Improving the Social Sustainability of High-Rises 2. Journal Paper Ctbuh

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Title: Improving the Social Sustainability of High-rises

Author: Suruchi Modi, Associate Professor, Ansal University

Subjects: Architectural/Design Social Issues

Keywords: Residential Social Interaction Sustainability Urban Sprawl

Publication Date: 2014

Original Publication: CTBUH Journal, 2014 Issue I

Paper Type: 1. Book chapter/Part chapter 2. Journal paper 3. Conference proceeding 4. Unpublished conference paper 5. Magazine article 6. Unpublished

© Council on Tall Buildings and Urban Habitat / Suruchi Modi Social Issues Improving the Social Sustainability of High-Rises For most of the postwar period, people moved to the suburbs in search of a better life. But if cities can offer them substantial reasons to keep coming back, such as jobs, entertainment, and amenities, dense urban areas can be an equally viable and socially sustainable habitat. In many parts of the world, tall housing has been mostly restricted to social housing and to upscale market- rate residences. Middle-class families have historically been left out of the Suruchi Modi equation. This paper studies the social benefits of horizontal neighborhood communities that have for decades been the preferred environment for Authors raising families, and explores the challenges and rewards of transferring those Suruchi Modi, Associate Professor Sushant School of Art & Architecture features to a vertical format. Ansal University Sector 55, District Gurgaon 122 003, Haryana, India Recent trends of urbanization have caused a mission: to understand these needs and t: +91 7838 332 206 dramatic increase in the worldwide urban desires and translate them into sustainable, e: [email protected] www.ansaluniversity.edu.in population. The failures of the tower block integrated residential places. schemes of the 1960s made living in Suruchi Modi high-rises unpopular in Europe and North Suruchi Modi is currently an Associate Professor and Assistant Dean at Sushant School of Art & America. For much of the last century, Residential Tall Buildings’ Re-emergence Architecture, India. She is a gold medalist with a developers have historically found tall double masters in Urban Design from Cept University and Tall Building Design from the University of buildings appropriate only for office and Today the world is facing escalating rates of Nottingham, United Kingdom. She has received commercial uses. However, limited buildable urbanization and exponential growth in the the Sir Patrick Geddes Award for her innovative project – revival of the mixed land-use concept as a land resources have inevitably changed city use of energy and resources. The world tool to develop a sustainable city model. She is also growth patterns from outward horizontal population presently stands at 6.9 billion – a an international award winner of the Passivhaus skyscraper design for New York City, facilitated at the spread to vertical growth. The re-emergence figure expected to reach 10.1 billion by the University of Prague. Modi has worked on large-scale of the high-rise as a housing typology year 2100 (United Nations 2011). Furthermore, masterplanning and urban revitalization projects throughout India, and has been actively involved in presents the opportunity to consider the statistics indicate that “… in developing academia and research on sustainable architecture mistakes of the past and address the countries, the urban population is expected for over 10 years. Her work aims to extend the realm of sustainability to the real estate-driven high-rise demands of a wider population. to double from 2.6 billion in the year 2010 to development of today’s cities. 5.2 billion by 2050. Developed nations show The current trends of residential living in the an increase in urbanized populations from 0.9 sky reveal that home buyers today hold a billion in 2010 to 1.1 billion in 2050. However, different perspective on high-rise living. They during the same period the world’s rural expect a vibrant urban setting. They are population decline is 0.6 billion”(ibid). This has moving to developments that require little been the principal cause of the ever- maintenance and provide communal space increasing demand for homes – a challenge for recreation and socializing. As these shifts for all cities across the world (see Figure 1). occur, designers and developers have a History has witnessed various planning discourses intended to solve the problem of housing, such as “urban sprawl,” which loosely follows the principles laid down by Ebenezer A deficit of social support, reduced exposure Howard and Le Corbusier. This single-use, automobile-driven suburban development “to divergent views, the lack of ability to had dominated the urban milieu in the latter half of the 20th century, which has been consider opposing viewpoints and the gestation condemned due to its negative environmental and social impact. By the of mistrust or general disengagement from the 1990s, the “Compact City” model, based on the principles of “New Urbanism,” was community are all results of reduced physical envisioned as a solution to urbanization. It interaction.” promotes “mixed-use, high-density living, 24 | Social Issues CTBUH Journal | 2014 Issue I evolution of civil society, fostering an environment favorable to the compatible cohabitation of culturally and socially diverse groups, while at the same time encouraging social integration, with improvement in the quality of life for all segments of the population” (Polese & Stren 2000). Also, social communities are defined as “places where people want to live and work, now and in the future. They meet the diverse needs of existing residents without compromising on those of the future, by being sensitive to their environment and contributing to a high quality of life.”

