Air rights transactions have become essential in urban development, allowing cities to grow vertically while preserving limited land resources. Typically defined as the right to use or sell the space above a property, air rights enable property owners to transfer unused floor area ratio (FAR) to neighboring parcels, creating increased density and financial gain opportunities. However, the definition can vary based on locality and region, as each country interprets air rights and the ability to build or transfer them differently. As urban centers face mounting pressures from limited land supply and population growth, air rights continue to offer a creative solution that fosters architectural innovation and economic efficiency.
Büro Ole Scheeren has revealed their design for an 800,000 sq ft development following the concept of live-work-lay in Hangzhou, China. Titled Urban Glen, the project situated between West Lake and the Qiantang River comprises two towers connected by a central plinth. This feature, inspired by Hangzhou's hilly landscapes, becomes a built topography of terraces and exterior environments, aimed at optimizing natural light and the quality of both indoor and outdoor spaces. The Glen will house a variety of amenities, including ballrooms, meeting spaces, restaurants, and retail, all interwoven with public art from New World Development's extensive collection.
OODA has just revealed its design for a new mixed-use urban development in central Tirana, Albania. Located in the central district of Tirana on Myslym Street, the Ndarja building, represents a new approach to mixed-use urban development, incorporating residential, hospitality, office, and commercial functions within a single structure. The building comprises two distinct sections positioned along their narrow sides, creating a central square that serves as a gathering spot, contrasting the busy surroundings.
In Delirious New York, Rem Koolhaas vividly discusses the Downtown Athletic Club, a striking example of how an unassuming building exterior can conceal a vibrant mix of distinct, self-contained programs. Inside the uniform facade of this skyscraper, a private athletic club hosts an eclectic range of facilities—boxing gyms next to oyster bars and interior golf ranges below swimming pools—all segregated yet highly accessible. The Downtown Athletic Club epitomized the dynamism of New York's skyscrapers at the time, showcasing the thrill of capitalism through a selective, inward-focused world of leisure and privilege for the selected. This "machine of programs" operated independently of the external city as an isolated ecosystem within its walls. Yet, one might ask: could a similar model, designed for public use, create a more inclusive, lively community and neighborhood experience? This will activate the building within, instead of only serving the selected elites, and influence and transform the urban fabric and shapes around the building. In Hong Kong, a distant parallel can be drawn with the Municipal Services Buildings (MSBs)—publicly-funded structures that serve the community by integrating diverse functions within a singular vast building mass, much like the Downtown Athletic Club.
The New Jersey Performing Arts Center (NJPAC) has announced a three-year redevelopment of its 2-acre downtown Newark campus. The project, designed by architectural firms Skidmore, Owings & Merrill (SOM), and Weiss/Manfredi, has recently broken ground and is scheduled for completion in the fall of 2027. It integrates 350 mixed-income residential units, retail spaces, and a dynamic education and community center, in addition to rehearsal spaces, a new headquarters for jazz public radio station WBGO, and various outdoor gathering areas.
WilkinsonEyre has unveiled their proposal to revitalize the 1950s constructivist Belgrade Fair Hall 1, a landmark location overlooking the river Sava. The project is set to transform the exhibition hall into a mixed-use destination comprising three cultural venues and retail spaces, in addition to redesigning the waterfront park. WilkinsonEyre’s design incorporates light-touch interventions to the existing building, as it strives to respect and highlight the architectural qualities of the existing structure, such as the exposed concrete soffit or the unique shape of the building.
Foster + Partners has revealed the design of a new 54-story mixed-use tower to take shape in Miami. Set to become the new headquarters for the hedge fund Citadel, the tower is expected to feature 34 floors of office space and 212 hotel rooms on its upper levels, in addition to supporting retail spaces. In addition to Foster + Partners listed as the design architect, AAI Architects is the architect of record, and Field Operations is the landscape architect. The tower is expected to break ground in 2025, according to Citadel.
Büro Ole Scheeren’s latest project, Scenic City Towers, is currently under construction in the Shenzhen Bay Super Headquarters Base in China. This design for JD.com's new offices seeks to emphasize “in-between” spaces that blend the social fabric of urban life with nature, proposing a new model for working. Situated in Shenzhen’s Nanshan district, a booming business and financial area, the headquarters will join a community of global corporations around it.
