Angkor Water City Report

by Wallace Roberts & Todd, LLC and ERA | AECOMDecember 2009

prepared for Lees Aviation and Airport Co.,

Master Plan for Angkor Airport City

by Wallace Roberts & Todd, LLC and ERA | AECOM

prepared for Lees Aviation and Airport Co., Ltd.

Master Plan for Angkor Airport CityFinal Report

December 2009

Executive Summary ........................................................ 1An Extraordinary Opportunity

Creating a New Airport City

The Master Plan

Development Theme, Program and Phasing

Regional Market Research and Demand Forecast

Site Development Framework .................................... 13

Need for a New Airport

Development Site

Site Access

Regional Ecology

Site Hydrology

Development Concept

Master Plan .................................................................... 25

Land Use Plan

Site Circulation

Water Management System

Visual Axes, View Corridor and Focal Elements

Development Sub-areas

Town Center

Lakefront Resorts

Angkor Water Park Resort

Golf Course Communities

Forest Village

Second Life Community

Airport Plaza Complex

Economic Development Zone

Model Village

Table of Contents

Creative Industry ........................................................... 57

Creating an Opportunity

A New Vision for Cambodia

Developing Creative Industries at Angkor Airport City

Making the Vision a Reality – AIFACC

Building to Support the Creative Industries

Experiencing the Creative Industries

Sustainable Development Principles ......................... 71

Designing a Model for Sustainable Development in Cambodia

Sustainable Landscape Design

Sustainable Building Design

Sustainable Stormwater Management

Implementation ............................................................. 79

Development Parcels and Programs

Phasing Strategy

Development Phasing Plan

Phase One Development Plan .................................... 95

Development Strategy

Analysis by Parcel

Appendix ...................................................................... 105

Angkor Airport City Interim Report

EXECUTIVE SUMMARY

2

ANGKOR AIRPORT CITY MASTER PLAN

A new gateway to the global economy

tourist destination in Siem Reap

anchor industry for the nation

reason to visit, work and live in Cambodia

3

EXECUTIVE SUMMARY

An Extraordinary Opportunity

Siem Reap’s New Airport and New City

The new, relocated international airport serving Siem Reap in

Cambodia will serve as a major gateway to the global economy for

this developing nation and as an additional tourist destination that will

encourage longer visits to the area, greatly benefitting the local economy.

Siem Reap-Angkor International Airport’s proximity to the UNESCO

World Heritage Angkor Wat Historical Park currently limits tourism and

business growth potential

in Siem Reap because

of restrictions designed

to protect the historic

structures. Due to these

restrictions, a new airport is

being built in an agricultural

area east of Siem Reap,

outside of the UNESCO-

specified 30 kilometer

minimum distance the

Angkor Archaeological

Park. Although a new

terminal at the existing

airport has recently been

completed, the position of

the runway at the existing

airport requires planes to

take off over the historic

monuments at Angkor

Wat.

As this is not permitted,

primarily because of noise

concerns, planes must take

off in the opposite direction, unless there are special meteorological

conditions, a restriction that diminishes safety and efficiency. The

current runway is also not long enough to accommodate the largest

international passenger planes. In addition, there is concern that the

continued impacts of planes touching down on the runway so close to

the historic monuments will have a negative effect on the stability of the

historic masonry structures.

The runway of the new airport will be located just to the east of flood

plains on the fringes of the Tonle Sap ecological system. The location for

the new airport features available adjacent land, 4,040 hectares to the

northwest of the runways; this along with cargo capacity in passenger

planes makes the airport a good location for value-added industries

that can help diversify

Cambodia’s economy. As

these industries mature,

the cargo flights needed

to support them can also

be accommodated by the

new airport. The airport

is also a good location for

international conferences

and trade shows. Over time,

an economic development

zone at the airport can

evolve into a business

park comparable to those

developed in Singapore

and Taiwan.

In addition to this

economic development

zone, land around the new

airport can be developed

into resort properties

and attractions that

will encourage people,

particularly families, visiting

Angkor Wat to plan to stay for several days or a week, rather than the

rushed one-day visits typical of international package tours today. There

is also the opportunity to create world class Second Life and second-

home communities, which have convenient access to the airport and

on-site attractions, plus Siem Reap City and the Angkor Wat Historical

Park.

Angkor Airport City will capitalize on necessary infrastructure investments to build

a world-class city

Aerial view of Town Center

4


Creating a New Airport City

Angkor Airport City is envisioned to be a new model for development

in Cambodia. Tourism, following the climatic shifts of the region,

fluctuates and is not a reliable, sustainable economic driver. Though

it is expected that tourism will continue to play an important role in

Cambodia’s growing economy, diversification will help to achieve the

national economic goals set by the Royal Government of Cambodia

(RGC). This project, therefore, is intended to complement the continuing

tourism development of Siem Reap City, which will continue to attract

tourists because of the nearby Angkor Wat temples. While tourism will

be one of its components, it also features a large Economic Development

Zone and be the center for Creative Industry, a new anchor industry.

Angkor Airport City will serve as an incubator for this new economic

driver, which will provide a boost to the national economy and attract

investors, residents and businesses.

Aerial view of Angkor Airport city looking towards the southeast

0 1.0 2.0 km0.5

N

6


The Master Plan

The Angkor Airport City Master Plan is divided into two major

components – the Economic Development Zone directly adjacent to the

new airport and a resort city with a town center farther to the north.

The plan uses the unique ecology of the Tonle Sap region to capture and

store water year-round, providing a lush, green setting for resorts and

residential communities.

The Master Plan’s Economic Development Zone reserves 928

hectares of land close

to the airport that can

develop incrementally

as sites are needed for

business or airport-related

uses. The Airport Access

Boulevard will serve as the

main thoroughfare of the

Economic Development

Zone and a showcase

location for international

companies. Along this

road, a golf course with

housing will be available

for executives and upper

management associated

with the airport and nearby

businesses. There will also

be an area suitable for

research and development

facilities and ample space

for manufacturing. For some

of the project’s employees,

133 hectares are reserved

for their housing needs.

The Master Plan proposes a design for the airport terminal that

is pedestrian-friendly and welcoming, allowing people to move from

portions of the terminal outside of secure areas directly to an outdoor

shopping mall and hotel complex. Nearby will be an outlet shopping

center located in the business park that offers a different shopping

experience from that in the Town Center. Visitors will have the unusual

chance to be able to travel to the outlets by a waterway that connects

it to the Airport Plaza Complex.

At the heart of Angkor Airport City is a 113 hectare site dedicated to

the creative industry concept, which is to be a new economic driver for

both the city and the region. Artists’ studios in this area will allow visitors

to see the art in progress while, on a larger scale, manufacturing facilities

will produce crafts for domestic and international distribution. An art

institute will help train both Cambodians and international students in

a variety of creative arts,

further advancing the

creative industry center.

Located near the center will

be the Center for Angkor

International Foundation

for Arts, Creativity and

Cultural Heritage (AIFACC).

In addition, within the

Town Center will be

museums, performing art

centers and art galleries

featuring traditional and

contemporary Cambodian

art. These venues will

host regular public events

to increase visibility and

interest in local art.

The city will be built

around two stream systems

that run through the site,

permitting the creation

of lakes, reservoirs and

a variety of attractive

environments, including

golf course communities, lake-front hotels and a Town Center filled

with residences, hotels, restaurants and shops, as well as a traditional

Cambodian market, attractive parks and a promenade along a lake.

Across the lake from the Town Center will be a convention center

and hotel as well as a botanical garden and folk village. There will

also be schools, hospitals and other institutions needed to sustain the

community.

Town Center market place

Ample recreation, beautiful resorts, distinctive neighborhoods, creative industry

and an economic development zone will create an environmentally sustainable,

self-sustaining community

7

EXECUTIVE SUMMARY

OVERVIEWTotal Planning Area (ha) 4,040Residential Communities (including Town Center) 9Golf Courses 3.5Hotels 13Hotel Rooms 4,930

RESIDENTIAL PROGRAMLarge Lots 515Medium Lots 2,905Small Lots 940Multi family Units 1,780Townhouses 1,140Vacation Condos 100Vacation Homes 240Second Life Lots and Units 500

Total Residential Units 8,120Total Employee Housing 4,800

NON RESIDENTIAL PROGRAM (ha)Retail Land Area 10Creative Industries Land Area 55Office Land Area 22Industrial Land Area 242

Four themes have been identified to shape the Angkor Airport City.

The first is to create a world-class destination with a unique identity,

so that it will be a first choice location for vacations and also an ideal

place to own a second home or start a business. The second theme is

to build a sustainable development that is in harmony with the natural

landscape of Cambodia and with an understanding of Cambodia’s

architectural traditions. Easy access to Angkor Wat from this location

will be important, but the experience of being in this place should also

be distinctly Cambodian. Third, the project should provide a balanced

community with a full range of uses, integrating a new international

airport, airport city and new industry. It should offer a variety of

experiences and a full range of activities while also serving to attract

investors and businesses that will contribute to the local economy.

Finally, the city should provide for a luxurious private lifestyle, supported

by all the elements, like medical care, education, spas, recreation and

leisure activities, expected in such a community.

The sizing and phasing of the development program is based on the

projections of supportable space, positioning recommendations, overall

strategy for the project and the capacity of development parcels. The

recommended development program and a detailed phasing scenario

for each land use was established by WRT and ERA. The phasing strategy,

which is comprised of five phases over almost 25 years, is based on the

layout of the property, infrastructure investments, financial returns and

the development strategy of the project.

The overall concept is to develop a town center, tourist

accommodations, residential and industrial land uses near the new

airport. The significant investments in infrastructure that support

the airport will make the subject site available for development and

significantly increase its value. The proposed development concept is

designed to maximize the potential value that will be made available

by the airport and infrastructure investments. It also both expands the

existing primary economic base of tourism and seeks to diversify the

economy by developing industrial uses and a new anchor industry.

The development program for the Angkor Water City includes

8,120 residential units and 4,930 hotel rooms in accordance with the

following table:

Development Theme, Program and Phasing

Development Themes

Create a unique world-class destination

Build a sustainable development in harmony with Cambodian traditions

Provide a balanced community

Offer myriad amenities and support facilities

8


Regional Market Research and Demand Forecast

Regional Tourism Trends

Southeast Asia’s ASEAN nations expect continued consistent growth

in tourism over the next decade. According to the World Tourism

Organization, visitation to ASEAN countries will nearly triple by 2020.

The UNWTO reported that international tourism growth has experienced

a rapid slowdown since mid-2008. However, the latest UNWTO World

Tourism report from September 2009 confirmed that tourism arrival data

has indicated a “flattening due to the crisis we are in.” International

tourism for 2009 is forecast to decrease by -6 to -4 percent. On a

regional level, Asia-Pacific experienced arrivals slightly better than the

global average and a slow recovery is expected in 2010.

International Tourism to Cambodia and Siem Reap

Based on regional tourism trends and historic visitor arrival data for

Cambodia and Siem Reap, ERA projected international visitation to Siem

Reap through 2028. ERA anticipates tourism growth in Cambodia to

continue to be slow through 2010, start to rebound in 2011 and grow

at an average annual rate of nearly nine percent for the next ten years,

through 2021. From 2021 through 2028, the growth rate is expected

to taper off to an average annual growth rate of approximately four

percent. ERA anticipates the share of visitors to Cambodia that go to

Siem Reap to decline slightly to 45 percent by 2028 as competing tourist

destinations in the country develop, particularly along the coast.

Table I - 1: Projected International Tourism to Cambodia and Siem Reap

2008 2013 2018 2023 2028 CAGRERA ProjectionsCambodia 2,125,465 2,809,414 4,442,698 6,229,470 7,361,890 6.4%Siem Reap 1,062,733 1,376,613 2,088,068 2,865,556 3,312,850 5.8%% Siem Reap 50.0% 49.0% 47.0% 46.0% 45.0%

Source: Economics Research Associates, 2009

Hotel Market Analysis

ERA surveyed several of the highest-end hotel and resort offerings in

Siem Reap. In terms of hotels and resorts, Siem Reap is by far the most

developed region in Cambodia. Siem Reap now offers a wide range of

hotels – including several five-star hotels, dozens of mid-range lodgings

and many budget guesthouses. A summary the surveyed hotels and

resorts are presented in Table I - 2.