Social sustainability is now of paramount concern alongside mankind’s withdrawal from traditional social structures. This has happened with the invasion of electronic social networking and the diminishment of outdoor spaces in which children can play Figure 1. Urbanization trends. Source: UN, Department of Economic and Social Affairs. 2012. and adults can interact. Technology enables World Urbanization Prospects, the 2011 Revision. leisure and work from home but is making based on efficient public transport systems, Such trends, when combined with scarcity of people less social in the physical world (Beld walkable neighborhoods, increased land and increasing need for affordable 2012). A deficit of social support, reduced opportunities for social interaction and an housing, are pushing high-density residential exposure to divergent views, the lack of ability overall sustainable system with low energy buildings to the forefront. Though the idea of to consider opposing viewpoints and the consumption and reduced pollution” (Burton living in supertall buildings has gained gestation of mistrust or general et al. 1996). momentum with the introduction of disengagement from the community are all high-end luxury apartments, the experience results of reduced physical interaction. A Dense urban living proves better for the of high-rise affordable housing has not been generation conditioned to isolation could people and the city in terms of retaining as satisfactory. Despite the middle class’ have devastating effects on society. countryside, saving time and money on travel, increasing difficulty in purchasing homes, and reducing infrastructure, and allowing people the fact that the designs of residential to enjoy the vibrancy of city life. However, a high-rise solutions for this demographic are Evolution of Social Spaces in Residential challenge to architects and planners lies in not backed up by much research into the High-rises translating this urban compaction into a actual experience of living in them. Many of sustainable future for our cities. In pursuit of these projects still continue to resonate with The practice of living in multistory structures this goal, the beginning of the 21st century the fears and problems of the past; they are dates back to ancient Rome, where such saw planners and municipalities choose considered to be socially unsustainable. structures often appeared as mixed-use developments with smarter, more buildings with shops for the rich on the lower community-focused plans. These movements floors and housing for the lower-class aim to achieve sustainable neighborhoods. The Significance of Social Sustainability residences above. Medieval city skylines also “Smart growth” does so by focusing on reveal such mixed-use towers. However, regional characteristics to foster a unique Today, social sustainability is regarded as an purely residential tall buildings did not begin sense of place and community, offering better important pillar of sustainability in general. As to dominate the city skylines until after the employment, transportation, and housing per the 1992 UN Earth Summit and the 2000 Second World War. In the years that followed, solutions. Urban infill focuses on development Presidency Conclusions of the European social movements motivated architects to of vacant, undeveloped, and underdeveloped Council, “social concerns will be taken up for conceptualize housing for the masses, as well land parcels within an existing community due consideration in the sustainability as the growing middle class in the cities. The and organizing populations densely, and agenda” (United Nations 1993). Social Modernist, Humanist, and Rationalist increasing work and play opportunities sustainability is defined as a “development movements laid out their visions of ideal through adjacency. that is compatible with the harmonious residential living, which reached their zenith in

