TRANSIT ORIENTED DEVELOPMENT (TOD) is the exciting fast growing trend in creating vibrant, liveable communities. It is the creation of compact, walkable communities centered around a high quality train system. This makes it possible to live a higher quality life without complete dependence on a car for mobility and survival.
Transit oriented development is a major solution to the serious and growing problems of peak oil and climate change by creating dense, walkable communities connected to a train line that greatly reduce the need for driving and the burning of fossil fuels.
Residents in a TOD development experience higher quality life with better places to live, work and play. There will be high property values.
Residents will experience healthier lifestyles with more walking and less stress. There will be less traffic congestion and less driving.
These pedestrian friendly communities offer more opportunities to get to know others and creates a friendlier town. It will also create a better sense of place and community identity with each unique architecture.
TOD also allows more open spaces to enjoy and remain open space thus more effecient use of tax money with less spent on spread out utilities and roads.
Businesses will have increased sales through higher foot traffic. There will also be more spending money from less spent on cars and petrol.
Local governments will spend less on infrastructure and utilities due to compact high density projects. Increased tax base due to high density with lower spending on security and infrastructure maintenance.
The factors driving the trend towards TOD includes rapidly growing mind numbing traffic congestion nationwide.
There is also a growing desire for high quality urban lifestyles plus increased desire for walkable lifestyles away from traffic. Changing family lifestyles ie more singles and empty nesters also drives a need for TOD.
For TOD to be effective its components must include walkable designs where pedestrians have highest priority, with a train station as its town center's prominent feature. There must also be high quality and high density development within 10 minute walk circle of the central train station.
There should exist also support systems such as buses and taxis. The development must also have designs that include easy use of bicycles as part of the daily transportation systems.
Parking spaces within 10 minutes walking circle should be reduced and properly managed.
With the above definition of TOD and the reasons for TOD it must be appreciated that higher plot ratios must be a part and parcel of the idea.
However, the conditions towards getting the higher plot ratios must be focused towards the objectives of the concept of TOD.
Therefore, I am suggesting the following conditions to be considered.
For an area to be classified as TOD there must also exist a green space or park within a 1km radius of the train station.
This park has to be upgraded with recreational facilities with walking and cycling connections. Eventually the space should be jointly adopted by local Residents Association and local businesses.
The development includes high rise residential homes. However we should do away with the normal parking space requirements.
Whilst parking spaces must be made available however they should not be accessorised to the parcels. Home owners have the option of purchasing or renting the car park spaces.
With no need to include the cost of car park space, homes become cheaper and more affordable. A ceiling selling prices would be part of the conditions of TOD approval.
Each development must also include taxi and bus lay-bys in covered areas within the property.
The fee for commercial car park spaces must be regulated. It must be calculated to make it more expensive to park than to use public transport if there are 3 or less passengers in the car.
The plot ratios of areas just outside the 3km radius of TOD must be kept to the minimum to compensate for the higher plot ratio given to TOD. This is necessary in order that the surrounding existing infrastructure will still be sustainable.
It cannot be emphasised enough that TOD is only allowed if it contributes to reducing the use of private cars and encourage use of public transport, walking or cycling. The development must also have a positive impact on increasing the quality of life for residents in the area.
It is the responsibility of local councils to provide enough spaces for all its residents and visitors and passer-by. As more migrations into the city is expected, creating living and working spaces above ground is a viable and possibly the only solution.
Therefore the concept of TOD is the choice solution. It can be managed and designed to keep enough green spaces as well as recreational spaces. This is achievable via higher plot ratios applied responsibly with strict enforceable conditions.
In summary, as people's lifestyles and expectations change, the local councils responsibilities changes as well.
Traditional planning approach needs to be modified to suit changing needs. Changing needs mean the ability to think out of the box.
TOD concept is indeed an ideal solution but have to be applied responsibly in order to fulfil the local councils responsibility, the people's expectations as well as social needs.
Applying TOD means also approving higher plot ratios which is not necessary a bad thing. Higher plot ratio is a solution, not a problem. However it must be applied responsibly.
Ultimately the objective of reduced private vehicle usage, increase in public transport ridership and improved quality of life must be the focus.
Thank you.