High Season

Low Season

Annual Average

Raffles Grand Hotel D'Angkor 5 131 1997 $230 - $2,500Sofitel Royal Angkor 5 238 2000 $280 - $1,800 95 - 100 30 - 70 60Amansara 5 24 2002 $750 - $1,000 75 45 55Hotel De La Paix 5 107 2005 $330 - $720 100 70 85

Source: Individual Hotels; Economics Research Associates, 2009

Occupancy Rate (%)Hotel Name

Star-level

Number of Rooms

Rates (US$)Year

Opened

Table I - 2: Summary of Siem Reap Resort Hotel Characteristics

Raffles Grand D'Angkor Sofitel Angkor Phokeethra Golf and Spa Resort Swimming pool terrace at Sokha

9

EXECUTIVE SUMMARY

Siem Reap Real Estate Market Analysis

Cambodia, like other nations in the region has certain restrictions

on real property ownership. Cambodia’s private sector has urged the

government to revive the amendment to allow foreign ownership

of buildings. Foreign land ownership is prohibited. Similar to other

countries in Southeast Asia, foreign investors have only been permitted

to buy on a leasehold tenure of up to 99 years - an option which has

proved popular with buyers seeking to invest in the region. Sale prices

and rental rates for residential, commercial and industrial properties are

summarized below:

Residential

Single family villas in Siem Reap average 300 square meters in •

size and list prices roughly range from US$400 to US$1,440 per

square meter, averaging US$850 per square meter.

Condominium units average 180 square meters in size and •

US$720 per square meter.

The average list price for residential lot sales is approximately •

US$190 per square meter.

Villa in Siem Reap listed for $800,000 Villa in Siem Reap listed for $200,000 Condo listed for $180,000

Commercial and Industrial

Rents for retail and office space in Siem Reap vary widely •

depending on location and amenities.

The rents range from US$3.50 to nearly US$16 per square meter •

per month with an average of approximately US$7.

Industrial

On average, industrial warehouse space in Phnom Penh rent for •

US$5 per square meter per month.

Industrial land at the Phnom Penh SEZ is listed for sale at US$50 •

per square meter.

Condo listed for $65,000

10


Hotel and Golf Demand

Based on the tourism projections presented above, ERA estimated

supportable hotel rooms in Siem Reap. Projections of supportable rooms

assume an average of two persons per room and a targeted occupancy

rate of 65 percent. Table I - 3 shows a summary of supportable hotel

rooms and golf courses in Angkor through 2028. These estimates

represent the potential magnitude of development over time that could

be appropriate and supportable at Angkor City.

Residential Demand

Residential demand in Angkor City is driven by estimated on-site

employment including the New Siem Reap International Airport. The

target market for the residential real estate will primarily be management

level employee households, affluent Cambodians and expatriates. It will

be important to provide some worker housing on-site as well to prevent

informal settlements surrounding the site and ensure the development

is beneficial to the region.

In addition to the housing units to accommodate permanent residents,

ERA also projects demand for up to 600 vacation and second home

units and 500 second-life / retirement units. A summary of supportable

residential units is presented in Table I - 4.

As with all larger master planned projects, market shifts will dictate

adjustments to be made in future years. This input is a preliminary

road map for planning and phasing the residential components of the

project. More specific recommended general development strategies

are elaborated subsequent sections of this report.

Phase One Phase Two Phase Three Phase Four2013 2018 2023 2028

Vacation / Second Home Units 0 0 300 600

2nd-Life (Retirement) Units 0 0 300 500

Permanent Residential Population 19,800 24,700 36,400 46,600

Upper Management Units 700 900 1,300 1,600

Middle Management Units 1,500 1,900 2,800 3,600

Worker Housing Units 2,000 2,500 3,800 4,800

Sub-total Resident Population Units 4,200 5,300 7,900 10,000

TOTAL UNITS 4,200 5,300 8,500 11,100

Table I - 4: Estimated Supportable Residential Demand in Angkor City Through 2028


Hotel Rooms 1,200 2,500 4,200 4,900

18-Hole Golf Courses 1.1 2.2 3.7 4.4

Table I - 3: Estimated Supportable Hotel and Golf Demand in Angkor City Through 2028

11

EXECUTIVE SUMMARY


Located in Town Center

Tourist-serving Retail / Restaurant (m2) 3,500 8,300 17,000 20,400

Local-serving Retail / Restaurant (m2) 5,000 6,200 9,100 11,700

Sub-total in Town Center 8,500 14,500 26,100 32,100

Located Outside Town Center

Local-serving Retail / Restaurant (m2) 4,900 6,200 9,100 11,600

TOTAL RETAIL / RESTAURANT (m2) 13,400 20,700 35,200 43,700

Table I - 5: Estimated Supportable Retail and Restaurant Demand in Angkor City Through 2028

Commercial Demand

Retail and Restaurant Space

Three available market segments were identified for the retail and

restaurant components of the Angkor City development. The three

available market segments each represent a specific consumer type with

different spending habits. These three markets include:

On-site hotel guests: people who will be staying at the hotels •

within Angkor City.

Nearby hotel guests: people who will be staying at hotels outside •

Angkor City.

Residents: permanent on-site residents of all incomes.•

For each of these markets, ERA estimated the average daily expenditures

and capture of total spending in Angkor City to project the total amount

of supportable retail and restaurant space through 2028, as shown in

Table I - 5. ERA recommends a concentration of restaurant and retail

space in the Town Center to create a lively, commercial destination with

substantial draw.

Office, Industrial and Creative Industry Space

Supportable government and private office, industrial and creative

industry space was estimated based on employment projections. A

summary of supportable office and industrial space is presented in Table

I - 6.


Government and Private Office (m2) 36,000 44,900 94,400 120,900

Industrial and Manufacturing (m2) 64,000 377,400 578,200 808,100

Creative Industries (m2) 0 13,800 34,700 60,900

Table I - 6: Estimated Supportable Office and Industrial Demand in Angkor City Through 2028

SITE DEVELOPMENT FRAMEWORK

14


Need for the New Airport

Angkor Wat and its associated temples, a remarkable group of

religious buildings dating from the 12th century, are UNESCO World

Heritage Sites and they have made the adjacent city of Siem Reap an

international tourist destination. The airport at Siem Reap is situated

close to the historic sites and the routes for flights in and out have

been restricted to minimize impacts on the historic monuments.

Despite the fact that a new terminal at the existing airport has recently

been completed, the inadequacies of the facilities require that Siem Reap

build a new airport. The position of the runways at the existing airport

directs planes to take off over the historic monuments at Angkor Wat.

However, as this is not permitted, primarily because of noise concerns,

planes must take off in the opposite direction, unless there are special

meteorological conditions. The resulting plane movements are not

optimal for prevailing wind conditions, a restriction which diminishes

safety and efficiency. The current runways are also not long enough to

accommodate the largest international passenger planes. In addition,

there is concern that the continued impacts of planes touching down on

the runways so close to the historic monuments will have a negative effect

on the stability of the historic masonry structures.

The site for the new airport has been chosen for its orientation and

viability for take-offs and landings and is located to the east of Siem Reap

City in an agricultural area beyond a 30 kilometer minimum distance

from Angkor Wat and Angkor Thom mandated by UNESCO. The current

location of the runways is on a rise of land just to the east of flood plains

on the fringes of the Tonle Sap ecological system.

0 10 20 50 100km

Regional Map of Siem Reap Province

15


Regional Map showing the City of Siem Reap and the Project Site

0 2 10 20 km

16


Site Access

Current road conditions in Downtown Siem

Reap vary. NR 6 is a well-paved road that

connects to Phnom Penh to the east and to

the existing Siem Reap International Airport to

the west. Route 63, which runs north-south,

is another paved road in good condition

that connects Angkor Wat to Tonle Sap

Lake. While the quality of major roads has

significantly improved in recent years, regional

roads in Siem Reap Province are not as well

developed. Route 65 is mostly paved and

Route 66 is currently a dirt road that is not

used. According to the 2009 Road Network

Development Master Plan, there are plans to

improve NR 6 as well as 2-digit National Roads

64-2 and 66-1 that will eventually connect to

improved NR 66-2, 78-1 and 78-2, creating

a connection between Siem Reap to Vietnam

and allowing for an increase in tourism

and international commerce. Additionally,

improvements to north-south 2-digit National

Roads will strengthen connections to the

Thai border. When the Road Master Plan is

complete in 2020, tourism and commercial

traffic will move freely in all directions.

Project location and international road connections

Distance from Airport toMajor Points

Angkor Wat: 35 km

Banteasy Srei: 30 km

Provincial Government: 30 km

Bakong: 25 km

Beng Mealea: 10 km

Preah Vihear: 123 km

Plan for Cambodia’s international road network (JICA 2006)Pl f C b di ’’’ i t ti l d t k (JICA 2006)

17

CREATIVE INDUSTRY

NR 6 is a well-traveled road in good condition,

so a connection from this route to Angkor

Airport City is critical for ease of access.

Nearby are Routes 65 and 66, but they have

not yet been improved, so in its initial phases

Access to NR 6, Route 65 and Route 66

the primary point of access with be via NR

6 to reach the Airport Access Boulevard.

Eventually, as the provincial roads become

more viable paths for travel, Angkor Airport

City will connect to them.

18


Regional Ecology

1850 mm1750 mm

Precipitation isolines for the study area (Yearly average precipitation data from years 2001-2002 have been used. The

measurement stations presented). Hatched area indicates the peak of the year 2000 flood.

(DMA, 1963; Certeza, 1964; MRCS, 2003; and Evans, 2002).

Geology

The study area is located on the high plain(between 25 and 70 m) which forms the Old Alluvium composed mostly of sand, silt, clay and laterite with few layers of gravel. These were deposited in the Jurassic and Cretaceous periods, with the upper horizons extending up to the early Tertiary Age (Garami & Kertai, 1993)

Soils

Various soil types occur in the Angkor region. The most common soil type is red-yellow podzols. The study area consists of red-yellow podzols on the east and alluvial lithosoils on the west along the stream parallel to exisitng road.

Hydrology

The site is part of a larger regional hydrologic pattern that is related to the Tonle Sap Lake as shown in this diagram derived from map information.

This map of regional hydrology shows that the airport site is close to what the map calls the collector zone for water in Siem Reap.

The hydrology on the site can become the basis for creating a natural framework that can enclose all development in a distinctive environment

Groundwater

Groundwater stages depending on the depth of the bedrock and the characteristics of the soil types The Angkor area has large ground water storage with bedrock situated about 50-60 meters below the ground surface (JICA, 2000). The upper two layers, Younger and Older Alluvium aquifer have very good ground water potential.

Climate

The climate in the study area is tropical, being dominated by seasonal winds or monsoons. he wet southwest monsoon arrives around May with heavy clouds and thundershowers, and usually continues until November, with rain occurring almost daily during this season. The dry northeast

monsoon normally starts from November and continues until April (JICA,

1999a). Annual rainfall in Siem Reap town varies between 900 and 1,800 mm/year with an average of 1,425 mm/year (data from 35 years, 1922-2002; MRCS, 2003). The wet season (mid April to October) brings on

average some 88 % of the annual rainfall in the Siem Reap region. T

Source: The Natural Environment and Historical Water Management of Angkor,

Cambodia by Matti Kummu of the Helsinki University of Technology.

Hydraulic zones of Angkor region. From north to

south: Collector zone (Mountain area and upper

plain), Temple zone, and Drainage zone (Upper

drainage zone and floodplain).

(DMA, 1963; Certeza, 1964; JICA, 1999b; and

Evans, 2002).

19


Site Hydrology

Stream flow during dry season Stream flow during wet season

Regional rivers and project location

Water acts as both a critical amenity and resource. In order for the

development to become an internationally competitive resort destination

and attract businesses and investors, it needs to have retained water all

year, especially during the dry season. Year-round water management

has the potential to greatly improve the agricultural yield of the area, for

example by permitting rice cultivation all year, and not just in the rainy

season, as is the case today. Regional water retention is in the interests

not just of creating the Angkor Airport City, but also of improving farming

throughout the area. The Economic Development Zone will also be more

competitive in attracting international businesses if there is year-round

water in the landscape and an assured water supply for operations.

20


Development Site

The proposed development is located on a 4,040-hectare site adjacent to

the new Siem Reap International Airport in Cambodia. The construction

of the New Siem Reap International Airport and the accompanying

development of the Angkor Airport City will result in a new business,

residential and resort center approximately 35 kilometers east of Siem

Reap City in what is now a predominantly rural area.

The Angkor Airport City site is located to the north and east of the

proposed airport. The location of the runways is currently determined

by being more than 30 kilometers from Siem Reap and at least 10

kilometers away from Boeng Mealea, plus orientation for safe take-

offs and landings while creating the minimum impact possible on

existing villages.