CTBUH Journal | 2014 Issue I Social Issues | 25 1930S TO EARLY 1940S

Industrialization resulted in “Catered Flats” or walk-up 1925 saw the “Perimeter The 1930s brought in what the In 1935 the Zeilenbau Structure Post-World-War II saw the com- Having witnessed the criticisms 1955 saw the beginning of “Tenement Blocks” – the first “Maisonettes” were built for Block” – a larger block of Germans called “Zeilenbau underwent modification under ing of the modern movement from residents and sociologists “International Modernism” or residential high-rise structures the affluent and middle class. semi-detached or group Structures” – arrangements the modern movement – a in full swing. The single-slab against the tower blocks, local “Brutalism” – the main concern built. These 4–6 story walk-ups These were meant for singles walk-ups around a common of blocks in row after row to higher and longer “Single Slab block was replaced by 10–12 councils encouraged innovations. was to provide for the com- with common amenities and had communal facilities green space. This space was maximize solar gain – a concept Block” situated in its own patch story “Point Blocks”, again in This was the era of “New Human- munity. Designs reverted back were used to house the poor on the lower floors like dining used communally for purpises started by Walter Gropius. These of greenery for optimum sun their own green field, usually on ism” – the underlying principle to the Maisonette passageway and working class. Built on halls, billiards, and other games. such as tennis courts, gardens, blocks were densely placed, with and light. The lower floor was the edges of towns and cities. was to extend community space ideas, creating “Streets in the extremely small plots and a The rooms were accessed from playgrounds for children, and smaller green patches planted raised on stilts to maintain the The greens between them were through the height of the build- Sky” – balcony deck access, high-density, provision of social long common balconies to sometimes even kindergartens. for park and play spaces on both continuity of the open green. used as larger play fields by the ing – lower, intermediate, and top both for movement and social spaces was never considered. encourage social contact. ends of the units. residents. floors were opened up. activities.

Orchard Street, New York The Circus, Bath, UK City Block Housing, Ruhr Area, Germany High Point I, London Baker House, Boston Kennishead Flats, Glasgow Unite d’Habitation, Marseilles Robin Hood Gardens, London Barbican Estate, London Habitat 67, Montreal Trellick Tower, London HDB Housing, Singapore Punggol Roof Garden, Singapore Battery Park City, Lower Manhattan Interlace, Singapore Museum Plaza, Louisville

