Mixed-Use Development Insights

How do you maximize value from investment in mixed use districts? By getting the right hardware & software ingredients in place. At the recent Future Hospitality Summit in Dubai, I shared my perspectives from my current role leading investment for Dubai World Trade Centre which owns two prime live-work-play-meet districts, as well as from my two decades in real estate & infrastructure strategy & investment. Here are what I think are some ingredients for generating alpha from mixed use districts: On the hardware front: 1. Get the right mix of asset classes Research shows that assets in mixed use districts outperform their standalone counterparts in terms of revenue performance & cap rates. That has been our experience - particularly with our hotels connected to our convention centers. With more traffic in cities, more people are willing to pay a premium to live within walking distance of their offices. In 2015, I moved from Dubai Marina to live in DIFC & walk inside Gate Avenue DIFC to my office in DIFC. 2. Year round pedestrian connectivity Singapore & Hong Kong are the masters of this. Singapore has 200km of covered pedestrian walkways. To enable people to walk from the metro or home to their office in the Middle East, you need air-conditioned walkways, given that for 6 months of the year, it's hard to walk outdoors in work attire. Dubai is investing in more pedestrian walkways, with the Future Loop in the central business district that will connect DIFC with the Dubai World Trade Centre with a fully air conditioned walkway, that will be a game changer for the CBD. 3. Transit-oriented development I studied transport policy and one of the most important intersections with urban planning is transit-oriented development. Again, Singapore and Hong Kong are the best at this. Cities in the Middle East can do more to plan their urban development around their metro networks and have air-conditioned walking connectivity to as many buildings around the stations. We have two metro stations serving our two districts. 4. Making real estate developments future-proof and AI ready I have had multiple conversations with tenants about the increased compute they will need. With the big shift in the future to AI inferencing, how do we think about business models where real estate district owners can partner to bring in edge data centers? On the software front: 5. Active thought around placemaking and creating memorable experiences Your district only becomes "loved" if visitors and residents create memories there. Placemaking is the software that generates alpha from the hardware. Research shows that it generates higher asset value for the district and our placemaking experience shows that. We are now investing in a licensed 25 Jump Street in our One Central Dubai office district, behind our hip 25hours Hotel One Central hotel. Placemaking requires intentional allocation of human & financial resources. What did I miss? Please weigh in!

🏭How can architecture help in building the city? 🔗In the evolution of modern cities, true development involves not just spatial expansion, but redefining connectivity. 🌿The Hangzhou-Deqing intercity rail forms a critical “C-shaped corridor,” which we have transformed from a mere commuting route into a lifeline that restructures urban frameworks, integrates natural landscapes, and energizes regional growth. Along it, four TOD zones, are emerging as experimental grounds that collectively explore new paradigms for future urban living. The Dixin Town station represents the most forward-looking practice, where architecture and space redefine the possibilities of urban life. 👀Respond to the residence and experience The design emphasizes "vibrant living blocks" by breaking down large blocks, increasing street density, and optimizing pedestrian systems to create walkable, human-scale streets. Ground-floor spaces actively incorporate commercial and cultural functions, forming continuous public interfaces that enhance community interaction and belonging. Flexible spatial products are provided to support businesses throughout their lifecycle, fostering synergy between industry and urban growth. 🗯️Interconnects urban functions  The "mixed-use core" achieves vertical integration above the rail depot, combining transportation, parking, parks, and offices into a highly efficient urban node. The "networking platform" uses elevated corridors to connect different plots, forming a 24/7 open public layer that encourages interaction among enterprises, people, and nature, thereby sparking innovation. 🌳Co-create with Nature and Ecology The "TOD Shared Ecological Corridor" weaves together east-west green axes and north-south urban vitality corridors, with vertical greening, rooftop gardens, pocket parks, and water systems forming a multi-layered green network. Four north-south water corridors are introduced to leverage southeastern winds, facilitating local circulation, mitigating the heat island effect, and creating a resilient, low-carbon microclimate for a nature-immersive ecological experience. 💡As an architect and city enthusiast, I find this project profoundly inspiring. It goes beyond urban planning—embodies a new interpretation of "urban life." #architecturedesign #urbandesign #nature #mixeduse #tod

As cities face housing shortages and escalating rents, this mixed-use development could serve as a blueprint for the future. Costco is evolving beyond groceries by reimagining urban space utilization. The company plans to add 800 apartments atop its stores, transforming vacant airspace into valuable housing. This innovative approach focuses on building upward rather than outward, integrating retail and residential spaces within a single footprint. This model offers several advantages: - More homes without consuming additional land - Shorter commutes for residents - More efficient use of urban space An intriguing aspect of this development is that the store below generates consistent commercial revenue, which can support the housing above. This approach avoids large-scale government expansion and prevents suburban sprawl, instead stacking opportunities where existing infrastructure is already in place. Envision supermarkets, malls, and big-box stores converting their rooftops into vibrant neighborhoods. If successful, this initiative could not only transform retail but also redefine urban planning.