The site is a valley, with its two defining ridge lines running

approximately north to south on either side. In the center of the

valley is another smaller ridge, also running north to south, which

subdivides the site into two stream systems. Tree cover and other

vegetation are sparse, as much of the land is in agricultural use, The

current population lives in villages along the roads around the site,

predominantly just to the west, but also in some villages to the north

and south.

View towards the east on project site

Site photo - July 2009

21


Site analysis diagram

22


Development Concept

While Angkor Airport City will host world-class residential communities

and luxury hotels, it is also intended to be an important driver for the

regional economy. The site is divided by function into the Economic

Development Zone, Town Center and the Resort City. The Town

Center is located at the juncture of the Economic Development

Zone and Resort City, creating a node that serves the needs of both

development areas.

The creative industries initiative distinguishes the development as a

unique economic opportunity, drawing upon and augmenting the

existing skills of the Cambodian people. Because of its importance,

the creative industry center is located adjacent to the Town Center,

the development’s most prominent area. Not all businesses in Angkor

Airport City will involve creative industries, but as the project’s anchor

industry, it will serve to generate investment and attract related

businesses that will help to improve the region’s economy and provide

employment for Cambodians.

The different zones, including the residential communities, the Town

Center, the Creative Industry Center and the Economic Development

Zone with model village, will all support each other and contribute to

making Angkor Airport City a thriving, self-sustaining city.

23


Residential Communities

Residential Communities

Economic Development

Zone

Model Village

Wellness Village

Town Center and Creative

Industry

MASTER PLAN

26


Land Use Plan

Angkor Airport City features a wide variety of amenities, housing

options, hotels and business and industry space. While tourism is

expected to provide some of the initial demand for the development,

as business and industry portions of the project become established,

particularly the Creative Industry concept, there will be people living

and working in Angkor Airport City full-time.

The site has two airport hotels, two lakeside resorts, one water resort

hotel and eight hotels in the Town Center, including the convention

hotel. Housing alternatives include single family lots in the Resort City,

which range from small to large and are either lots in the golf course

communities or in the Forest Village. Some multi-family housing is

available in those communities as well, though the main bulk of the

multi-family units are located within or near the Town Center with the

aim of creating a vibrant community there. A model village area is

included in the Economic Development Zone to provide an affordable

housing option for some of the project’s employees.

Schools and other institutional facilities, like the regional hospital will

all help to make Angkor Airport City a self-sustaining community. In

addition to the housing for year-round residents, there will be vacation

homes and a Second Life community.

27

MASTER PLAN

28


Site Circulation

Access to the site is likely to be primarily to and from Siem Reap for

some time to come. A new connection to the National Route 6, the

Airport Access Boulevard, is planned from the airport and will join

NR 6 about halfway between the airport and Siem Reap. Once the

northwestern portions of the site are developed, additional major

vehicular access will be from Route 66. As Angkor Airport City

becomes more established, there will be additional connections to

Route 66 along the property’s north edge, providing those traveling

from the east convenient access points.

The road organization on the site responds to the two principal

means of connection to Siem Reap, the Airport Access Boulevard

connecting to NR 6 and Route 66. Equally important, the road system

is an integral part of the water system, acting as dams throughout

the site to create reservoirs and lakes. The Airport Access Boulevard

runs through the lower southwestern portion of the site, alongside

the south edge of the Town Center and past the business parks and

golf course directly to the new airport and the Airport Plaza Complex.

Frontage along this arterial road will be ideal for showcasing buildings

View of Airport Access Boulevard from airport approaching Town Center

of major global companies located in the Economic Development

Zone. The arterial road leading from Route 66 winds past reservoirs

and the Resort Lake to eventually terminate at the west side of the

Town Center. An arterial along the eastern portion of the site that

runs through the Forest Village similarly ends at the north side of the

Town Center.

The Town Center is located so that it is clearly visible from the Airport

Access Boulevard and oriented towards an existing stream that will

be dammed to create the Town Center Lake. As the heart of Angkor

Airport City, it is accessible to both the residential communities and the

Economic Development Zone, including the Creative Industry Center.

Each of the residential neighborhoods is accessed at several points

from loop roads that connect to the main roads through the site.

29

Airport Access Blvd

MASTER PLAN

NSRIA Highway

R o u t e 6 6

Ro

ut e

65

to NR 6

30


AIRPORT ACCESS ROAD

CONNECTION TO ROUTE 66

ROUTE 78CONNECTION TO

VIETNAM

AIRPORT ACCESS ROAD

CONNECTION TO ROUTE 66

ROUTE 78CONNECTION TO

VIETNAM

Major circulation routes from airport to the west and northeast

Major circulation routes from northwest of site

Town Center circulation diagramt

31

MASTER PLAN

Airport Access Boulevard section

Town Center connector road section

Connector road section

Local residential road sectionTown Center local road section

32


Water Management System

Site Design

Water as a site feature and amenity will help to make Angkor Airport

City an attractive, distinctive place. The majority of the site falls within

two different watersheds – the west watershed encompasses 10,300

ha, while the east watershed is comprised of 5,500 ha. The project

has the best opportunity to manage and retain water in the east

watershed since it runs through the middle of the property. Due to its

relatively small size, though, sources from the west watershed will also

have to be tapped to create the proposed water bodies.

Reservoirs which can store large volumes of water are necessary to

supply the lakes, provide water for the project and support year-round

agriculture downstream. In the monsoon season, precipitation will

be plentiful; during the dry season, however, maintaining the lakes at

a constant water level will be a challenge. Sources for the reservoirs

are existing on-site streams as well as stormwater collected from the

airport terminal and runways. The reservoirs are expected to fluctuate

in volume due to the differences in seasonal precipitation, but they

each have a reserve volume to ensure that some water is always

present. An integral component of this storage system is the road

network, which is strategically located so that major roads act as dams

to contain and control the water in both lakes and reservoirs.

The streams located in the west watershed will flow into reservoirs

R-1 and R-2, which will then feed the Resort Lake (L-1). Overflow

water from both the Resort Lake and reservoir R-1 will be the sources

for reservoir R-3, the main supply for the Town Center Lake (L-3) and

canal. The streams in the east watershed will be dammed to create

two reservoirs, R-4 and R-5, that supply Forest Lake (L-2). Forest Lake

will discharge into an existing stream channel that leads to the Town

Center Lake and Angkor Water Resort Lake (L-4), which will serve

as the setting for a water amusement park and resort conveniently

located near the Town Center and Creative Industry Center. Runoff

collected from the airport provides water for the Airport Plaza

Complex water feature and Angkor Water Resort Lake. From the

Angkor Water Resort Lake, water is finally discharged into a receiving

stream to flow off site.

West Watershed Land Cover (10,300 hectares)

Agricultural use 45%

Phnum Kulen National Park Forest 25%

Grassland 25%

Settlement and dirt roads 5%

East Watershed Land Cover (5,500 hectares)

Watershed “B” Agricultural use 50%

Phnum Kulen National Park Forest 30%

Grassland 20%

Westwatershed

Eastwatershed

Watersheds diagram

33

MASTER PLAN

Airport Plaza Complex Water Feature

Water system diagram combined reservoirs, lakes, streams and canals

34


Resort Lake (L-1)

Reservoir (R-3) and channel connecting to Town Center canal

35

MASTER PLAN

36


Section A: North shore of Town Center Lake and lakefront development

Water Quality

As one of Angkor Airport City’s most important features, water will

need to be both retained and maintained. Water bodies on site

need to be safe for recreational use, especially during the dry season.

Forebays located at the reservoir inlets help to minimize the amount of

sediment in the water, but other strategies are necessary to treat the

water as it moves through the site. This can be accomplished through

a variety of different means, which may be combined to provide

optimum water quality. The first involves ensuring sufficient water

circulation; reservoirs will need to constantly replenish the lakes with

fresh water to avoid stagnation.

Aeration circulates stored water in lakes and reservoirs, preventing

algae blooms and preventing mosquito reproduction. This can be

achieved using an underwater bubbler system, which moves cooler,

oxygen-deprived water from below to the top. Fountain jets with

lighting can aerate water while also creating a more dramatic effect,

which may be an appropriate application for some of the lakes. For

large-scale circulation, systems may include a floating solar-powered

device that draws water from below up to the surface. Additionally,

floating wetlands can contribute to water quality improvements.

These constructed features can provide habitat for wildlife, remove

pollutants from water and be intriguing spots for people to visit.

37

MASTER PLAN

Section B: South shore of Town Center Lake and convention hotel

AB

D

C

Section key plan

38


Water Edge Design

Because of the prominence of water in the design of Angkor Airport

City, the design of the edges of lakes, the Town Center canal and

reservoirs are important. Lakes, which must maintain a constant water

level throughout the year, will have edges that welcome people and

encourage them to use the water for recreation. In the Town Center,

visitors and residents can enjoy the lake on the street-level promenade,

with shopping and dining at lakefront retail, restaurants and cafés. A

lower lake level esplanade will allow people to get closer to the water

and paddle on the lake in a canoe or kayak.

On the south side of the Town Center Lake, the lakeshore will

be vegetated, in contrast to the hard edge of the Town Center

promenade. This naturalistic edge can be explored via the site-

wide trail system, allowing people access to a different waterfront

environment just across the lake from the Town Center. The Town

Center canal will offer people an opportunity to experience the water’s

edge. Three meters down from the street level, people can watch

boats moving along the canal and stroll along the pedestrian-only

linear park.

The water levels of the reservoirs are intended to fluctuate as they

store water during the rainy season and drain over the course of the

dry season. Though exact calculations have not been performed, it

is possible that the reservoirs will be mostly empty by the end of the

dry season. Locating housing some distance away from the edge and

planting a forested buffer in between is the best treatment for the

reservoirs since they cannot be considered a year-round amenity. Still,

jogging and bike trails through the buffer areas can make them a

potential recreational resource.

View of Town Center canal

39

MASTER PLAN

Section D: Airport Access Boulevard, canal and Town Center

Section C: Multi-family residential, canal and Town Center

40


Water Use

Angkor Airport City allows residents and guests to experience natural

beauty and quality of water to the greatest degree possible. The Town

Center Lake, Resort Lake, Forest Lake and Angkor Water Resort Lake

will all provide people with different ways of actively interacting with

water.

As stated previously, maintaining water quality will be extremely

important so that the water bodies can be safely used for recreation.

Some of the potential water activities are as follows:

Canoeing•

Kayaking•

Kite Surfing•

Parasailing•

Rowing•

Rafting•

Water Skiing•

Boating•

Personal Watercrafting•

Dragon Boat Racing•

Kayaking Jet skiing

Kite surfing Canal boat tours View of Town Center waterfront promenade

41

MASTER PLAN

42


Visual Axes, View Corridors and Focal ElementsMajor access points for the planning area have helped determine

the development framework. The main road system is directed along

one primary visual axis: along the Airport Access Boulevard from NR

6 to the Town Center. This road is oriented towards a high point

off-site as it approaches Angkor Airport City. The road then curves

to the southeast directing the view towards the Town Center and

then onto the airport terminal. The main focal elements are the two

major centers: the Town Center and the Airport Plaza Complex, but

they have different characters. The Town Center is an evocation of

Southeast Asian Cities before World War II, while the Airport Plaza

Complex is a modern business center.

The systems of streams and lakes that cross the planning area also

create vistas and view corridors. Views from the resort on the south

side of the Resort Lake to the north will not only offer visitors with

views of the lake but also they will be able to see the Kulen Mountains

in the distance to the north. From the East Village Sub-center, people

will have a 180 degree view of the lake, providing them with a

beautiful, memorable experience.

High point to the east

View of Phnom Kulen National Park to the north

43

MASTER PLAN

44


Development Sub-areas

The master plan provides a full range of land uses for both economic

and resort development. It is anticipated that Angkor Airport City will

draw international conferences and the Economic Development Zone

will provide sites for value-added industries that make use of the air

freight capacity of passenger planes, which will be helpful during start-

up phases. In conjunction with the Town Center, the creative industry

center will be the core of the project, both physically and economically.

The Resort City consists of golf-course communities, the Forest Village

and the Wellness Center. There are also separate tourist attractions,

including Angkor Water Park, plus extensive public open space and

recreation areas.

The following section details some of the major sub-areas within

Angkor Airport City, including the Town Center, the different

residential communities and the Economic Development Zone.

