years. Mori has built several skyscrapers that exceed 200 metres in height. Even Japan’s tallest skyscraper, the 325 m tall Azabudai Hills Mori JP Tower, was built in this new business centre of Tokyo. But the company, in its pursuit of ever-taller skyscrapers, has not forgotten those from whom it bought this part of the city.
In 2018. Mori Building Co. commissioned Thomas Heatherwick to design a green estate. This created plant-filled avenues and intriguing buildings on 8.1 hectares of land. All elements have been thought out for both residents and passers-by. For example, as many as 700 children can attend the largest international primary school in Tokyo, thus providing a basic need for residents of the entire neighbourhood. The eight-storey-high edifice refers in its design to the delicate modernist shapes and the old brick buildings of the neighbourhood. In addition to the school, Azabudai Hills offers shops, art galleries, temples, restaurants and offices. It is like a city within a city.
An oasis of greenery
The biggest challenge in creating the project was the need to fit all the necessary facilities into such a small area. As the name suggests, Azabudai is surrounded by hills, and in addition, the world’s largest metropolis is so densely built-up that it is difficult to find a piece of vacant land. At its narrowest point, the plot of land is only 30 metres wide. It was even more difficult to create green areas, so plants and trees were placed on every available scrap of space, including rooftops. In this way, small gardens and springs were created.
Shops also posed additional problems. In order to drive the economy of the area, an attractive retail space offering specialised goods had to be designed. A single shopping pavilion or gallery would not have been suitable for a small estate, so the various shops were located in small, stylish units. The shops are meant to be like ‘glass lanterns hovering over the hills’.
Certified district
The buildings of Azabudai Hills resemble a curved, three-dimensional grid that spills out in different directions. Interestingly, the curved concrete columns are supported by a steel frame that meets Tokyo’s seismic requirements. The design is also clearly intended to resemble hills.
Heatherwick Studio architects have also taken care to address environmental concerns. Azabudai Hills obtains its electricity from renewable sources, and advanced waste and rubbish disposal systems have guaranteed the development LEED Platinum certification. Only developments that meet health, performance and sustainability requirements can receive such certification. The estate has also received WELL certification related to the wellbeing of the residents.
There is not much left of the old buildings in this part of Azabudai, apart from a few restored memorials. The new estate is not just an aesthetic display by Heatherwick, known for its ambitious but not always useful designs, but an integral and functioning part of a resurrected neighbourhood. The studio predicts that Azabudai Hills will be visited by around 25 million people each year. Interestingly, the revitalisation of the area has resulted in changes in demographics. The estate’s nearby high-rise buildings and attractive commercial premises are attracting sizable numbers of workers from overseas.
Heatherwick has had another major success in Tokyo. Nearly 90 per cent of the old Azabudai neighbourhood, which no longer exists, has returned to the new estate. In many cases, the construction of new luxury estates involves buying up the plots of the original, generally not very wealthy residents. This practice prevents residents from returning to redeveloped estates due to excessive rental prices. Often, the construction of a new estate on previously inhabited land means that the developer deliberately exchanges the population of the estate for a more prestigious i.e. ‘better’ one. However, the case of Azabudai Hills has shown that it is possible to build aesthetically pleasing and functional estates without displacing people permanently.
Photo source: Heatherwick Studio
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