Over the last 15 years, more than 1,200 U.S. golf courses have closed. That's thousands of acres of underused land hiding in plain sight, waiting for a new purpose. While some see a failing golf course as a problem, others see 168 acres of opportunity. Case in point: a 168-acre golf course in Virginia was on its last legs – and the team at cove saw it not as a loss, but as an opportunity to build something new and better. Using #AI-powered design, they mapped out a high-impact, low-footprint mixed-use community on the site. The twist? All the new development fits into just 3 acres (under 2% of the site), preserving 95% of the land as open space. In other words, nearly the entire course stays green while a vibrant new neighborhood takes root in one corner. So what does this look like in practice? The project offers: ◆ 15% IRR through layered incentives and program synergy ◆ Middle-income housing + civic programming as social infrastructure for the community ◆  EV charging, reduced parking ratios, and mobility-readiness, baking in future transit and electric mobility from day one ◆ Solar-ready, net-zero, passive systems for a truly sustainable design Bottom line: redeveloping underutilized land can align community needs, environmental goals, and developer returns. This isn’t just about one golf course in Virginia – it’s a blueprint for how we can turn obsolete spaces into high-value assets. It shows that housing, amenities, green space, and profit can actually coexist when we rethink the old formulas. While other developers overlook these idle fairways, forward-thinking teams will transform them into the next big wins – turning yesterday’s golf courses into tomorrow’s mixed-use goldmines. 👇 Check out the full case study: https://hubs.ly/Q03sy7mR0 #aiarchitecture #cove

Indian real estate is quietly changing. The conversation is moving away from just scale and pin codes towards something far more important: integration and intent. A recent walkthrough by Priyam Saraswat captures this shift well at The Trees by Godrej Properties in Vikhroli. This isn’t a project built around amenities. It’s a master-planned, mixed-use ecosystem designed to reduce daily friction in urban life. Homes, offices, retail, and hospitality aren’t separated into silos. They are planned together so life flows better. What stands out most is the role of greenery. Not decorative landscaping, but foundational green cover that is woven into the master plan itself. This is human-centric design in practice. Prioritising not just physical, but mental space. Encouraging community and conversation. Giving people back their most valuable resource - time. The Trees feels less like a development and more like a stand-alone city built on the idea of “Building Better”. https://lnkd.in/gmups8n3 #GodrejProperties #TheTrees #Vikhroli #IntegratedLiving #UrbanPlanning #HumanCentricDesign #SustainableCities

Costco is stepping into the housing debate in an unexpected way — by building homes on top of its own stores. In Los Angeles, the retailer is partnering with Thrive Living on a mixed-use development in Baldwin Village that places hundreds of apartments directly above a new Costco warehouse. The project is expected to deliver around 800 housing units, with 184 reserved for low-income residents, offering rare relief in one of the most expensive housing markets in the country. What sets the idea apart is how it’s funded. The revenue generated by the Costco store below helps support the housing above, reducing dependence on public subsidies and traditional government housing programs. The development also uses modular construction and modern design to keep costs down and speed up building. Urban planners and housing experts are watching closely. If successful, the model could offer cities a new way to add housing by rethinking existing commercial space instead of expanding outward — turning big-box retail into part of the solution to the affordable housing crisis.

