Solving social issues through urban development — Hareza Ikebukuro
In July 2020, the grand opening was held for Hareza Ikebukuro, a new large-scale complex developed and operated* by Tokyo Tatemono together with our joint venture partner, The Sankei Building Co., Ltd. The property is located around 300 meters from the east entrance of Ikebukuro Station in the heart of Tokyo's Toshima Ward.
The area consists of the office building Hareza Tower, a new landmark in Ikebukuro with 33 floors above ground; the hall building Tokyo Tatemono Brillia HALL, a multi-purpose hall where up to around 1,300 people can enjoy Takarazuka Revue performances and musicals; the Toshima Civic Center; and Naka-Ikebukuro Park, which is surrounded by the three buildings. The name “Hareza Ikebukuro” derives from a combination of two Japanese words: “hare,” which means a special place to dress up and go out, and “za,” which means a place where many people gather.
Hareza Ikebukuro is expected to develop as a theater city where people can enjoy an escape from everyday life. As anew cultural center presenting a variety of culture to the world, it has the potential to create new vibrancy in Ikebukuro.
- Tokyo Tatemono is responsible for the development and operation of Hareza Tower and of Tokyo Tatemono Brillia HALL, the operation of Naka-Ikebukuro Park, and the area management around Hareza Ikebukuro.
|Hareza Tower (office building)|
|Address||18-1, Higashi-Ikebukuro 1-chome, Toshima-ku, Tokyo|
|Number of floors/height||33 floors above ground, 2 floors below ground / approx. 158 m|
|Floor space||Approx. 68,600㎡|
|Tokyo Tatemono Brillia HALL (hall building)|
|Address||19-1, Higashi-Ikebukuro 1-chome, Toshima-ku, Tokyo|
|Number of floors/height||8 floors above ground, 1 floor below ground / approx. 41 m|
|Floor space||Approx. 10,700㎡|
From an area at risk of disappearance to one of sustainable urban development
Toshima Ward is home to Ikebukuro, which is one of Tokyo's leading commercial areas and is also known as one of Tokyo's "three major sub-centers” along with Shinjuku and Shibuya. Ikebukuro Station is one of Japan’s largest terminal stations, accommodating nine railway lines from four companies (JR East, Seibu Railway, Tobu Railway, and Tokyo Metro). It has an average daily footfall of 2.64 million passengers, the third highest of any station in Japan. While Ikebukuro attracts a large daytime population as a commercial area, it has also faced issues such as a decline in the number of young families residing there. In 2014, Toshima Ward was highlighted as the only area in Tokyo’s 23 wards to be categorized as being at risk of disappearance.*1 The analysis deemed it liable to become unsustainable in the future, due to the declining populations of children and people migration. Turning this challenge into an opportunity for change, Toshima Ward set itself the goal of becoming a city of sustainable development, and rapidly implemented an initiative to make itself more friendly to women and children. The resulting transformation, which included eliminating daycare waiting lists and carrying out maintenance work on its parks, earned Toshima Ward the No.1 position in a 2017 nationwide ranking of cities by their friendliness to families in which both parents are working while raising children.*2
This development project has its origins in a proposalinitiated by Toshima Ward to develop a large-scale complex onthe site of the old government building and the Toshima PublicHall. Its aim was to generate financial resources for theconstruction of a new government building. Tokyo Tatemonoannounced its participation that year, 2014—the same yearthat the risk of urban decline in Toshima Ward was highlighted.
- A concept formulated in May 2014 by the Japan Policy Council, a policy advocacyorganization of private sector experts.
- Based on a survey of local governments conducted by Nikkei Dual and NihonKeizai Shimbun.
Proposing a new direction for urban development that uses local cultural assets
In the tender process, Toshima Ward was seeking proposalsthat would transform the city into a vibrant place filled withcultural diversity. In January 2015, Tokyo Tatemono put forwarda proposal that drew from our experience with thereconstruction project Brillia Tower Ikebukuro, in Minami-Ikebukuro 2-chome Area A. Based on the concept of “a theatercity where everyone can shine,” the proposal involved a largescalecomplex consisting of large-scale, high-specificationoffice space as a business hub; a theater for cultural creativity;and restaurants to create a lively atmosphere. After obtainingpreferential negotiation rights, Tokyo Tatemono was selected as the developer that July.