45

TER PLANMAST

0 1.0 2.0 km0.5

N

46


Aerial view of Town Center

47

MASTER PLAN

Town Center

Angkor Airport City’s Town Center will be a lively, energetic place for

tourists and residents alike. As the centerpiece of the project, it will

be a prominent landmark that people see as they approach the new

airport from Siem Reap City. The center, located next to a constructed

lake and surrounded by a moat on three sides, features a lakeside

promenade lined with three luxury hotels and a variety of shops and

restaurants. From the Airport Access Boulevard, a welcome center

and government buildings mark the entrance into the Town Center.

Within the Town Center are four more hotels, traditional markets,

restaurants, cafes, shops and apartments. The arts will have a strong

presence throughout the Town Center, which will have two performing

arts centers, art museums and galleries. These will introduce people

to both traditional and contemporary Cambodian art and help fuel

the project’s creative industries. Events such as First Fridays, a monthly

evening studio and gallery tour, and art fairs will draw people from the

region to the Town Center, further distinguishing the development at

Angkor Airport City.

Across the Town Center Lake, connected by a bridge, are the

convention center and an associated convention hotel, which can be

viewed from the lakeside promenade. A botanical garden and folk

village occupy part of the lakeshore, which has a soft edge in contrast

to the urban condition of the Town Center promenade. People will

be able to rent boats to explore the lake and dock at different parts

of the shore. Also on this island is located the AIFACC Headquarters

for the creative industries. This facility may provide administrative and

logistical support for individuals and businesses seeking to establish

themselves in the Creative Industry Center adjacent.

Las Ramblas, BarcelonaGallery Walk

Waterfront PromenadeArts Avenue

Art Parks

Civic Center

Waterfront Hotel (typ.)

Center for AIFACC

Art Museum and Park

Performing Arts Center

Outdoor Performance Center

Hotel (typ.)

Canal

Gateway Feature (typ.)

Convention Center (PH 2: 20,000 sm; PH 3: 40,000 sm; PH 4: 40,000 sm)

Convention Hotel

Botanical Garden and Folk Village

Outdoor Exhibition Area

Convention center

Hotel

Outdoor performance

48


View of lakefront resort

49

MASTER PLAN

Lakefront Resorts

At the northwestern corner of the site, a new lake offers incredible

water frontage and is the location for two resort hotels and lakefront

vacation condos. Views across the lake towards the mountains will be

a feature of the hotel on the south side of the lake, while the other

resort on the north shore looks across the water to the south. The

hotels have associated cottage colonies for longer stays or for larger

groups. The resort on the south also features access to the nearby 27-

hole golf course as well as the commercial sub-center.

Angkor Water Park Resort

To the southwest, across from the Airport Access Boulevard from the

Town Center, is Angkor Water Park Resort, a hotel with an associated

water amusement park. This resort hotel, situated on the edge

of Angkor Water Resort Lake, is easily accessible from the Access

Boulevard and acts as an eye-catching landmark as people travel

to and from the airport. Similar to the Atlantis Water Park in the

Bahamas, this naturalistic water amusement park will feature unique

rides and attractions with a Cambodian theme. Its location adjacent

to the lake helps to define the setting and create an entertaining,

memorable atmosphere.

Water resortsAngkor Water Park Resort

Lakefront resorts

Atlantis Aquaventure Water Park

50


View of golf course community

51

MASTER PLAN

Golf Course Communities

Angkor Airport City features two golf course communities with

three and a half golf courses woven through single family lots. The

communities offer myriad amenities for residents focused not just

on golf, but also on other active lifestyle amenities. These include

kayaking along streams, jogging and bicycling on a site-wide trail

system and a clubhouse with athletic facilities such as a driving range

and tennis courts. Each 18 hole golf course is integrated into the

residential landscape so that houses will have spectacular views of

fairways, water features and forested buffers. Each golf community

has adjacent hotels; a proximity that offers a mutually beneficial

relationship – hotel guests can play the golf courses while residents

can use hotel services to manage their homes.

There are four main housing types offered in the golf course

communities. Small, medium and large single family lots together with

multi-family condominium units offer a range of housing options that

respond to different markets of home buyers. Each housing unit is

sited with unique amenities so that every resident can take advantage

of features that cater to his or her specific needs. The two golf

communities total 2,120 residential units. Near the golf communities

are commercial sub-centers, one to the west and the other to the east.

These will provide retail for residents as well as some restaurants and

cafés.

Forest Village

The northeast section of the site is characterized by existing forest,

which has been incorporated into the design. Using this extant

resource and adding additional forested area will serve to establish

choice development sites for houses set in large lots in the midst of

the forest and stream corridors. Around 1,300 house sites will be

available in this section, which is convenient to golf courses, a lake and

a commercial sub-center. This area also has immediate access to Route

66, which suggests that some of the lots may be purchased as first

or second homes by professionals or executives from the Siem Reap

area. The Forest Village offers a unique and exotic living experience

that brings residents close to nature while maintaining the luxuries of

first-class first, second or retirement homes. Residents also have access

to active lifestyle features such as kayaking along streams, jogging and

bicycling on an expansive trail system and access to a nearby 18 hole

golf courses.

Golf Course Community, Forest Village and East Village Sub-Center

52


Second Life Community

Senior living community

To the northeast of the Town Center is a Second Life Community,

containing multi-family housing, single-family lots and public spaces

to encourage interaction amongst the residents. The Town Center

will be easily accessible to residents of this community, so that they

can take advantage of its conveniences and attend myriad events and

performances at its theaters and galleries. Though catering to the

specific needs of retirees, who will likely require high-quality health

care at the nearby regional hospital, the Second Life Community will

be a hub of activity. Opportunities to interface with the Creative

Industry Center will be available, allowing these more experienced

members of the Angkor Airport City community to participate in the

development of this new economic driver.

EVA-Lanxmeer

EVA-LanxmeerSecond Life Community

Cedar Crest - WRT project

53

MASTER PLAN


As the entrance of the new airport, the Airport Plaza Complex will be

the first part of Angkor Airport City to greet arriving passengers. This

area will feature two airport hotels, an office building and the initial

offices the Center for AIFACC, the creative industry headquarters.

Retail along the central portion of the complex will include traditional

and contemporary Cambodian arts and crafts, as well as some dining

options that differ from those available in the airport. A water

feature, to be fed by runoff collected from the airport, will make the

commercial zone attractive and unique. Also, people will be able to

conveniently travel from the complex to the nearby outlet mall in the

Economic Development Zone via a waterway.

View of Airport Plaza Complex


54


View of the Economic Development Zone

55

MASTER PLAN

Economic Development Zone

The new airport will be an important Cambodian gateway to the

global economy. While initial service will be mainly passenger planes,

large, modern passenger aircraft also have substantial freight capacity,

which will be more efficiently utilized if the area near the airport

becomes a location for importing and exporting freight. The Economic

Development Zone proposed in the master plan will be a location for

freight forwarding and will help bring value-added manufacturing,

and later, business parks supporting research and development,

to Cambodia’s economy, which right now is heavily dependent on

tourism for foreign exchange.

The Economic Development Zone itself is modeled on business parks

in Singapore and the Hshinchu Science-Based Industrial Park in Taiwan.

Prime, high-visibility sites for major companies are located along the

Airport Access Boulevard. There are over 200 hectares set aside for

mixed light-industrial uses, 192 hectares for airport related uses such

as freight forwarding and an additional series of high-visibility locations

located along a street that connects the airport district with the Town

Center comprising 99 hectares.

Model Village

Learning from the Jurong Town Corporation’s experience in Singapore,

which found that large single-use industrial districts created problems

for recruiting workers, the Economic Development Zone includes a 132

hectare district for model villages, schools and support retail as well as

a direct connection to the mix of residential, retail and tourist activities

in the Town Center. This area, which offers an affordable housing

option for about 20 percent of Angkor Airport City’s employees, will

have about 4,800 units. Altogether the Economic Development Zone

comprises approximately 750 hectares.

IMAGINATIVE

INVENTIVE

CONSTRUCTIVE

UNIQUE

art

drama

culture

beauty

mastery

skill

uncommon

heritage

evolving

dynamic

diverse

CREATIVE

“The creative is the place where no one else has ever been.You have to leave the city of your comfort and go into the wilderness of

your intuition. What you’ll discover will be wonderful.”

– Alan Alda

57

CREATIVE INDUSTRYINNOVATIVE

INSPIRED

science

research

technology

sustainability

education

cutting- edge

57

Creative Research

Creative Edu

cation

Creative Ind

ustry

Creative C

ity

58


Major infrastructure improvements,

including roads, water and electricity, will

necessarily accompany the construction of the

new Siem Reap airport, making land adjacent to

the airport ideal for development. Developing

near the airport maximizes the use of this initial

investment in new infrastructure and also offers

an opportunity for businesses to use the extra

cargo capacity of passenger planes. Siem Reap

Province, despite the popularity of Angkor Wat

and other archaeological sites near Siem Reap

City, ranks as the second most impoverished

province in Cambodia. Because tourism is

vulnerable to seasonal fluctuations, natural

disasters, economic downturns and illness-

related crises, it will not be able provide the

Creating a New Opportunity

Performing Arts

Fashion Design

Silversmith

level economic growth desired by the RGC.

Diversification will help Cambodia

create employment for its citizens and attain

the goals presented in the RGC’s Rectangular

Strategy addressing Private Sector Development

and Employment Generation and Capacity

Building and Human Resource Development.

Value-added industries and other businesses

will benefit from the convenient location near

an international airport for shipping and ease

of access. While these components of Angkor

Airport City’s Economic Development Zone will

do much to assist Cambodia’s economy, a more

innovative approach that works in conjunction

with these conventional methods can further

advance the effort. Sculpture

THE CREATIVE ECONOMY

evolves based on creative assets that can • generate economic growth and development.

fosters• income generation, job creation and export earnings while promoting social inclusion, cultural diversity and human development.

embraces • economic, cultural and social aspects which incorporate technology, intellectual property and tourism objectives.

consists of • knowledge-based economic activities that work at both macro and micro levels in the overall economy.

calls for • innovative multidisciplinary policy responses and interministerial action.

centers upon the • creative industries.

From UNCTAD, Creative Economy Report 2008

Share of economic groups in world exports of creative goods (sectors strongly representated by developing countries are highlighted)

59

CREATIVE INDUSTRY

Ceramics

TextilesJewelry

Architecturehing

Silk crafts

Basket weavingPainting

Music and crafting instruments

A New Vision for CambodiaNew Trends: Creative Economy, Creative City, Creative Industry

Based on Cambodia’s existing cultural

heritage and resources, both human and

natural, it has the potential to develop a core

engine to activate a new central industry

appropriate for the knowledge-based creative

and cultural economy of the twenty first century.

This effort will be assisted by establishment of

a new city that will attract massive investment

from foreign countries and connecting it with

domestic industries.

Growth of developed countries in the

twenty first century is expected to occur in two

areas – advanced scientific and technological

innovation (genetics, nanotechnology and

robotics [GNR] revolution) and cultural and

artistic creativity. Progress in the science and

technological fields is rapidly accelerating

due to advances in computer technology. The

creative sector, however, has not been fully

developed yet and represents a growth area

possible for all countries. There are ethical,

social and cultural implications associated

with technological advancement as it involves

developing systems and products that replicate

and alter the functions of nature and people

through genetic engineering and robotics.

Progress in creativity, in contrast, does not

pose as many risks and has the added potential

for being a more sustainable approach, yet a

practical method for its activation is nearly

absent. In terms of arts and culture, most of

people adhere to traditional twentieth century

strategies for popularizing existing culture and

art creation, activation of cultural and tourism

industries, etc.

However, with launching Angkor Airport

City in 2015, demand for a combination of arts

and culture, ecology, agriculture and tourism

is expected to increase. This calls for a change

of a point of view towards culture, industry,

knowledge and economy.

Festivals

60


Developing Creative Industries at Angkor Airport City

While Siem Reap City is expected to rely

upon tourism as its economic base because of

the proximity of Angkor Wat, Angkor Airport

City will look towards the future of Cambodia’s

development. The creative economy represent

an alternative strategy for addressing the

country’s urgent economic needs. Instead of

following the standard model for developing

economies, which are labor-intensive and

resource-based, the creative industries foster

and augment existing talents of Cambodians

to generate important employment and

educational opportunities. Investment, both

private and public, in this sector will contribute

to greater self-sufficiency for the country and

improve the livelihoods of its people.

