This is Haikou, the capital of China’s Hainan province.
It’s home to more than two million people but not even in the country’s top 50 by population.
And yet despite being a small city by China’s standards it’s still full of tall buildings,
including skyscrapers - all of which have been built since 2000.
But that’s all about to change. The recent ban on the construction of
super-tall buildings across China has been significantly expanded,
and now, even smaller skyscrapers in places like this will be forbidden.
Oh, and there’s been a tightening of restrictions in China’s bigger cities too.
So, what’s caused the nation with more skyscrapers than anyone else to make such a dramatic U-turn?
You might remember our video from July 2020 responding
to a pretty extraordinary bit of news coming out of China.
The country’s Ministry of Housing and Urban-Rural Development had
just banned the construction of buildings over 500-metres in height
and placed heavy restrictions on those planning to go over 250-metres.
It also put a stop to the “copycat” architecture craze, which saw large
and slightly weird replicas of landmarks from around the world pop up in several cities.
Despite some analysts predicting its skyscraper obsession would calm down at some point,
the fact that China would contribute no further to the list of the world’s tallest buildings,
which it dominates, came as a shock to many.
And yet, it’s another government announcement made in October 2021
where things get really interesting.
Because now, cities with populations under three million won’t be able to build skyscrapers at all.
Going taller than 150-metres - the height at which a building
officially becomes a skyscraper - will no longer be allowed.
If that wasn’t all, larger cities will be limited
to 250-metres - less than half the height of China’s tallest buildings.
Now, special exemptions may still be given if a small city really needs a new skyscraper,
but they absolutely, definitely cannot go above 250-metres.
Likewise, a bigger city could go higher than that if it has a convincing case,
but if it wants to go over 500-metres then forget it.
No more Shanghai Towers or Ping An Finance Centers - and that’s final.
There are even new rules to follow past the 100-metre mark.
To go higher than that a building will need to meet certain seismic and fire safety requirements.
The question, then, is why?
Wasn’t China getting by just fine before?
Didn’t its skyscraper boom help it achieve those remarkable rates
of development that it’s enjoyed since the 1980s?
Well, not everyone was that stunned by these new measures;
in fact, some experts kinda saw it coming.
I’m not surprised at all that those new rules came in because in the past few years,
China's government has clearly started to pay more attention
to the building quality and also the characteristics of Chinese cities.
Dr Fei Chen is a Senior Lecturer at the University of Liverpool’s School of Architecture in the UK.
She specialises in urban design and public space.
In the past more than three decades, as you know, the urbanisation speed in China was
astonishing and really rapid. And in that process, a lot of buildings were built by speed,
so not high quality and high standard. So China’s government has noticed this problem.
Those concerns about quality have only grown - not helped by incidents like this in May 2021,
where footage of a skyscraper in Shenzhen shaking uncontrollably went viral.
Officials are also keen to prevent more so-called vanity projects,
where buildings are constructed more to make a statement than meet an actual need.
Those buildings occasionally result in more floor space than could ever realistically be filled
and designs that arguably give little consideration to the surrounding area.
There’s the really extreme cases too. Some cities are now stuck with half-built
skyscrapers caused by major financial problems during their construction,
like Goldin Finance 117 - a story we’ve told before on this channel.
Then there are the environmental reasons - like the high wind pressures and urban heat
island effect that many skyscrapers create around
them - as well as the added strain they can place on a city’s transport system.
Another concern is also a social concern as well, because all those buildings
are mostly out of context because Chinese cities still have a long history of development and
most of them still have a lot of historical buildings. And most of them are low-rise.
Focusing more on small cities, which haven’t been through the same massive development yet,
ensures they don’t also become packed with tall buildings which simply aren’t needed.
But while the new rules make it clear what you mustn’t do,
there’s not a lot of detail on what you should do instead.
Dr Chen believes this is because Chinese cities differ greatly between regions,
which would make it difficult to take a ‘one size fits all’ approach.
The thing about China is that it’s a big country and the development levels are so different
from city to city, and their historical remains are so different. So it's really
hard being a central government-issued document to say what you should do.
Instead, local authorities, planners and architects are encouraged to decide
that for themselves, ensuring what they come up with works within the
current setting - rather than going for extreme height, wacky designs or both.
It all seems to make sense, but why is this happening now - and does the timing
have anything to do with another situation in China that caught the world’s attention in 2021?
We’re talking of course about the ongoing real estate crisis,
which has seen developers like Evergrande - one of the biggest in China - struggle
to pay off massive debts, sell off their housing stock and access new financing.
It has a lot to do with the economic changes in this current situation.
In the past few years they have started to encourage the circular economy within the country
because they don't see high international trading as a sustainable way in the future.
There's a lot of a ghost towns where they’ve built residential buildings but with nobody
buying, especially in the inland cities.
The new rules can’t change what’s already happened,
but they could help prevent further struggles like this from happening again in the future,
although it’s a complex issue that height restrictions alone can’t solve.
Overall, the response has been mostly favourable. The fact we’ll never see
another Chinese megatall might make some a bit sad but it’s probably the right decision.
Going forward, smaller cities will need to find other ways to put themselves on the map.
China’s insatiable growth is seemingly now maturing into a new phase - one where the
architectural and economic integrity of its cities matters more than ever before.
If you enjoyed this video and you want to get more from the definitive
video channel for construction, make sure you’re subscribed to The B1M.