To generate financial resources for the construction of thenew government building, a 76-year-and-six-month fixed-termland lease was established for the development area. A lumpsumpayment was made to Toshima Ward as advance landrent. The proceeds of this payment enabled Toshima Ward tofund the construction cost of the new government building andto realize the construction without substantial financial burden.
Hareza Ikebukuro embodies the concept of Toshima Ward’s“International City of Arts and Culture Vision,”—that of “atheater city, all of which is a stage where anyone can play aleading role.” It was therefore positioned as a project thatsymbolizes that vision.
With history and culture as its foundation, a “City of Cultural Creativity” represented by eight theaters
Hareza Ikebukuro has eight theaters and is scheduled to host a wide variety of performances and events, including traditionalperforming arts such as Kabuki, which dates from the 17thcentury, Takarazuka Revue, and other high culture, to subculturessuch as manga, anime and cosplay, and cutting-edge art andculture that fuses the virtual and the real. It is positioned as anart and cultural center for presenting diverse cultural resourcesto the world. Together with Toshima Ward and our tenants, wewill present a range of genres of culture simultaneously, so thatpeople of all ages can enjoy whatever interests them most.
Creating a new office market and increasing the diversity of the city
When Tokyo Tatemono considers a development plan, weanalyze the characteristics of the location in detail. We make aconscious effort to maximize the area’s potential. Prior to thedevelopment plan of Hareza Ikebukuro, the area aroundIkebukuro Station had not seen the development of any largescaleoffice buildings since Sunshine City. It was not associatedwith being an office district and was therefore not wellrecognized in the market.
We decided to develop an office building in Ikebukuro basedon our assessment of the city’s potential. We saw value in thearea’s convenient transportation; its appeal as represented byartistic and cultural offerings; and the large population ofpeople working in Ikebukuro and living nearby, due to the trendof people preferring to live close to where they work. As aresult, the contract rate for Hareza Tower reached 100% at thetime of the building’s completion, despite the fact that this wasduring the coronavirus pandemic. As a result, we were able tocreate a new office market in Ikebukuro, contributing to thearea’s diversity and appeal.
An area with a strong circulation that generates a flow of people to the surrounding facilities
To enhance the circulation of people through the Ikebukuro area as a whole, we sought to encourage visitors to Hareza Ikebukuro to use the facilities in the surrounding area, rather than having their activities contained within Hareza Ikebukuro. In doing so, we aimed to help revitalize the entire area.
Specifically, to address a concept of “After the Theater "advocated by Toshima Ward, we planned the facilities to have a low volume of food and beverage outlets. In this way, people emerging from a play or cultural experience at could find a place to enjoy unwinding among the many restaurants already established in Ikebukuro.
A safe, secure, and sustainable city
Supporting safety and security as a local disaster prevention center
The most important issue for urban development in Japan is to create a safe and secure community that is prepared for disasters. Tokyo Tatemono has concluded an agreement with Toshima Ward on measures to deal with people who have difficulty returning home in the event of a disaster. This includes not only accepting people who have difficulty returning home at the Hareza Tower and Tokyo Tatemono Brillia HALL, but also maintaining a disaster prevention base in cooperation with Naka-Ikebukuro Park and the Toshima Civic Center operated by Toshima Ward. In this way we are playing a part in creating a safe and secure community.
In addition to stockpiling provisions such as water, food, emergency toilets, and blankets, we also have prepared public benches that transform into cooking stoves and manhole toilets for those who have difficulty returning home. At Hareza Tower and Tokyo Tatemono Brillia HALL, people who have difficulty returning home can stay for up to three days from the time of the disaster until they can return home when transportation resumes. In addition, as the facility manager, we have established an appropriate communication system Ward so that we can provide relevant information to those who have difficulty returning home.
Naka-Ikebukuro Park (after renovation) is positioned as a temporary evacuation site for use in the event of a disaster.