This economic driver has the potential to

create a dynamic center within Angkor Airport

City that spurs investment and development,

benefitting the larger region while also giving

the new city a unique identity. The diversity

of jobs in a well-connected, world class

environment will attract talent from throughout

Cambodia and the world. As a result, Angkor

Airport City will be a lively, exciting place to live

and work that will also be a regional tourism

hub. The creative industries are envisioned as

an important economic

engine in Cambodia

that will contribute to

alleviating the extreme

poverty in Siem Reap

Province.

In the creative

economy, Cambodians can

reduce their dependence

on natural resources;

develop new skills to

increase their income;

preserve and celebrate

their Khmer heritage

while also adapting to

new technologies; and

produce opportunities

for different groups,

particularly those that

are usually marginalized

in traditional economies.

This effort is an important

step for the country

that will provide many benefits to society

and help Cambodia develop in the most

sustainable manner – socially, economically

and environmentally – possible. At Angkor

Airport City, the creative industries will begin

with a few key organizations and institutions

that will provide the impetus for further growth

of the industry. The Center for AIFACC (Angkor

International Foundation for Arts, Creativity

and Cultural Heritage) will serve as the creative

industries headquarters responsible for

establishing, coordinating and disseminating

the concept. Its initial location will be near the

Evolution of creative industries (adapted from UNCTAD)

THE CREATIVE INDUSTRIES

use creativity and intellectual capital.•

generate revenue from trade and • intellectual property rights.

produce tangible products and intangible • intellectual or artistic services.

lie at the intersection among the artisan, • services and industrial sectors.

constitute a new dynamic sector in world • trade.

From UNCTAD, Creative Economy Report 2008

new airport in the first phases of development;

later, a larger building will function as the

creative industry base in the Town Center.

In order for the creative industries to

achieve a firm footing in Cambodia, they will

require an individual or group of individuals

with strong international ties to the creative

community who can help to attract the

necessary interest and investment to support

further development. Established professionals

in artistic fields who could act as patrons and

spokespeople for the initiative would do much

to raise its, and Angkor Airport City’s, profile.

Also critical to the endeavor is education. The

creative industries are knowledge intensive,

necessitating specific skills and high-level

61

CREATIVE INDUSTRY

qualifications of their workforce. Although

a prominent supporter will give the creative

industries its starting momentum, Cambodians

will require high-quality schools and higher

education facilities so that they have a strong

foundation with which to continue developing

the effort on their own.

Growth of the creative industries will be

Strengths

Cambodia possesses an incredible wealth 1.

of cultural heritage with Angkor Wat

and surrounding structures – these are

remnants from a middle age Eastern Asian

culture combined with Indo-Aryan culture.

Due to its uniqueness, Angkor Wat has

gained greater recognition and since

the mid-1990s, it has drawn increasing

numbers of tourists. This trend is expected

to continue.

Current industries of Cambodia include 2.

agriculture and arts and crafts, particularly

needlework, and travel services, allowing

its traditions and culture to be preserved.

In the case of human resources, there is a

high potential of continuing and developing

handicraft techniques of former industry

generation.

It has low wages and a high rate of 3.

incremental. The creative industry center at

Angkor Airport City will serve as an incubator

for this new economic driver, allowing it

to take many different forms as it gains

momentum. Its initial stages are anticipated

to be focused on expanding and enhancing

extant Cambodia creative skills, such as fashion

design, handicrafts and performing arts. In later

phases, the addition of an arts institute, linked

to an internationally based school, will help

to increase the variety of creative industries,

which may include architecture, archaeology,

design and research and development.

Eventually, Cambodia will be able to support

more technology-intensive disciplines such as

film, publishing and interactive games.

unemployment, particularly among the

younger demographic. The government

also is highly motivated to attract new

development.

Weaknesses

Insufficient modern facilities and 1.

infrastructure --> Resolve by building AAC

Need for educated experts --> Resolve 2.

gradually by operating schools of creative

industries

Unpleasantly hot and humid climate --> 3.

Resolve by establishing a new program

suitable for both the dry and rainy seasons

Opportunities

Rising interests in a new area due to 1.

saturation of existing tourist destinations

Increasing interests in connecting ecology, 2.

culture and tourism

Threats

Unreliability of mid and long-term plans 1.

due to international economic conditions

--> Create a detailed and flexible master

plan

Extreme poverty of Cambodia and lack 2.

of worldwide recognition --> Resolve by

hosting international cultural events

Involvement of over 1,000 active domestic 3.

and international NGOs in Cambodia

--> Coexistence and partnerships with

grassroots movements

Taking the above into consideration, there

are more advantages than disadvantages.

Especially in more advanced countries, such

disadvantages can be mitigated through the

promotion of adventure tourism. Challenges

regarding infrastructure, climate and

transportation can become selling points for

those interested in travelling off the beaten

path. For middle-class Europeans and residents

of Northeast Asia, there is also a rapidly

expanding interest in Second Life communities

that include ecological and cultural aspects

that improve life quality, in contrast to those

communities in the industrialized nations that

offer more meager experiences.

Strengths, Weaknesses, Opportunities and Threats (SWOT) Analysis

Tourism resources with high potential • Abundant natural resources• High potential in human resources• Low wages and the government’s strong • motivation for new development

Unpredictable investment environment due to • global economic crisisRemnant of negative image of Cambodia• Possible conflicts with NGOs•

Rising interests in developing a new tourism area • due to saturation of existing tourism in worldwide Increase of interests in the effect of connecting • ecology, culture and tourism

Vulnerability of industrial infrastructure• Lack of experts• Severe unemployment due to underdevelopment • Unpleasantly hot and humid climate•

STRENGTHS WEAKNESSES

OPPORTUNITIES THREATS

62


Considering the lack of industrial,

educational and cultural infrastructure as well

as experts in Cambodia, in order to equip

Angkor Airport City with a new economic driver

that will become the core of the new creative

economy of Cambodia, it must provide new

contents and services essential for the global

knowledge-based, culture economy of the

twenty first century. The absence of established

educational and industrial systems can be used

to the project’s advantage by moving beyond

traditional development models. Developed

countries, such as Japan and South Korea, have

spent vast sums of money and time to overcome

internal obstacles in an effort to update their

entrenched education and industrial systems.

Angkor Airport City has the rare opportunity

to begin with a tabula rasa, which is how the

United States overtook Europe to become a

leader in innovation and invention.

Development of the creative city requires

successively more complex levels of effort

and investment, each laying the groundwork

upon which the next will be built. Rather than

having research, education and industry act as

separate systems, the ERB virtuous cycle refers

to a strategy that aims to create a synergistic

effect between all three using a positive feed-

back loop. In 1920s, the Bauhaus, using such

a system, was highly successful despite outside

interference.

Since the Angkor Airport City project

began as a by-product of the need to relocate

Siem Reap’s airport to protect remnants of the

ancient Khmer cultural heritage, preservation

of Angkor Wat, modernization and

globalization of its cultural traditions comprise

the core identity of this creative city. Thus, it

is differentiated from other future-oriented

creative cities. Angkor Airport City’s goal is to

creatively combine aspects of the past – the

great heritage of 7th -14th century – with

those of the future – digital technology.

Given this context, in order to form the

identity of Angkor Airport City, a center for

creative research dedicated to studying and

developing a model for the combination of the

Middle Age, Modern Age and the advanced

culture of future needs to be established.

Simultaneously, taking this concept as its point

of departure, the ERB model will be used to

determine the course of the creative industries

Angkor Airport City as a Creative City

that will eventually influence the character of

the entire city.

Additionally, because Angkor Airport City

has relatively low land costs as compared to

similar new city projects in Asia, it presents

an opportunity to develop a residential model

that features a lifestyle incorporating the new

concept. In Europe, Japan and South Korea,

some people reaching retirement age are

seeking an affordable alternative to the high

costs of living in their home countries. By

establishing a residential complex equipped

with a new cultural education program that

can connect Second Life communities with

Khmer heritage and the natural environment

of Cambodia, Angkor Airport City will be a

model for a new creative city that also fulfills

the needs of its older population. For such

reasons, Angkor Airport City is envisioned to

have three different hubs of activity that will

all contribute to forming its unique identity –

Creative Arts and Science Center / University

of Creative Industry and Arts, Creative Industry

Complex and Second Life Village.

ERB Virtuous Cycle

Creative Research

Advance research system for the creative synergy of cultural heritage-arts-science and technology

Creative Education

A new educational system based on the Bauhaus approach bringing together traditional handicrafts (19th century) – modern art (20th century) – digital technology (21st century)

Creative Industry

Reconstructed creative industry with modernized traditional crafts, textiles, arts, performance, etc. based on traditional models

Creative City

Augment creativity of the entire city through cultural education of the Second Life and local residents

Creative Economy

Develop a new model of the creative industry for Eastern Asia and the future economy of Cambodia

63

CREATIVE INDUSTRY

Premise

Realizing the vision for the Creative

Research and Education - Creative Industry

– Second Life Creative City will require effort

on multiple levels. Challenges include a lack

of infrastructure and capital, international

experts and the absence of the people seeking

this new life style that will be the core of city

development in Cambodia. Thus, the priority

will be to find a strategy for overcoming such

deficiencies and provide an engine that will

build and support the new city.

Conditions are hospitable for initiating

this new economic driver in Cambodia. The

RGC is highly motivated to reduce poverty and

investors are interested in promising mid- and

long-term investment plans. Yet, to develop a

new creative city and creative industry, along

with such macroscopic plans, a strong corporate

body including grass-roots civil activity and

creative business activity at a microscopic

level will be necessary. There is a need for a

coordinator to create a single corporate entity

that works to strengthen the existing elements

and mitigate weaknesses.

The Role of AIFACC

The coordinator, which will represent the

interests of different stakeholders, such as the

government, grass-roots groups, businesses

and investors, should be an international

public foundation rather than a temporary

committee or enterprise. As a permanent

public organization, it will be able to provide

consistent direction to the effort over the long

term, which will be critical for its success. It

will capitalize on the international publicity

of the Angkor Wat World Heritage Site,

assigned by UNESCO, and its focus will be

to make the new city profitable. In order to

accomplish this, it must enlist the cooperation

of various international organizations to attract

participants and overcome obstacles.

This international foundation will be named

AIFACC (Angkor International Foundation

for Arts, Creativity & Cultural Heritage), a

broad designation designed to include myriad

disciplines. It will consist of domestic and

international experts with a wide variety of

abilities and strong potential for spearheading

the initiative. They will work with the

government and various NGOs in Cambodia

to organize and establish the Creative ERB

System, a complex network of hardware,

software, contents ware and human ware,

which will act as the new economic engine for

Angkor Airport City and, eventually, for the

entire country.

Because this is an enormous and

ambitious undertaking, these goals will not

be achieved quickly. The process will require

establishing mid and long term plans, which

will include the vision and mission for a term of

approximately 10 to 20 years. These will need

to be adjusted as the project evolves over the

years to incorporate new research and input

from workshops and forums, which will bring

together experts in every field. Additionally, a

clear action plan will be crucial for the successful

implementation of the vision as appropriate,

depending on domestic and international

economic conditions, the investment climate

and the RGC’s capacity to provide assistance.

Diagram illustrating role of AIFACC as creative industry coordinator

AIFACC’s role will be to

research demands and variables of the • Greater Angkor Region (GAR).

create a model for the economic • development of Angkor Airport City.

synthesize interests of major stakeholders to • achieve city development goals.

act as a rudder to guide the progress of • the ERB (Education-Research-Business) Complex, the heart of creative industry at Angkor Airport City.

Gov

ernm

ent Developer

Industry Grassroots

Group

s

Cambodia as Creative Industry

Leader

Cambodia Strengths

Coordinator(AIFACC)

Unique Cultural Heritage

Abundant Potential

Fine Handicraft Skills

Excellent Integrity

AIFACC – Making the Vision a Reality

64


The Creative Industry Center of Angkor

Airport City is a complex of creative industries,

schools and institutes that will complement

and help support the businesses located in

both the Town Center and Business Park. Near

the convention center will be the headquarters

for the creative industries, the Center for

AIFACC (Angkor International Foundation for

Arts, Creativity and Cultural Heritage), the

coordinating body for the initiative. Workshops

and studios invite people to visit artists and

watch as they make their arts and crafts. An art

institute, a branch of an established worldwide

institute, will offer students a variety of arts-

oriented coursework. Areas of study include

fashion design, textiles, painting, jewelry

design, metal work, music and ceramics.

Research is also an important component of this

center. Angkor Airport City is near a number

of other ancient temple sites, which receive

far less attention than those at Angkor Wat.