Figure 2. Evolution of social spaces in residential high-rises. the 1950s and 1960s. This period was followed is still a rare phenomenon. Why is it that many neighbors. Thus, they create opportunities for by the oil crisis of 1973, which resulted in loss of people still prefer living in the horizontal unplanned participation. High-rises, by virtue OrchardOrchard Street,Street, NewNew York York TheThe Circus,Circus, Bath,Bath, UKUK CityCity BlockBlock Housing,Housing, RuhrRuhr Area,Area, GermanyGermany HighHigh PointPoint I,I, LondonLondon BakerBaker House,House, BostonBoston KennisheadKennishead Flats,Flats, GlasgowGlasgow UniteUnite d’Habitation,d’Habitation, MarseillesMarseilles RobinRobin HoodHood Gardens,Gardens, LondonLondon BarbicanBarbican Estate,Estate, LondonLondon HabitatHabitat 67,67, MontrealMontreal TrellickTrellick Tower, Tower, LondonLondon HDBHDB Housing,Housing, SingaporeSingapore PunggolPunggol RoofRoof Garden,Garden, SingaporeSingapore BatteryBattery ParkPark City,City, LowerLower ManhattanManhattan Interlace,Interlace, SingaporeSingapore MuseumMuseum Plaza,Plaza, LouisvilleLouisville publicOrchard Street, funding New York and stagnationThe Circus, Bath, UK in the incomesCity Block Housing,format, Ruhr Area, Germany that is,High owning Point I, London a large houseBaker House, with Boston of theirKennishead verticalFlats, Glasgow assemblagesUnite d’Habitation, of Marseillesfloor plates, Robin Hood Gardens, London Barbican Estate, London Habitat 67, Montreal Trellick Tower, London HDB Housing, Singapore Punggol Roof Garden, Singapore Battery Park City, Lower Manhattan Interlace, Singapore Museum Plaza, Louisville of households, which had a direct impact on private open spaces? Is it because the are unable to provide for this form of the housing market. Such situations provided high-rises are still unable to offer comparable interaction. Hence, one is inhibited from little incentive for developers to venture forth conditions to those of a suburban single- discovering and participating in the activities with new ideas and methods. family home? A comparison of the two types below or above one’s floor or line of vision. draws attention to the missing links. The trend toward standardizing housing began Individuality to exhibit little consideration for social spaces. Typical Advantages of Social Spaces in The expression of uniqueness and However, the housing market made a Low-rise Development Over High-rise personalization of private and semi-private comeback with the economic boom and the Development spaces along streets and courts in low-rise advent of the luxury skyscrapers in the late Access neighborhoods naturally lends heterogeneity 1990s. Private developers came into the picture In a low-rise neighborhood, most movement to the social environment. It makes the walks to provide better amenities and maintenance is along the horizontal plane, offering and outdoor stays pleasurable and exciting. In of shared spaces. They noted the change in residents an opportunity to experience the high-rise living, analogous corridors and client response and became aware of the social spaces, both physically and visually, lobbies, stacked floor after floor, make the media-friendly qualities of architecture. By the while continuing their journey to a specific environment monotonous and boring. late 1990s, developers were less hesitant to use destination. By contrast, in a high-rise, most innovative concepts that have shaped movement happens along an interior hallway Adaptability contemporary towers in recent years. Both and through elevators. Thus, the high-rise The ability to expand or mold one’s unit to the affordable and luxury housing markets are format is unable to offer the same experiential growing needs of the family is easily enabled being brought up to par with increasing quality. The hallways are usually devoid of in the case of a low-rise, detached home, sophistication in design and quality of projects. people, and the elevator directly takes one to which often has its own private back yard and Figure 2 shows the evolutionary timeline of the desired destination, bypassing and front garden as augmentative spaces. This social spaces in residential high-rises. curtailing many opportunities for social adaptability allows people to continue staying interaction. in one place over a lifetime, strengthening their social bonds within the community. Also, OUTWARD or UPWARD: Social Spaces in Participation the longer stay develops a feeling of Low-rise and High-rise Neighborhoods Most units in low-rise neighborhoods possess ownership and responsibility for the semi-private front gardens. These spaces neighborhood. Comparatively speaking, most Although new trends of incorporating social support hobbies, such as gardening and high-rise environments are less adaptive to spaces in tower blocks have been explored tinkering, which can involve the family such changes, and the floor space is usually experimentally, their realization in the city fabric members of the household, as well as fixed.

26 | Social Issues CTBUH Journal | 2014 Issue I 1960S TO EARLY 1970S 1975 TO EARLY 1990S

The 1960s brought 4 deviations: 3. Prefabrication and ideas of 4. Common spaces were nar- Reductions in public funding By 1995, housing returned to Luxury apartments gave Recent years have seen an On the other end, innovative arranging discrete boxes rowed in the projects within and stagnation in incomes had the forefront of the scene with high-rise a kick start. Provision increase in the demand for ideas for a single supertall 1. The Point Blocks continued in on the surface of an open the city. Movement was further an impact on housing. Thus the growth in the economy. This of high-end facilities within high-rise living with larger building with social and green the suburbs. site. Concepts of “Totality”, expressed by separating developers did not venture into time it was designed for families, the confines of a tower and comfort and amenities. On spaces are being experimented 2. Providing for the car resulted “Complexity”, “Flexibility” and out the vertical circulation anything new. The aim was to resulting in less-dense gated en- beautiful panoramic views of one end, the housing projects with in the form of sky in the “Podium Block” “Open-endedness” – involved block from the main tower. merely provide for the need, vironments within the territory. the city center from individual are huge complexes of 60–80 podiums, connecting bridges, typology – separating vehicles arranging of parts into a Amenities moved to the sur- hence point blocks continued A number of communal facilities apartments changed the story towers on a much larger overhanging gardens, etc. and pedestrians. These were group to create multiple types rounding areas in the city, and to be built, but much closer were provided for, such as club perception of living in site, creating a unique world However few such projects have a combination of Point and of social communal spaces. sometimes within the confines together and within the confines houses, sports, kindergartens, high-rises. of its own. yet been built. linear Slab Blocks. of the building. of a territory for security. and convenient shopping.

