“Tokyo Review 012” Toranomon area-4
Realization of a tall building by the system for duplex use of road space
In fact, the plan of the building using the system for duplex use of road space was devised, but in the earlier stage, the plan was like this:
・Set side roads of 9 meters in width along both sides of the road with 40 meters in width;
・In the central area with 22 meters in width, create a tunnel for the main lane underground, and construct a building with eight stories above ground.
As a result, compared to the amount estimated for full acquisition, Tokyo Metropolitan Government expected that the budget for acquisition can be reduced by up to 40%.
However, for the landowners who have tolerated the long-term restrictions, the idea of re-moving into a shallow 8-story building did not appear attractive. From here, a long-span quest was commenced by local folks, administrators, private developers, and consultants, seeking a better plan.
Considering the “Loop Road No.2 Shimbashi – Toranomon District Category-2 Urban Redevelopment Project”, besides the area for the road of 40 meters in width, three building sites were established: plot-1, plot-2 and plot-3 from Shimbashi to Toranomon. Among these three plots, plot-3 is the biggest and the consultant proposed the idea of building a tall building there. In the process, in order to examine how to increase the floor area ratio of plot-3, an argument was discussed whether after setting the floor area ratio for the building in the duplex use of road area, the volume can be transferred to plot-3. Although this seems like an irrational discussion, the district planning system having been improved and expanded then, and finally by applying that idea to transfer the floor area ratio, the present form of “Toranomon Hills” was realized.
In addition, after Mori Building was officially designated as a certified specific builder, the office tower became the current design which stands across half the width of the road. Until then, the building was set on the site other than the part where the road passes underground. Mr. Mori Minoru, the former president said “We will be using the system for duplex use of road space, so let’s make it a symbolic design which can embody the characteristic of the system”. This word influenced the shape of the current building.
I suppose, there are no other developments applying the category-2 urban redevelopment project that are successful to reflect landowners’ preference. Behind this, I cannot help imagining that there must have been some brave and tough people in each sector such as landowners, administrative agencies, consultants and private developers.