Thus, there may be archaeological research

facilities that could contribute to a greater

understanding of historic Khmer culture.

In order to promote entrepreneurship, a

business development center will provide the

necessary support and assistance. All of the

elements of the creative industry center are

envisioned as tools for facilitating Cambodian

economic growth and independence while also

attracting investors and businesses to Angkor

Airport City. Also in this area are multi-family

housing complexes, including a small Second

Life Community. While outside of the Town

Center proper, these residences are close to its

conveniences and have the added benefit of a

beautiful lakeside setting.

CREATIVE INDUSTRY COMPONENTS

Folk village and botanical garden•

Arts and crafts manufacturing facilities•

Artists’ studios and workshops•

Performing arts venues•

Museums and art galleries•

Historic restoration•

Archaeological studies•

Building to Support the Creative Industries

Creative Industry (CI) and interrelationships with other major project elements

Residential

Town Center

Recreation(Water Park & Golf Course)

Connection with Business Parks

AIFACC Plaza Complex(Tourism & Creative Industry Experience)

Education, Research & CI Incubator

CI Manufacturing

Model Village

Art institute•

Fashion shows•

Training facilities•

R & D center•

Business development center•

Web design and marketing•

Arts-themed residential communities•

65

Folk village in botanical garden

Artist's workshop

Art institute

Art fair Canal in the folk villageCultural festival

CREATIVE INDUSTRY

Cultural Center & Conservatory

Art Institute (CI Edu-cation and Incubator)

Botanical Garden and Folk Village

Artists’ Workshops

Manufacturing Facilities

Research and Development Center

Center for AIFACC

Creative Industry Plaza

Artists’ Studios

Cana in the folk village

Streamside Residential Community

Lakeside Residential Community

66


Experiencing the Creative City

In conjunction with the Town Center, the

Creative Industry Center will bring to Angkor

Airport City a unique destination that will

be a magnet for tourists, entrepreneurs and

residents. As a new development, the project

aims to combine elements of both contemporary

and traditional Cambodian design. The Town

Center west of the lake will have a distinctive

urban character, surrounded by a moat and

organized on a grid with tree-lined streets

punctuated by a variety of small parks, a design

inspired by the form of Angkor Wat. Across the

lake, the design for the botanical garden and

folk village will be akin to that of traditional

Cambodian villages. These villages are located

and organized in such a way as to provide

maximal microclimatic benefits and convenient

access to water sources for rice cultivation.

The Town Center will act as the major

retail and institutional component for the

creative industries with galleries, the folk

village, museums and other arts-oriented

shops. Education, research and manufacturing

will be based in the Creative Industry Center

where visitors will see the creative economy

at work and engage with Cambodian artists

and artisans. The built environment of these

core areas will be of critical importance.

Street furniture, lighting, paving, planting and

building design will reinforce the message of

sustainability, entertainment, innovation and

creativity while also incorporating and adapting

aspects of traditional Khmer culture. Together,

these elements, along with the recreational

opportunities, resorts and natural environment,

will deliver a multi-faceted, memorable

experience to visitors and residents.

Activities in the Town Center Arts District in the Town Center

67

CREATIVE INDUSTRY

View from Promenade in the Town Center towards Creative Industry Center across Lake

View of Town center and Creative Industry Center

68


Brand Identity Strategy

The long-term goals for Angkor Airport

City are founded on four pillars that will be

incorporated into the brand identity concepts.

These include: becoming a tourism hub for

ASEAN, developing an ASEAN center for

Creative Industry, acting as an agricultural

innovation test bed, and providing infrastructure

to support the region. These pillars will

ultimately help to achieve the development

vision of becoming ‘The new economic engine

of Cambodia.’

Forming a brand identity

The brand identity, Creating Wonders, was

forged through the operations illustrated above

of strengthening, adding, and weakening.

Brand Identity: Creating Wonders

This brand identity illustrates a city that

engenders invigorating wonders by reflecting

on the remarkable Angkor heritage. Through

the city’s dynamic nature, the heritage will be

reinterpreted in a creative way for a unique

and exciting experience. A possible slogan to

create a vivid impression of the city could be:

The City of Live Wonders

Process to draw brand essence

Forming of brand essence

Four Pillars for brand identity Concepts

Images of brand identity: Creating Wonders

69

CREATIVE INDUSTRY

.

Brand Proposition

For the three groups of target customers

of the city—tourists, business people, and

residents—the essence of this brand identity

is enhanced to encompass three propositions:

wonderful experience for tourists, wonderful

opportunity for investors and business

people, and wonderful life for residents. The

Communication Wheel pictured to the right

further subdivides these propositions.

Brand proposition

Brand communication wheel

Image of wonderful experience Image of wonderful opportunity Image of wonderful life

70


Rest Furnishings, fountain points

Lighting Functional lighting, decoration lighting

Sales Vending machine, street stand

Information Sign, phone booth, mailbox, kiosk

Transit Bus stop, taxi stop, guard rail

Landscape Planting, fountain, paving, sculpture

New York Shanghai Pudong Zhangjiang Hi-tech Park

Sweden Kalmar Main Town Square

Matches the landscape and feels convenient to users.• Expresses heritage with its materials and patterns.•

REST

Provides information on trekking in the front.

Image of Angkor heritage

Provides information to users and design for accessibility.

Berlin Trash Receptacle London Trash Receptacle

WATER

Brand Communication Strategy

Angkor Airport City will express its creative

identity from its largest to smallest aspect so

that its core concepts are reflected at all levels.

Site furnishings, public art and landscape

features will all contribute to making this

creative city an exciting, fun place to explore.

Sustainable materials will be used as much as

possible and elements of Khmer culture will

pervade the development to provide it with a

distinctive sense of place. These materials will

also need to be extremely durable to withstand

the Cambodian climate, easily maintainable

and economical. The following are examples

of furniture, lighting and other elements that

have been used in other cities as part of their

brand communication strategy.

71

CREATIVE INDUSTRY

LIGHTING

Vienna Solar Trees LED Fixtures Award-winning furniture by Pendlewood

Environmentally-friendly and economic with use of LED and solar cells• Creative and sculptural while also inspired by cultural heritage•

SALES

Sydney

Kensington

Hong Kong

Fun, playful elements • Sustainable materials •

INFORMATION

New York Information Kiosk

London Information Kiosk

Highly visible and entertaining• Reminiscent of the city’s heritage•

TRANSIT

Brazil Bike ParkCuritiba Bus Stop Dubai Bus Stop Metropolitan TriBeCa

Consider fun factor when used.• Economic in installation and operation.•

LANDSCAPE

Manhole, Heyri, Paju, Korea

Paving - Rio de Janeiro sidewalk

Public art - Singapore

Creative, fun design • Incorporates Khmer patterns and art•

Note: Images as well as brand

communication strategy were

provided by Moravian Basel

Consulting Group. Specific

furnishings and fixtures are not

intended to be used for the

Angkor Airport City project.

73

SUSTAINABLE DEVELOPMENT PRINCIPLES

74


As part of its efforts to be a groundbreaking project in Cambodia,

Angkor Airport City is envisioned to be not only an important

economic driver in the Siem Reap region but also an model for

innovative, sustainable development. Increased awareness of the

consequences of people’s actions on the global climate provides

the impetus for minimizing Angkor Airport City’s impact on the

environment. Cambodia’s underdevelopment and weak economy

are rightly the focus of current government efforts, but sustainable

development should form the backbone of the RGC’s long-term

strategy.

By developing according to sustainable principles, Cambodia will

have the opportunity to avoid many of the costly mistakes made by

developed countries during the course of their own advancement, the

most notable of which is the dependence upon non-renewable energy

sources. The following sections present various strategies for curtailing

use of fossil fuels, improving and protecting the site’s existing natural

resources and limiting depletion of groundwater while also providing

residents and visitors with a unique world-class experience.

Designing a Model for Sustainable Development in Cambodia

Sustainable Design Principles

Reduce energy demand•

Limit carbon emissions•

Promote sustainable agricultural practices•

Increase renewable energy use•

Collect and reuse stormwater and greywater for • irrigation and water features

Protect and recharge groundwater supplies•

Improve and enhance biodiversity•

Plant native or adapted species•

Preserve and maintain native soils•

Build using local materials•

Sustainable Forest and Agricultural ManagementIntegrated management of land, water, forest and agricultural fields should maintain and enhance biodiversity, productivity and regenerative capacity. Sustainable agriculture replenishes the soil, limits fertilizer use, uses agricultural wastes and protects water resources.

Habitat Restoration and CreationWetlands at the edges of water bodies improve water quality, create important wildlife habitat and offer recreational and educational opportunities. Reforestation will increase carbon sequestration capacity and provide possible corridor connections to other forested areas.

Sewage Treatment WetlandPartially cleaned sewage will flow from the treatment plant into the wetlands, which will absorb pollutants and cleanse the water. The treated water will then be returned into the existing stream system.

75

Greywater Reuse for Golf Course IrrigationGreywater from the golf course communities will be collected, treated and reused for golf course irrigation. Treatment will include a dechlorination system and an oxidation system to ensure proper chemical and organic matter balance.

Alternative TransportationElectric motor vehicles will allow residents and visitors to easily move throughout the development without producing harmful emissions or using fossil fuels. A project-wide bike path will connect communities to the Town Center and Economic Development Zone.

Renewable EnergySolar water heaters will reduce residential energy demand and photovoltaic arrays on houses will help augment residents’ energy supply.

76


Angkor Airport City’s landscape design is driven by the site’s

existing topography and hydrological systems. As much as possible,

the project seeks to minimize site disturbance, thus lowering

construction costs and reducing development impact. Where fill is

needed, as is the case for building the 3.5 km airport runways, cut

from the excavation for the water system will be used. The master plan

proposes reforesting upland areas of each watershed and the retention

of water all year through the construction of dams to create reservoirs

and lakes. Water retention will permit year-round rice cultivation in

low-lying areas, helping to increase productivity. Additionally, areas

within the project dedicated to agriculture in the early phases will help

to diversify Cambodian agricultural products, an effort that will assist

local farmers to generate more income and eventually contribute to

making the country more self-sufficient.

Only native or adapted trees, shrubs and grasses will be used

for the whole development, including the golf courses. On the main

boulevards and streets of the Town Center, street trees will provide

shade and create a distinct sense of space. It will be surrounded

by a moat, a traditional design strategy in Cambodia that helps to

mitigate effects of the hot climate. Abundant vegetation will also

help to reduce the intensity of the heat, especially during the dry

season. Preserving a significant amount of open space will create a

lush landscape for visitors and residents to enjoy while also facilitating

groundwater recharge.

Reforestation of the northeast portion of the site will restore some of

its original landscape character. Expanding the forest cover can help form

continuous habitat corridors, which could connect beyond the property to

Phnom Kulen National Park and potentially other protected areas in the

Province and beyond. To protect trees from being cut down and used for

firewood or sold for lumber, partnerships with local organizations will be

necessary, and these efforts need to extend beyond the site boundaries.

It will be critical to engage local participation and acceptance in the tree

planting effort, which will allow the trees to become established before the

planned areas are fully developed and can be effectively policed.

Increasing tree cover not only provides habitat for wildlife, it also

prevents soil erosion and landslides and improves soil permeability, allowing

for greater groundwater recharge. In a much larger context, the loss of

forest cover may result in changes to precipitation patterns; deforestation

in the Amazon River basin has been shown to increase the region’s dry

season. Additionally, trees are an important carbon sink, absorbing carbon

dioxide so that it cannot add to the burgeoning quantity already adversely

affecting the world’s climate.

While forests are generally the most prominent feature in the

landscape, wetlands are another vital habitat type that provide important

ecological services. They host a wide variety of flora and fauna and are

some of the most productive habitats in the world. Creating wetlands

along the lake and reservoir edges will both increase the site’s biodiversity

and add scenic/recreational value. Attractive, ecologically-beneficial, diverse

and creative landscape vocabularies for the streetscapes, parks, hotels and

residential communities will all serve to enhance the Cambodian landscape

experience.

Sustainable Landscape Design

Examples of Sustainable Landscape

77


Existing forested areas of Angkor Airport City and surrounds Recommended reforestation plan

Cambodia has lost around 20 percent

of its forest cover since 1990.

Illegal logging and agricultural

practices continue this

downward trend.