Figure 2. Evolution of social spaces in residential high-rises.

Hierarchy of spaces buildings. This in itself is substantial enough of unit edge. Writ large, this pattern degrades air A low-rise neighborhood contains a wide a reason to bring people into outdoor social quality and increases noise. Orchard Street, New York The Circus, Bath, UK City Block Housing, Ruhr Area, Germany High Point I, London Baker House, Boston Kennishead Flats, Glasgow Unite d’Habitation, Marseilles Robin Hood Gardens, London Barbican Estate, London Habitat 67, Montreal Trellick Tower, London HDB Housing, Singapore Punggol Roof Garden, Singapore Battery Park City, Lower Manhattan Interlace, Singapore Museum Plaza, Louisville Orchard Street, New York The Circus, Bath, UK City Block Housing, Ruhr Area, Germany High Point I, London Baker House, Boston Kennishead Flats, Glasgow Unite d’Habitation, Marseilles Robin Hood Gardens, London Barbican Estate, London hierarchyHabitat of 67, spacesMontreal that are keyTrellick Tower,to Londonfostering HDB Housing,environments. Singapore ThePunggol attractive Roof Garden, Singapore power of suchBattery Park City, Lower Manhattan Interlace, Singapore Museum Plaza, Louisville social interaction. Beginning with the unit, the spaces can be measured from the fact that Safety presence of a semi-private front garden the observation deck at the Empire State Communal spaces such as streets become instigates interaction with the neighbor across Building receives approximately 3.5 million unsafe for play and other activities due to the the yard, leading onto a street that can be visitors each year. fear of encountering a speeding vehicle. overseen from this space, which is often used Parents are afraid of sending their children for play. This street connects to multiple Security alone to a friend’s place, cycling, or across the shared courts and pocket parks, followed by Social spaces in contemporary tall buildings road to a park. In case of high-rises, all social larger play areas. These direct one to the main tend to be highly secure environments, spaces and units are safely within the confines street, which further leads to larger communal whereas in the past, staircases and dark of the building, with no threats of vehicular spaces and playgrounds, and finally to the corridors had been places of crime and fear. traffic. Hence, movement within a tall building boundaries of the neighborhood. Though it Social spaces in tower blocks are not open to complex is much easier and safer, which can ultimately supports a much more walkable passers-by, as in low-rise neighborhoods. result in more social interactions. neighborhood, high-rise development lacks High-rises usually have controlled, single this multiplicity of interactive opportunities on entrances that act to reduce crime and the the way to a shared space – “semi-private” fear of crime. This encourages people to use Challenges and Solutions to the Provision spaces being the missing link. common facilities, however, in these facilities of Social Spaces in Residential High-rises they are likely to encounter only other Typical Advantages of Social Spaces in resident families. As more residential skyscrapers are being built High-rise Development Over Low-rise in cities today, there are three main players – Development Pollution the regulatory bodies, the developers, and the Footprint As one moves higher, the air gets cleaner and designers – who are responsible for the Low-rise developments usually occupy a purer. Given the adverse affects of air successes and failures of this typology. much larger ground area, leaving less room pollution, clean air is a highly valued Despite knowing the advantages, for green and communal spaces. Tall buildings commodity. Beyond air quality, noise can be a developments in recent years, apart from an having smaller footprints consume less land concern, especially for elderly people who exceptional few, do not reflect a realization of area. This, in principle, leaves more room for tend to visit the social spaces such as gardens social spaces as a high priority. This problem green and communal spaces. and parks, with the intention of experiencing needs to be addressed before it results in the tranquility. In the case of low-rise layouts, creation of another set of housing typologies Views most units have on-plot parking, which that are prone to failure in the coming years. It Having good city views is one of the positive means the road network leads right to the becomes important to ask: “What are the attributes of social spaces in high-rise challenges in providing communal facilities in