The first super high-rise mixed-use building to achieve the highest environmental performance rating
Hareza Tower uses the highest level of environmental measures in Japan. From the design stage, we considered how to balance comfort with reduced environmental impact. We took care to ensure that tenants would not encounter any inconvenience with functions such as air conditioning or lighting. By selecting high-efficiency equipment and considering appropriate design conditions such as lighting settings and air conditioning control in office areas, we managed to reduce annual energy consumption by approximately 50%*1. The building received the highest rating of five stars in the overall building evaluation*2 under the Building-Housing Energy efficiency Labeling System (BELS). It was also the first super high-rise mixed-use building over 150 meters tall to receive ZEB Ready Certification*3.
In addition to BELS certification, Hareza Tower has also received the highest rank of five stars in the DBJ Green Building Certification*4 for fiscal 2019 by the Development Bank of Japan Inc. and the highest rank of S in CASBEE Building(New Construction)*5 of the Comprehensive Assessment System for Built Environment Efficiency (CASBEE), a comprehensive system for the assessment of building environmental performance.
- Compared to a standard building of the same level.
- Calculated using the Energy Consumption Performance Calculation Program (Nonresidential Version) Ver. 2.7.1 (commonly known as WEBPRO).
- According to the website of the Japan Housing Performance Evaluation and Display Association, BELS case data list (as of the end of June 2019).
- The DBJ Green Building Certification is a system established by the Development Bank of Japan to evaluate environmental and social initiatives in real estate.
- CASBEE Building (new construction): A system for evaluating the energy efficiency and environmental impact of buildings in general, excluding detached houses, based on their design at the time of new construction. Managed by the Institute for Building Environment and Energy Conservation.
- Hareza Tower
- ZEB Ready Certification Hareza
Formation of a general incorporated association to accelerate urban development
In June 2018, we established Hareza Ikebukuro Area Management, a general incorporated association focused on activities that contribute to the vibrancy and appeal of and its surrounding area.
The association uses the event space in Hareza Ikebukuro to collaborate with existing events and attract new events. By combining new elements with the culture rooted in Ikebukuro, it strives to further enhance the area’s energy and attractiveness. We have also been entrusted with the designated management of Naka-Ikebukuro Park, which is owned by Toshima Ward. In addition to maintenance and management work, we organize events and maintain and operate a café. We will work to ensure the effective use of roads and parks, which are government assets. In addition to this, we will manage the area in a way that helps enhance its value, cooperating with the eight theaters, with companies located nearby, and with local town and shopping associations.
|Ikebukuro Anime Town Festival
|A festival where people can freely enjoy a wide range of experiences and cultures through anime and manga.||November 2019|
|Hareza Day Special Week||Collaboration with theater operators, stores, Toshima Ward, and the surrounding facilities as a grand opening event for Hareza Ikebukuro||August 2020|
The Tokyo Tatemono Group’s approach to urban development that contributes to solving social issues
The urban development at the Hareza Ikebukuro complex is based on our long-term vision of urban development that contributes to solving social issues.
Erecting a building is the beginning of urban development, not the end. Increasing the value of the development area will in turn lead to the sustainable growth of our business activities.
We will continue to work with various stakeholders to solve social issues and improve the attractiveness of the area.
The concept of urban development that contributes to solving social issues
- Contributing to solving issues in larger areas and for future generations while respecting local history and culture
- Contributing to a sustainable society through reduction in environmental footprint, stronger measures against natural disasters, and more
- Creating bustling hubs to foster rich, diverse, active communities
- Creating new value by collaborating with diverse partners and leveraging advanced technologies
Boosting area appeal through solving social issues, with the aim to grow the office building portfolio
Examples of recent developments
Yaesu 1-chome East District Urban Redevelopment Project in front of Tokyo Station (Yaesu Project)
An urban redevelopment project for the area located in front of the Yaesu Exit of Tokyo Station. We will develop this area as the gateway to the international city of Tokyo to contribute to enhancing Tokyo’s vibrancy and its international competitiveness.
Brillia Towers Meguro
Multi-purpose redevelopment project incorporating residential, commercial and office space in front of Meguro Station on the JR Yamanote Line. It combines the bustle of the station with a rich environment of lush greenery.
Tokyo Square Garden
Redevelopment of the upper portion of the Kyobashi Station on the Tokyo Metro Ginza Line. The project has among the highest levels of environmental performance in Japan, with state-of-theart CO2 emissions reduction technology, large overhanging roofing to block solar radiation, and a range of other environmental features.
As of 2020