The Santiago Bernabéu Stadium is now recognized as a symbol of Madrid, Spain. Home to the Real Madrid football team, the stadium built in 1947 occupies a key position in the city, adjacent to a major transit artery. The stadium went through several refurbishments since its inauguration, most aimed at increasing the seating capacity. A major modernization process began in 2012, following an international competition. The winning design team is L35 Architects, in collaboration with GMP and Ribas & Ribas. The refurbishment project aimed to redefine the building’s relationship with the surrounding urban spaces, to improve accessibility, and to integrate more activities, from sporting to leisure, commercial, and socio-cultural functions.
Foster + Partners has unveiled plans for the Changfeng mixed-use development in Shanghai, China. Designed as a component of the Shanghai Science and Technology Finance cluster in Putuo District, the project is part of the broader Shanghai 2035 Masterplan. The mixed-use scheme integrates with existing public green spaces to promote well-being and revitalizes an industrial area into a vibrant mixed-use neighborhood.
MVRDV and Orange Architects collaborate on the NUVO project, a new mixed-use complex to be built in Ukraine’s capital, the team of architects has revealed their design for three of the buildings that will become part of NOVO. Commissioned by Kovalska, the project is now restarting after work was put on hold due to the active conflict in Ukraine. The two firms are collaborating to refine the master plan initiated by APA Wojcehowski Architects.
Cities are the bedrock of civilization. For millennia, they have attracted people with the promise of superior standards of living — from better economic and educational opportunities to easier access to quality public infrastructure such as housing, healthcare, and public transport. Today, however, many cities around the world are finding it challenging to live up to this promise. With urban migration accelerating at a dizzying rate – the United Nations projects that over two-thirds of the world's population will live in cities or urban centers by 2050 – existing resources and services in cities are coming under increasing pressure, rendering them dysfunctional and leading to glaring inequities.
There is no singular way to define or assess liveability; every city has a unique set of characteristics, from its history, culture, geography, and demographics, to how it is governed and what urban issues plague it. Therefore, improving liveability requires concerted efforts from multiple stakeholders including people, governments, and experts, to identify critical problem areas and opportunities, and devise contextual solutions. The TV show Tale of Two Cities, where Indian architect and urbanist Dikshu C. Kukreja sits down with global leaders, brings out great insights into what some major cities in the world are doing to create more liveable environments for their inhabitants. Here we present five examples: from Bogotá, Kolkata, Hannover, Tirana, and Washington, D.C.
On a site that also hosts the Olympic Sports Centre, the 2023 Asian Games complex, UNStudio has unveiled the design of the new Hiwell Amber Centre, a complex of four high-rise towers planned to add a mix of offices, apartments, hotels, art spaces and retail to the city center of Hangzhou, China. Responding to the area’s rapid economic and cultural growth, the new development aims to provide a wide range of services to residents and visitors alike. To open up towards the city, the smooth glass curtain wall of the towers peels apart to reveal a tapestry-like facade that envelops the main plazas and civic spaces, creating an ‘urban living room.’
Mixed-Use Development in Nanjing / UNStudio. Image Courtesy of K.Wah
In recent decades, China's residential landscape has undergone a transformation setting primarily informed by social community ties now prioritizes the needs of rapid urbanization and modern lifestyles. Traditional courtyard houses of China once activated the urban realm, harmoniously blending private residential zones with public areas of the neighborhood. Today, the country is speckled with private developments and gated communities that have severed the connection between residential areas and the urban realm. Amidst this transformation, MAD Architects' Baiziwan Social Housing in Beijing emerges as a visionary attempt to reimagine urban living. By embracing a mixed-use program, this residential complex integrates itself with the surrounding neighborhood, fostering a renewed sense of unity with the bustling metropolis. Not limited to China alone, numerous housing endeavors worldwide have embraced this approach, reclaiming their ties to the urban realm.
The infamous Unite d' Habitation, the first in Le Corbusier's new line of housing projects that emphasized community living for all the residents, was completed in 1952. For its 70th anniversary, world-renowned photo artist Paul Clemence reveals a unique photo series of the building as it stands today. The photographs honor the construction that initiated the brutalist movement and showcase the infamous project's current condition.
Cities need to prepare for a wave of declining houses of worship. While faith institutions, at least the Christian ones, have been asking WWJD (What would Jesus do?), municipalities need to get them to ask another question: WWJJD (What would Jane Jacobs do?). Doing so might lead to a new model for true community houses of worship.
Mario Cucinella Architects has started constructing two multifunctional towers to shape Vienna’s skyline. Situated in the 2nd district in Vienna, where a dynamic urban development “Viertel Zwei”, has been in the works for some time, the project consists of two highrises, both of different architectural languages and made for different purposes, together providing a complex urban image inserted into context.