Deforestation in Cambodia

78


Sustainable Wastewater Management

Sustainable water management strategies center on integrating

water supply, stormwater management and wastewater management

functions. Water resources exists within a closed system, the hydrologic

cycle, including water supply, stormwater and wastewater. The project

should incorporate integrated water resource management strategies

and its component parts – the decentralized concept of “waste” water

management, low-impact development stormwater management

and using rainwater harvesting as water supply. Decentralization of

wastewater management will work well with the phased development

of the Angkor Airport City project. It may also be more fiscally and

environmentally responsible than conventional practices because

decentralization involves many small treatment centers in the place of

a few large facilities. In this system, wastewater will first be treated

and then reused, where practical, as close as possible to its source to

eliminate the need for a costly pipe network that does little but move

pollution from one place to another.

This readily lends itself to a management system focused on

maximizing reuse potential, thus reducing stress on regional water

resources as the population of this area continues to grow. The

residential community can be developed with an array of dispersed

small treatment centers supplying irrigation water, toilet flushing and

other non-potable demands. Highly stable biofiltration plants will

receive the flow, moving by gravity via an effluent sewer system, from

Integrated wastewater management system diagram

Reducing the demand for electricity and water are two important

factors that will go a long way towards making Angkor Airport City a

sustainable development. Buildings should be designed so that they

are oriented to minimize the need for air-conditioning through the use

of roof overhangs to protect from direct sunlight, enhanced natural

ventilation and roof-water or gray-water pools around buildings that

will provide microclimatic benefits. Photovoltaic arrays can be used

to power hot-water heaters for all individual houses and apartments.

This is an established technology widely used throughout Southeast

Asia. Though renewable energy sources alone will not be able to meet

the needs of residents, individual residences can still harness solar

energy to help offset some of the demand. New types of photovoltaic

systems exist that can blend with the design of roofs so that they are

unobtrusive.

Sustainable practice also entails maintaining the level of the

groundwater table. All buildings should collect and store rainwater

in cisterns or other storage systems for reuse. Greywater from sinks,

showers and bath tubs can easily be treated so that it may be used

for irrigation and for flushing toilets. Blackwater from toilets will

require tertiary sewage treatment in the form of separate decentralized

wastewater management facilities which use natural systems, which

is discussed in the following section. In order to re-use graywater, all

buildings will need to have pipe systems that can deliver potable water

while also separating gray and black wastewater. The initial cost of

these additional pipes will be more than conventional plumbing, but

the investment will pay off in much lower overall water usage.

Sustainable Building Design

Sustainable building concept section

79


Example plan of decentralized wastewater management in golf community

all users. The treated water will help to fulfill the irrigation needs of

golf courses, agricultural land and reforested areas. If no local reuse

opportunity is available to utilize this reclaimed water, the effluent may

be piped to a point for reuse or discharged into existing streams.

Environmental Benefits

Decentralized systems cause less environmental disturbance

because their smaller collection system pipes are installed at shallow

depths and have greater routing flexibility. They do not require large

interceptor mains, which typically run in creek bottoms, avoiding

disturbance of riparian environments. To expand capacity, new

treatment centers will be built instead of routing increased flow to

existing centers, a process that would require upgrading existing

lines and further site disturbance. Reuse of effluent from this system

reduces the demand on potable water, which will be drawn from

either groundwater or the reservoirs. During the rainy season,

irrigation needs will likely be minimal, but during the dry season, all

potential sources of water will be required. Additionally, with smaller

outflows, the decentralized approach will result in less of an impact

upon the existing stream system, preserving healthy downstream

channel morphology.

Financial Benefits

The major fiscal advantage of a decentralized system comes from

eliminating much of the collection system infrastructure. Typically,

most of the money budgeted for a conventional system is spent merely

conveying wastewater from one point to another. In a decentralized

system, no large interceptor mains and few, if any, lift stations are

needed. The collection system that remains, employing small-diameter

effluent sewers, will be less costly to install than conventional collector

mains, usually more than making up for the cost of septic tanks that

enable the use of effluent sewers.

Because of these reduced costs, resources can be redirected to

appropriate treatment and reuse opportunities. Reuse of reclaimed

water can deliver added fiscal benefits, both to the individual user and

to the community, by displacing potable water demands. Maintenance

costs of decentralized systems are also lower. Little infiltration and

inflow will enter effluent sewer systems, decreasing collection system

maintenance costs and peak loading at plants, perhaps allowing some

components to be downsized. Since these sewers do not carry solids,

sewer maintenance is also essentially eliminated. View of golf community using integrated water management system

IMPLEMENTATION

82


Development Parcels

The site plan is divided into 15 development parcels, ten of which

are the residential communities, including the Town Center, and the

remaining five of which comprise the Economic Development Zone.

The parcel boundaries were determined primarily by using the road

system and existing streams. Each parcel has an assigned program

that will be phased to meet market demand. Individual components

are sited depending on space requirements, amenities and proximity to

major roads.

83

EMENTATIONIMPLE

0 1.0 2.0 km0.5

N

84


Phasing Strategy

Angkor Airport City will be developed in phases over a period of at

least twenty-five years. The phasing plan is based on several principles.

The phasing plan should be related to • market demand for

tourism, new housing and other program elements, based on

the market analysis.

The phasing plan should be based on the efficient, orderly and •

timely provision of site infrastructure, including site access

and the internal road network, utilities (potable water, sanitary

sewage, power) and the system of reservoirs and lakes.

Minimizing the up-front costs associated with infrastructure is

an important objective.

Each phase should provide a • sense of completion.

New communities, particularly those in undeveloped areas, face a

dilemma, which is how to provide needed services, such as shopping,

before there is sufficient on-site population to support these services.

This is problematic because services and amenities are needed to

attract residents and others to locate on the site. In such cases, the

developer must either wait for the population to grow in order to

support the services or, alternatively, these services must be subsidized

in the early phases of development. In contrast, Angkor Airport City

will benefit from its relationship to the new international airport,

allowing the new city to capitalize on the presence of international

tourists and their needs for hotel rooms and other facilities from the

earliest phase of development. In turn, these activities and services

can help attract new residents and employers to the site.

The key concepts of the phasing plan for Angkor Airport City are as

follows:

The initial phase of development is located adjacent to the •

airport and the airport access boulevard to take advantage of

the infrastructure needed to construct the airport and create

an attractive setting for arriving air passengers, as well as to

maximize the visual impact of this phase from the airport access

boulevard.

Development of both the economic development zone and the •

resort city will proceed simultaneously and independently, thus

assuring a balanced development program that will optimize

economic return.

In general, development will proceed from south to north. •

This will allow the orderly phasing of infrastructure (roads and

utilities) and is responsive to the projected market demand for

hotels (to be located primarily adjacent to the town center and

the airport) versus the later demand for market-rate housing in

the northern part of the site.

The water system of reservoirs and lakes will be constructed in •

phases and is a determinant in the phasing of the residential

areas of the site. The first major portion to be constructed will

be on the west side, which includes the Resort Lake, associated

reservoirs and the channel that will supply the Town Center Lake.

The east side will be established at a later phase when there is

projected demand for housing in that area.

Five phases of development are planned for Angkor Airport City. The

new Siem Reap International Airport is scheduled to open in 2013;

Phase One will be completed at the same time, with subsequent

phases to follow in five year increments as follows:

Phase One: 2013

Phase Two: 2018

Phase Three: 2023

Phase Four: 2028

Phase Five: post 2028

85

IMPLEMENTATION

86


Phase One2013

OVERVIEWTotal Residential Planning Area (approx. ha overlapping) 370Residential Communities (including T.C. overlapping) 3Golf Courses 1.0Hotels 2Hotel Rooms 750

RESIDENTIAL PROGRAMLarge LotsMedium Lots 25Small Lots 155Multi Family Units 320TownhousesVacation CondosVacation HomesSecond Life Homes

Total Residential Units 500Total Employee Housing 739

NON RESIDENTIAL PROGRAMRetail (sm) 13,421Creative Industries (sm)Office (sm) 36,018Industrial (sm) 63,993

The following are the components included in Phase One:

Airport Access Road & Extension to NR 6• Development of Parcels:• - P-2- P-4- P-C9

New Hotels• - One 250 room Airport Hotel- One 500 room Resort Hotel

New Residential – 500 units• One 18 Hole Golf Course• Temporary Agricultural Uses:• - Flower Farm- Rice Paddy- Horticulture- Silk Farm- Nursery

A small self-contained water system• Temporary Construction Workforce Community• Airport Plaza Complex and Mini Creative Industry• Outlet Mall• Economic Development Zone•

Phase One – 2013

Initial construction on the site will include the new international airport

(runway, terminal and support facilities) and related infrastructure

including the temporary construction workforce housing, the new

airport access road connecting to National Road 6 and site utilities.

Phase One of Angkor Airport City is designed to build upon this base

of new construction in order to maximize initial financial returns from

this investment. This will be accomplished by providing facilities that

can capitalize on the presence of the airport, which will bring to the

site an estimated 2.8 million passengers annually. These passengers

and the proximity of the site to the airport will result in an initial

demand for hotel rooms, businesses and related tourist facilities.

Therefore the first phase of construction on the Angkor Airport City

will include an airport hotel, an outlet shopping mall, an 18-hole golf

course and related residential development, and the initial phase of a

business park adjacent to the airport, as well as the first resort hotel

and water park. This initial phase of development, including the resort

hotel, golf course and business park, will be adjacent to the airport

access boulevard, maximizing the visual exposure of the development

to vehicles using the road to and from the airport and providing a

sense of completeness for this early phase of development. The first

phase in the site’s water system will also be constructed, using runoff

from the airport and runway to supply the water feature at the Airport

Plaza and the Angkor Water Resort Lake.

87

IMPLEMENTATION

88


Phase Two Cumulative2018 Total

OVERVIEWTotal Residential Planning Area (approx. ha overlapping) 600 naResidential Communities (including T.C. overlapping) 4 naGolf Courses 1.0 2.0Hotels 5 7Hotel Rooms 1,750 2,500

RESIDENTIAL PROGRAMLarge Lots 190 190Medium Lots 940 965Small Lots 300 455Multi Family Units 550 870Townhouses 220 220Vacation CondosVacation HomesSecond Life Homes

Total Residential Units 2,200 2,700Total Employee Housing 1,819 2,558

NON RESIDENTIAL PROGRAMRetail (sm) 7,244 20,665Creative Industries (sm) 13,752 13,752Office (sm) 8,869 44,887Industrial (sm) 313,438 377,431

Major Arterial Road (Town Center East West Axis)• Development of Parcels:• - P-C6- P-C7- P-C5- P-C8- P-C10- P-1- P-3- P-2New Hotels• - Four Town Center Hotels (1,600 rooms)New Residential – 2,200 units• One 18 Hole Golf Course• Temporary Agricultural Uses:• - Flower Farm- Rice Paddy- Horticulture- Silk Farm- NurserySystem of western reservoirs that will be transformed into lakes• Temporary Construction Workforce Community• Town Center Lake and Town Center – Partial Development• Economic Development Zone•

Phase Two – 2018

Phase 2A - Establishment of the west water system

89

IMPLEMENTATION

90


Phase Three Cumulative2023 Total

OVERVIEWTotal Residential Planning Area (approx. ha overlapping) 500 naResidential Communities (including T.C. overlapping) 4 naGolf Courses 0.5 2.5Hotels 4 11Hotel Rooms 1,720 4,220

RESIDENTIAL PROGRAMLarge Lots 190Medium Lots 645 1,610Small Lots 235 690Multi Family Units 530 1,400Townhouses 300 520Vacation CondosVacation Homes 340 340Second Life Homes



Phase Three – 2023

Major Arterial Road (Town Center North South Axis)• Development of Parcels:• - P-C6- P-C5- P-C4- P-C7- P-C10- P-5- P-1- P-3- P-2New Hotels• - Two Town Center Hotels (700 rooms)- Two Lakeside Resort Hotels (700 rooms)- One Airport Hotel (250 rooms)New Residential – 2,050 units• One 9 Hole Golf Course• Temporary Agricultural Uses:• - Flower Farm- Horticulture- Silk Farm- NurserySystem of lakes and reservoirs• Canal system connecting eastern water system to Town Center • LakeTemporary Construction Workforce Community• Town Center – Partial Development• West Sub-Center• Economic Development Zone• Creative Industry Center•

91

IMPLEMENTATION

92


Phase Four Cumulative2028 Total

OVERVIEWTotal Residential Planning Area (approx. ha overlapping) 600 naResidential Communities (including T.C. overlapping) 3 naGolf Courses 1.0 3.5Hotels 2 13Hotel Rooms 650 4,900

