Converting functions of industrial parks to “rebuild” Bien Hoa urban area

In addition to Bien Hoa 1 Industrial Park, which is currently undergoing functional conversion, the draft overall adjustment to Bien Hoa urban area’s general planning in Dong Nai province through 2045 also proposes repurposing Bien Hoa 2 Industrial Park to meet the needs of urban reconstruction.

Bien Hoa 2 Industrial Park is proposed for functional conversion after 2045 to support the reconstruction of Bien Hoa urban area. Photo: Pham Tung

Expanding land resources for urban reconstruction

According to the draft overall adjustment to Bien Hoa urban area’s general planning through 2045, Bien Hoa urban area will gradually shift its structure from an urban-industrial model to an urban-service and industrial development model, aiming to develop a smart and sustainable urban area.

To achieve this objective, alongside investment in newly built facilities serving urban development, the urban “reconstruction” will also be implemented in parallel.

Member of the Provincial Party Committee, Vice Chairman of the Dong Nai provincial People's Committee, Ho Van Ha, noted that urban reconstruction refers to urban development based on existing structures that will be demolished.

In reality, several urban areas have carried out their reconstruction according to this direction, such as the central area of Osaka City in Japan.

For Bien Hoa urban area, the provincial People's Committee's official approval of the project to convert Bien Hoa 1 Industrial Park into an urban, commercial and service zone, combined with environmental improvement, can be considered an initial step in the reconstruction process.

According to the consulting unit preparing the scheme on overall adjustment to Bien Hoa urban area’s general planning through 2045, with a land fund of nearly 400 hectares, Bien Hoa 1 Industrial Park, once repurposed, will create a valuable land reserve to meet new demand in the urban centre.

Bien Hoa is the central urban area of Dong Nai province, with a long history of industrial development. Therefore, many operating industrial parks are located within the Bien Hoa urban area. This presents a significant challenge in transforming the urban structural model from an “industrial city” into a “service and industrial city”.

Dr. Architect Phan Dang Son, Chairman of the Vietnam Association of Architects, also remarked that with too many industrial parks in the area, shifting Bien Hoa urban area’s development model from an urban-industrial city to an urban- commercial-service-oriented city will not be easy.

In that context, repurposing industrial parks not only helps Bien Hoa urban area gradually transform its structural model but also opens up opportunities for urban reconstruction. For this reason, in the draft scheme on overall adjustment to Bien Hoa urban area’s general planning through 2045, in addition to converting Bien Hoa 1 Industrial Park, the consulting unit also proposed the idea of converting Bien Hoa 2 Industrial Park after 2045.

According to the consultants, with a land area of around 400 hectares, Bien Hoa 2 Industrial Park, once converted, would also provide a large land fund for the development of other urban functions.

Bien Hoa 2 Industrial Park was established in 1995 and among the earliest industrial parks that were established during Dong Nai's period of opening up to attract investment. The park has a strategic geographic location, close to major transport gateways within the economic quadrilateral of the Southeast region (Dong Nai, Ho Chi Minh City, Binh Duong, and Ba Ria-Vung Tau previously). In terms of transport connectivity, Bien Hoa 2 Industrial Park lies along National Highway 1 and is located just over 30 kilometres from the Ho Chi Minh City–Long Thanh–Dau Giay Expressway. It is also within 2 to 53 kilometres of major seaports, including Dong Nai, Cat Lai, Cai Mep, and Phu My. In addition, the park is close to Tan Son Nhat International Airport and the under-construction Long Thanh Airport.

Expanding public spaces to serve the community

Under the project to convert Bien Hoa 1 Industrial Park into an urban, commercial and service zone combined with environmental improvement, the Bien Hoa 1 Industrial Park will be developed into a new civilised, modern and sustainable urban-service-commercial zone, contributing a distinctive urban landscape for both the locality and Bien Hoa urban area as a whole.

In this area, alongside the political-administrative centre and commercial-service development zones, the urban area under Transit-Oriented Development (TOD) model is also proposed to include the creation of public spaces such as squares, green parks, and riverside water plazas. These are intended to create landscapes, urban highlights, and new open community living spaces.

Similarly, for Bien Hoa 2 Industrial Park, after its conversion, the consulting unit proposed development concepts to introduce urban-serving functions.

Accordingly, the area would feature a large-scale central park integrated with public works, commercial and service facilities, offices, entertainment zones, a knowledge-based economic development area, education and training facilities, and high-quality healthcare services. In addition, residential housing development is planned with high land-use efficiency, low density, a high proportion of greenery in association with public transport projects following the TOD model.

By Pham Tung – Translated by My Le, Thu Ha