CTBUH Journal | 2014 Issue I Social Issues | 27 tall buildings like those of their low-rise The Pinnacle@Duxton was the result of the discouraged from permitting their counterparts, and what could be the probable first international design competition for investments to falter for the simple reason solutions?” public housing in Singapore, held in 2001 by that they do not provide social sustainability. the Housing & Development Board (HDB). The Not only does the provision of such spaces Building regulations selected entry was designed by ARC Studios, increase property value; it also improves Building regulations are often seen as a Singapore, which was commended for its marketability. If people are happy with the hindrance by developers, due to the multiple simple, yet urbanistically effective solution. provisions made, they tend to develop faith in sanctions and clearances that need to be With approximately 1,800 units on a the brand name and are willing to invest in satisfied in order to fulfill requirements. 2.5-hectare site, it is the highest-density the future endeavors of the developer. However, on the contrary, regulations can play high-rise development in Singapore (see a big role in the creation of social spaces in tall Figure 3). Ownership and maintenance projects. Towers in Singapore have many sky Most forms of housing developments are gardens, as building regulations allow for It consists of seven tower blocks interspersed difficult to manage. Unlike detached houses developers to build taller or offer a higher with skybridges that create one of the longest in a low-rise development, high-rise floor area ratio (FAR) if they provide open continuous sky gardens in the world, offering neighborhoods suffer “the tragedy of the green space at height. This Green Roof communal spaces with panoramic views of commons”: The social spaces and facilities are Incentive Scheme (GRIS) encourages the the city skyline. Provision of such social spaces shared by a large community, with no one installation of green roofs on existing opens the high-rise residential market to a taking the responsibility for their buildings in the downtown area by offering much larger segment of the population – management and maintenance. multiple tax benefits to the developer. families for whom this is meant to be a Regulatory bodies need to consider the lifetime home and hence a one-time Forming community development trusts as advantages of such enterprises, and play a investment. The incitement to live in the city mechanisms for tapping voluntary efforts of stronger facilitator role in acquiring such increases if the developments can match the residents has been difficult to realize and benefits for the larger benefit of the vertical suburbs’ ability to cater to family needs. In the sustain, as residents often lack the time to take neighborhood and its people. case of the Pinnacle@Duxton, the project good care of, or the ability to generate funds recorded the highest average price and to hire management. However, many Cost fastest sale record of new flats sold by HDB in high-rises in the past, including the Pinnacle@ High land prices and construction costs Singapore. ”The units became oversubscribed Duxton, refute these prophecies of failure and characterize urban skyscraper development. with HDB, and were sold at a 65% higher price have sought new mechanisms, resulting in To enable the developer to get optimum than any other HDB [housing].” better care and resident satisfaction. returns, the skyscraper needs to have sufficient sellable area. Models such as The tags of “social sustainability” and “green” At Pinnacle@Duxton, the shared spaces are Germany’s Commerzbank Headquarters and certification can by themselves fetch looked after by the Housing & Development Singapore’s Pinnacle@Duxton provide some premium rents for the developer. With such Board of Singapore, which has managed to useful examples of cost optimization. incentives in the market, developers are generate revenue from this opportunity by

28 | Social Issues CTBUH Journal | 2014 Issue I Figure 5. Linked Hybrid, Beijing. © Steven Holl Architects / Shu He opening up the 50th-floor sky garden to the residential with other uses would not only times of the day – particularly when they public for a fee (see Figure 4). It is essential to add to the diversity quotient and promote anticipate the presence of others. Solutions consider such management and maintenance social interaction, but would also help the have arisen, such as Mirador in Madrid, where objectives and responsibilities in the early developer generate more value for his alternative paths and routes other than stages of the project to ensure that shared property by optimizing its use. Additionally, elevators are provided, along with cut-outs in communal spaces in high-rises are well many occupants would save on energy and slabs to encourage visual interaction and the cared-for and safeguarded for their residents. time by living and working in the same possibility of social exchange while en-route building, paving the way for a sustainable to the shared space (see Figure 6). Residents Footprint future. can take a combination of movement systems Tall buildings have smaller footprints. Thus it such as high- and low-speed elevators, becomes difficult to create the necessary Access walking along sky streets, and staircases for open space for certain activities, such as Most communal spaces or amenities are short journeys and the like. Provision of sports, at height. Also, the continuity of social placed on rooftops, or in such a way that they atriums in the building can also be a good spaces can be interrupted, owing to the are visually and physically cut off from the solution, offering visual connections through limited floor space in a vertical format. Such daily paths of movement. Such separation the common space. problems have been innovatively tackled in from the course of necessary activities results projects such as the Pinnacle@Duxton in in reduced use of the space, with people Public-private interface Singapore and Linked Hybrid in Beijing, where preferring to be there only during certain Articulating the threshold between public the connections between buildings account for the extra floor space, accommodating popular activities and maintaining the continuity of communal spaces, as a street does in a horizontally formatted development (see Figure 5). Regulatory bodies can drive such solutions by offering exemptions to the developer on the required ground coverage of the project. This helps in creating vertical counterparts to horizontal public parks.