RESIDENTIAL PROGRAMLarge Lots 100 290Medium Lots 530 2,140Small Lots 210 900Multi Family Units 160 1,560Townhouses 520Vacation CondosVacation Homes 340Second Life Homes 500 500



Phase Four – 2028

Development of Parcels:• - P-C3- P-C9- P-C4- P-C10- P-5- P-1- P-3- P-2New Hotels• - Two Town Center Hotels (900 rooms)New Residential – 1,500 units• One 18 Hole Golf Course• Temporary Agricultural Uses:• - Flower Farm- Silk Farm- NurserySystem of eastern reservoirs to be transformed into lakes• Temporary Construction Workforce Community• Town Center – Complete Development• Economic Development Zone• Creative Industry Center• Second Life Village•

Phase 4A - Establishment of the east water system

93

IMPLEMENTATION

94


Phase Five CumulativePost 2028 Total

OVERVIEWTotal Residential Planning Area (approx. ha overlapping) 750 4,040Residential Communities (including T.C. overlapping) 4 9Golf Courses 3.5Hotels 13Hotel Rooms 4,900

RESIDENTIAL PROGRAMLarge Lots 275 565Medium Lots 845 2,985Small Lots 900Multi Family Units 380 1,940Townhouses 520Vacation CondosVacation Homes 340Second Life Homes 500

Total Residential Units 1,500 7,750Total Employee Housing 4,825

NON RESIDENTIAL PROGRAMRetail (sm) 43,719Creative Industries (sm) 60,872Office (sm) 120,937Industrial (sm) 808,069

Phase Five – Post-2028

Major Arterial Connection to Route 66• Development of Parcels:• - P-C3- P-C2- P-C1- P-5- P-1- P-2New Residential – 1,500 units• A System of Eastern Lakes and Reservoirs• Town Center – Complete Development• Tax Free Enterprise Zone• Industry and Manufacturing•

95

IMPLEMENTATION

97

PHASE ONE DEVELOPMENT PLAN

98


The first five years of development at Angkor Airport City is critical

because it will be instrumental in setting the course for the rest of

the development. The construction of a new international airport in

a currently undeveloped area will cause a radical shift of activity in

the Siem Reap region. With the potential to create a massive positive

impact, it will be necessary to successfully execute this initial phase

so as to exceed the expectations of the Cambodian people, the Royal

Government of Cambodia and the visiting world.

Implementation of the first phase will proceed in three different steps

in order to generate the maximum financial return and also create a

distinctive destination in the short term to attract investors that will

support the rest of the development. The following is a description of

each of these steps.

Step One: Construction of the airport, Airport Access Boulevard and major infrastructure.

The first phase will begin with the construction of the New Siem

Reap International Airport, the Airport Access Boulevard and main

infrastructure facilities (sewage treatment plant, power plant, potable

water system, etc.), all of which will be constructed simultaneously.

Within the project boundary, the Airport Access Boulevard provides

direct access to seven parcels. Each of these parcels will contribute its

share, either financially or physically, to the construction of this major

road and requisite infrastructure facilities. Costs for this infrastructure

are factored into the pro forma of the individual parcels.

Development Strategy

Step One Development

Phase One Development

99


Step Two: Accommodate tourism-related development demand, minimizing water infrastructure costs.

Throughout the development of the larger site and especially in the

short term, the Airport Access Boulevard will serve as the major artery

of commercial traffic on the site, carrying mostly tourism related traffic.

As a result, there will be strong pressures to construct tourism-related

development along this road – similar to development along NR6 and

Route 63 in Siem Reap City. The second step will accommodate this

immediate demand, with minimal water infrastructure costs, while also

setting up a sustainable design framework for future development.

Step Three: Develop land uses that are dependent on a complete first phase water infrastructure.

The third step within the first phase is to develop land uses that

depend upon the completion of first phase water infrastructure. These

developments will include an 18 hole golf course in parcel P-4 and a

lakeside resort in parcel P-C9.

Step Two Development Step Three Construction

Targeted infrastructure investments will

lay the groundwork for a world-class

destination and greatly enhance the

project’s property value.

100


Analysis by Parcel

Step Three Construction and Land Sales

A key factor of the financial analysis is land sales. Sales of land sub-

parcels within the first seven parcels to be developed will generate the

funds needed for construction of Phase One and, more importantly,

establish the profitability of the project. Additionally, the timing of

these land sales ensure that the future phases proceed as shown in

the overall implementation plan. ERA has calculated the amount of

land to be sold and the amount of revenue anticipated from these

sales. The following series of diagrams indicate the specific land sales

for the seven parcels, accompanied by a description of their associated

land use types as well as costs for the Phase One development of each

parcel.

101


Parcel P-3: A 13,000 sm retail outlet mall will cater to the shopping

needs of tourists traveling via the new international airport. A mini

Creative Industry Center, the initial headquarters for the AIFACC, will

flank one side of the Airport Plaza Complex central water feature.

The coupling of the outlet mall and mini Creative Industry Center will

create a tourist destination by the airport. The following sub-parcels of

land are projected to sell in the first phase:

220,000 sm of industrial land•

10,000 sm of office land•

The sale of these sub-parcels of land in addition to the sale of the

outlet mall will generate $15 million in funding sources in Phase

One. This will be offset by $9.9 million in land and infrastructure

costs. Significant costs include $3.3 million for land, $1.9 million of

Parcel P-3’s share of the Airport Access Road, $1.1 million in road

infrastructure and $1.6 million in sewage infrastructure. Parcel P-3 will

have a net cumulative cash flow of $5.2 million in Phase One.

Parcel P-2: A 250-room airport hotel in Parcel P-2 will be the hotel

closest to the New Siem Reap International Airport. The hotel will be

located in the Airport Plaza Complex located at the entrance of the

Airport Terminal Building. A self-contained water system will draw

runoff water from the airport runway and collect it in a central water

feature. The following sub-parcels of land are projected to sell in the

first phase:

100,000 sm of industrial land•


The sale of these sub-parcels of land in addition to the airport hotel

will generate $10 million in funding sources in the first phase. This will

be offset by $9.5 million in costs, most notably for land and road and

sewage infrastructure. Parcel P-2 will have a net cumulative cash flow

of $516,200 in Phase One.

SOURCES OF FUNDS

Industrial Land Sales Net Cash $8,912,000

Office Land Sales Net Cash $749,300

Outlet Mall Site Sale Net Cash Flow $5,402,600

Total Sources of Funds $15,063,900

USES OF FUNDS

Land and Common Costs $6,232,300

In-Site Infrastructure $3,090,400

Design Fee $542,300

Total Uses of Funds $9,865,000

Net Cash Cumulative Cash Flow $5,198,900

SOURCES OF FUNDS

Industrial Land Sales Net Cash $4,239,800

Office Land Sales $3,746,600

Airport Hotel $2,075,000


USES OF FUNDS


In-Site Infrastructure $4,128,200

Design Fee $540,700


Net Cash Cumulative Cash Flow $516,200

Parcel P-2 Construction and Land Sales Parcel P-3 Construction and Land Sales

102


Parcel P-4: Parcel P-4 will be completely developed in the first phase.

About 30,000 sm of office buildings will be located prominently along

the Airport Access Boulevard with a beautiful back view of an 18 hole

golf course. Two pockets of multi-family residential communities will

be integrated into the golf course. The demand for these 320 units

will come from locals and ex-pats working in Angkor Airport City and

foreigners looking for second homes. A golf club house will be located

near the airport. Water features supplied by the Airport Plaza Complex

will be integrated into the golf course. The following sub-parcels of

land are projected to sell in the first phase:


Site for a second phase of the airport hotel (250 rooms)•

The sale of these sub-parcels of land in addition to the sale of the

residential sites and the 18-hole golf course will generate $20.3 million

in funding sources in Phase One. This will be offset by $7.7 million in

land and infrastructure costs. Parcel P-4’s share of the Airport Access

Road is $2 million. Parcel P-4 will have a net cumulative cash flow of

$12.6 million in Phase One.

Parcel P-5: 50,000 sm of Creative Industry land is projected to sell

in the first phase in Parcel P-5. Sales of Creative Industry land will

generate $1.6 million of funding sources in Phase One. This will be

offset by $4.2 million in land and infrastructure costs. Parcel P-5 will

have a net cumulative cash flow of -$2.6 million in Phase One.

SOURCES OF FUNDS

Office Land Sales Net Cash $1,589,900

Residential Site Sale $18,719,300

Golf Course Site Sale $0

Airport Hotel 2 Site Sale $0


USES OF FUNDS


In-Site Infrastructure $0 (in resid. sales)

Design Fee $431,800



SOURCES OF FUNDS

Creative Industry Site Sales $1,589,900


USES OF FUNDS


In-Site Infrastructure $999,900

Design Fee $262,000


Net Cash Cumulative Cash Flow -$2,598,100

Parcel P-4 Construction and Land Sales Parcel P-5 Construction and Land Sales

103


Parcel P-C9: This other half of the gateway into Angkor Airport City

will be mostly developed in Phase One. It will house the power plant,

the sewage treatment plant, temporary workforce housing, 180

townhouse and small lot residential units and a 500 room resort hotel.

The hotel will front a lake that sources its water from the golf course

in P-4 and the Airport Plaza Complex; it will be a multi-generational

resort with a water park, water recreational programs and lakeside

spas. The following sub-parcels of land are projected to sell in Phase

One:

Site for a regional hospital•

Remaining residential land (about 220 units)•

Sales of this land along with the resort hotel will generate $40.7

million in funding sources in Phase One. This will be offset by $16.2

million in costs, most notably for land ($2.9 million), roads ($3.5

million), the lake ($1.3 million) and the power plant, substation and

transmission lines ($6.1 million). Power infrastructure will be developed

by Moha Nokor Power Plant (MPP). Parcel P-C9 will have a net

cumulative cash flow of $24.5 million in Phase One.

Parcel P-C8: This is one half of a gateway to Angkor Airport City. Land

for 1,230 multi-family, small, medium and large lot residential units

will be sold in the first phase. These residential units will benefit from

easy access to the Airport Access Road and close proximity to a future

vibrant Town Center.

The sale of residential land in Parcel P-C8 will generate $91.6 million

in funding sources in Phase One. Parcel P-C8 includes $10.1 million in

land and infrastructure costs – the majority of which is in land ($9.5

million), road infrastructure ($2.2 million) and reservoir construction

($2.7 million). Parcel P-C8 will have a net cumulative cash flow of

$81.5 million in Phase One.

SOURCES OF FUNDS



USES OF FUNDS



Design Fee $555,000



SOURCES OF FUNDS

Hotel Site Sale $2,582,900


Hospital Site Sale $1,271,900


USES OF FUNDS



Design Fee $1,150,600



Parcel P-C8 Construction and Land Sales Parcel P-C9 Construction and Land Sales

104


Parcel P-C10: P-C10 will be developed as a Town Center – the

heart of activity at Angkor Airport City. Hotel and retail uses will

be concentrated in this area. At full build-out, the town center will

contain a mixture of residential, hotel, retail, governmental, cultural,

institutional, and convention center uses. The Town Center will be

enhanced with a surrounding canal and a 30 hectare lake. Due to the

high costs of these infrastructural amenities, the town center will be

developed incrementally in Phases Two to Four. The following sub-

parcels of land are projected to sell in Phase One:

Sites for two waterfront hotels•

10,000 sm of retail land•

The sale of these sub-parcels of land will generate $5.1 million in

funding sources in the first phase. This will be offset by $3.7 million

in land and infrastructure costs. Parcel P-C10’s share of land costs $2

million and its share of Airport Access Road costs $1.1 million. Parcel

P-C10 will have a net cumulative cash flow of $1.4 million in Phase

One.

NSRIA Highway: The NSRIA Highway is the portion of the Airport

Access Road outside the boundaries of the project site. This road from

the edge of the project boundary to its connection on National Road

6 is 20 km and is projected to cost $32.8 million. This road will be

developed by the NSRIA Highway Company (NHC).

SOURCES OF FUNDS

Town Center Hotel 1 Site Sale $3,276,600

Town Center Hotel 2 Site Sale $1,163,900

Town Center Retail Site Sales $617,400


USES OF FUNDS



Design Fee $109,500



Parcel P-C10 Construction and Land Sales

NSRIA Highway Construction

NSRIA H

ighway

NR 6

105


Phase One of Angkor Airport City is designed to

minimize initial costs,

maximize financial returns and

generate a profit within the first five years of

development.

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Angkor Water City Report

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