Suffolk completed a 51-story tower in Boston on top of one of the busiest transit hubs in the city. This is what happens when you turn $1B of air rights into a mixed-use asset: Hines (developer) and Suffolk (general contractor) built a 678-foot tower directly on top of one of Boston's busiest transit hubs. The model: • Hines acquired air rights above South Station • Suffolk expanded a 100,000 sq ft bus terminal below • They coordinated around the station’s active rail operations • Took the tower vertical turning air into a high-value mixed-use asset The planning started in the late 90s. It survived three economic cycles. Suffolk's CEO calls it the longest project in the company's history. Why this signals where construction is headed: 1/ Air rights are the new frontier: In dense cities, horizontal space is gone. The only option left is buying air rights above existing infrastructure. Hines unlocked $1B+ in value from space that was literally just sky. That's the playbook for Manhattan, San Francisco, Boston, and constrained urban markets. 2/ Transit-integrated mixed use: Stacking residential and office above multimodal hubs reflects the push toward vertical, transit-oriented density on constrained urban sites. South Station is a node: condos, offices, transit, retail, public space. All in one vertical stack. 3/ Complex infrastructure threading: Building above legacy infrastructure means contractors have to be as good at systems integration and phasing as they are at core construction. Suffolk threaded new structure through an active train station and expanded a bus terminal underneath while keeping everything operational. Impressive. 4/ Experience-driven programming: 9th floor park. 36th floor infinity pool. Hospitality-grade Ritz-Carlton branding. Place-making and lifestyle programming are becoming as important as the base building. Suffolk isn't just a general contractor. They also started Suffolk Technologies, a venture capital firm. That includes a $110M fund investing in: • AI • Robotics • Construction-tech startups Their BOOST accelerator and Emerging Technology team deploy AI-driven jobsite analytics (Kroo), robotics (Rugged Robotics), and sustainable materials (Sublime Systems) across projects. (Each year, the BOOST program and wider ecosystem come together on the Blueprint Vegas Innovation Stage.) South Station sits within a larger ecosystem of experimentation. That's the model: use tech innovation to tackle projects traditional contractors can't execute.

Savills Urban Design Studio in London had the opportunity to visit the vibrant waterside Brentford Lock Regeneration sites today. There is plenty to observe, absorb and learn from the ongoing regeneration of the wider area. The mixed use neighbourhood has transformed a former derelict industrial site, integrating diverse housing (affordable & private) with green spaces, strong community engagement, local businesses and creative industries, and enhanced local connections. Today, this urban quarter is a thriving, well-connected neighbourhood with high resident satisfaction. And thanks to my colleague Aisha Khan who guided us excellently through the area showing proposed drawings and plans versus what was built on sites and in various phases. Some reflections from our visit: 1. Design that ages well: economically viable, functional, and charming buildings - what was nice to see is earlier phases are doing well and the management seems to be working for low maintenance streets and spaces 2. Masterplanned Regeneration: a flexible Outline Plan allowed the original masterplan to offer additional density and affordable homes in later stages of development. The masterplan framework also enabled various award winning designers and architects to develop independent buildings - following a design code/ guidance which was set at the OPA stage. 3. Community Focus: one can see the impact of the extent of public engagement across the development area today. The High Street regeneration celebrates meanwhile uses, art pieces created by local artists, integrating local needs, small SME businesses and independents - this has helped to foster a sense of ownership and created a diverse, inclusive community. 4. High-Quality Homes: Designs maximise natural light, generous outdoor and private amenity space, and offer stylish contemporary living with high specifications, appealing to a wide range of buyers. 5. Integration with Nature and History: the project connects residents to the canal, green spaces, and reflects industrial heritage through its public realm and also architecture (brick, metalwork). 6. Sustainable Design: features include eco-conscious design, incorporating energy efficiency (PV panels, insulation, heat recovery), reduced water use, extensive waste recycling, and enhancing biodiversity with green roofs, allotments, and local habitats 6. Improved Connectivity: the new Brentford Lock West Bridge enhances active travel (walking/cycling) and links communities across the Grand Union Canal. With further links to the Elizabeth Line, there will be greater benefits for local communities here. Brentford Lock's success is a good model for urban regeneration that we can learn from - it balances commercial viability with social, economic and environmental responsibility, which has resulted in this urban quarter becoming a desirable place to live and thrive.

Costco + Housing: Why This LA Project Matters More Than the Headline A new development bringing 800 apartments above a Costco is moving forward in South Los Angeles. Most reactions focus on the retail pairing, but the real significance is what it signals for development models in dense urban markets. Why this project is worth watching: • Housing affordability without subsidies Privately financed, yet delivering affordable and workforce units. If it performs, it becomes a reference point for others evaluating financial viability without heavy incentives. • Underutilized sites are becoming essential inventory Redevelopment of commercial parcels into mixed-use housing isn’t experimental anymore. In land-constrained markets, it’s becoming a primary path to growth. • Retail as infrastructure, not just amenity Anchors like Costco improve access to essentials and shorten travel for daily needs. In some neighborhoods, that’s as impactful as adding transit. Why it matters for project delivery: As more developers pursue dense, multipurpose sites, execution discipline becomes the differentiator: Existing conditions demand rigorous early investigationResidential + retail programming increases coordination needsHigh-traffic anchors tighten logistics and sequencing windowsMixed-use isn’t new. But mixed-value development housing, employment, and community access in one footprint is becoming a scalable model. The question isn’t whether these projects will continue. It’s which teams are positioned to deliver them reliably as complexity increases. What’s the biggest delivery challenge you see on projects that combine housing and retail at this scale? #LADesign #UrbanDevelopment #MixedUse #CommercialConstruction #Preconstruction #Constructability #CaliforniaConstruction #HousingDelivery #ProjectPlanning #RiskManagement