Optimization The social spaces should cater to a variety of populations and functions in order to lend dynamism to the place. A single-use residential building tends to support interaction during the mornings or evenings, and very little during the day. A subtle mix of Figure 6. Mirador, Madrid. © Luis Garcia / Architecturtrips.com

CTBUH Journal | 2014 Issue I Social Issues | 29 It is essential to state that, though housing is bought or sold, it is much more than just an High-rise design solutions need to consider economic commodity. It expresses life’s aspirations and the experiences of a home, “alternatives to the front gardens of independent and thus it plays a significant role in the creation and reinforcement of relationships houses that open onto streets. Such semi-private among people. If cities can offer them spaces should extend from the movement substantial reasons to keep coming back, such as jobs, entertainment, and amenities, spines, such as corridors and elevator lobbies, cities also should be able to support the most basic need – a socially sustainable habitat. To forming a hierarchy of interactive spaces. a large extent, the solution to this objective lies with the three players – the regulator, the ” developer, and the designer, who need to and private domains by introducing the vary according to scale, proportion, number work together to create solutions for the missing element of the semi-private realm has of occupants, and function, as is the case in occupants. Socially sustainable high-rise long been a challenge; failure to do so has low-rise neighborhoods. Also, the designers housing needs a smart and sensitive long been a drawback of the high-rise need to move away from “gray” to “green,” approach associated with the ideals and residential typology. High-rise design adopting more soft and humane materials expectations of its users. If the high-rise solutions need to consider alternatives to the and equipment. To ensure a year-round residential market is to ameliorate further, it front gardens of independent houses that usage, the spaces need to be conducive to must work harder to deliver the same open onto streets. Such semi-private spaces the climatic conditions. Weather-shield desirable elements as those found in low-rise should extend from the movement spines, systems, such as windbreakers and semi- or neighborhoods.  such as corridors and elevator lobbies, fully indoor spaces, like the sky gardens of forming a hierarchy of interactive spaces. Commerzbank Headquarters in Frankfurt (see Figure 7), need to be applied in temperate References Space Design climates. Tree covers and other shading BELD, B. V. D. 2012. “Is Social Media Making Us Not So The social spaces should be well distributed devices become a necessity in hot and humid Social?” http://www.stateofdigital.com/is-social-media- making-us-not-so-social/. Accessed on March 22, 2013. through the height of the building, rather zones, which can offer favorable conditions than concentrated on only on one level. This for the users. POLÈSE, M. & STREN, R. 2000. “Understanding the New helps in establishing a hierarchy of spaces that Socio-cultural Dynamics of Cities: Comparative Urban Policy in a Global Context.” In The Social Sustainability of Cities edited by Mario Polése and Richard Stren. Toronto: University of Toronto Press: 3–38.

UNITED NATIONS. 1993. (1993). Agenda 21. Proceeding of United Nations Conference on Environment and Development, June 3–14, Rio de Janeiro, Brazil. New York: United Nations.

UNITED NATIONS. 2011. Population Distribution, Urbanization, Internal Migration, and Development : An International Perspective. New York: United Nations.

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