𝗪𝗵𝗮𝘁 𝗱𝗼 𝘆𝗼𝘂 𝗱𝗼 𝘄𝗵𝗲𝗻 𝘁𝗵𝗲 𝘄𝗼𝗿𝗹𝗱 𝗰𝗵𝗮𝗻𝗴𝗲𝘀 𝗼𝘃𝗲𝗿𝗻𝗶𝗴𝗵𝘁? You innovate. When the pandemic emptied office buildings around the globe, most saw a crisis. Gensler saw an opportunity. Architect Steven Paynter and his team realized that many of these vacant office spaces could find a second life as residential buildings. However, evaluating the conversion potential of each property was a slow, costly process. Instead of throwing his hands up in defeat, his team got to work on developing an algorithm that could determine conversion feasibility in hours instead of weeks. By analyzing 150 key factors—like window depth, elevator count, and parking space availability—Gensler created a tool that turned complexity into simplicity. 𝗧𝗵𝗮𝗻𝗸𝘀 𝘁𝗼 𝘁𝗵𝗲𝗶𝗿 𝗶𝗻𝗻𝗼𝘃𝗮𝘁𝗶𝘃𝗲 𝘁𝗲𝗰𝗵, 𝘀𝗼 𝗳𝗮𝗿, 𝗚𝗲𝗻𝘀𝗹𝗲𝗿 𝗵𝗮𝘀: • 𝗘𝘃𝗮𝗹𝘂𝗮𝘁𝗲𝗱 𝟭,𝟮𝟬𝟬+ 𝗯𝘂𝗶𝗹𝗱𝗶𝗻𝗴𝘀 𝗴𝗹𝗼𝗯𝗮𝗹𝗹𝘆 • 𝗟𝗲𝗱 𝘁𝗼 𝘁𝗵𝗲 𝗰𝗼𝗻𝘃𝗲𝗿𝘀𝗶𝗼𝗻 𝗼𝗳 𝟭𝟱𝟬 𝗯𝘂𝗶𝗹𝗱𝗶𝗻𝗴𝘀 • 𝗥𝗲𝘃𝗶𝘁𝗮𝗹𝗶𝘇𝗲𝗱 𝘂𝗿𝗯𝗮𝗻 𝗮𝗿𝗲𝗮𝘀 𝗶𝗻 𝟭𝟮𝟵 𝗰𝗶𝘁𝗶𝗲𝘀 As you can imagine, adaptive reuse of buildings minimizes demolition debris, which constitutes approximately 90% of the half a billion tons of construction waste generated annually in the U.S. Building conversions also lead to construction cost reductions of 25% to 35% compared to new builds, making them a financially viable option for developers. Not to mention, transforming underutilized office spaces into residential units enhances property values and attracts investment, contributing to economic growth in urban centers. Take Baton Rouge, where a Brutalist office building from the 1960s became 144 modern residential units. Or the Pearl House in New York, now the city’s largest office-to-residential conversion project. But this isn’t just about real estate—it’s about solving difficult problems with an upgraded mindset. Paynter’s team didn’t just adapt; they innovated. They turned a challenge into a scalable solution that’s reshaping how cities work and live. How can you apply this thinking to your own organization? • 𝗜𝗱𝗲𝗻𝘁𝗶𝗳𝘆 𝗛𝗶𝗱𝗱𝗲𝗻 𝗢𝗽𝗽𝗼𝗿𝘁𝘂𝗻𝗶𝘁𝗶𝗲𝘀: What problems could you solve by looking at them from a new angle? • 𝗦𝗶𝗺𝗽𝗹𝗶𝗳𝘆 𝗳𝗼𝗿 𝗜𝗺𝗽𝗮𝗰𝘁: Gensler’s algorithm worked because it was fast, simple, and actionable. Can you streamline a process to unlock potential? • 𝗧𝗵𝗶𝗻𝗸 𝗕𝗲𝘆𝗼𝗻𝗱 𝘁𝗵𝗲 𝗢𝗯𝘃𝗶𝗼𝘂𝘀: It wasn’t just about offices—it was about revitalizing communities. What larger purpose can your innovation serve? Gensler’s story reminds us that innovation isn’t reserved for the tech giants—it’s for anyone willing to rethink the status quo and turn challenges into catalysts. What challenges could you reimagine in your organization today? Share your thoughts below, and let’s inspire some bold ideas together.