Our country, within the framework of the “20-Minute City” initiative, has planned and drafted blueprints to establish 14 new towns centered around sub-centers by 2040. Previously, there were a few symbolic foundations laid for cities on paper, and people with experience in “building” such projects have now rolled up their sleeves to take charge of this endeavor.
However, the public have received this initiative with skepticism, finding it rather unconvincing and unrealistic. Optimistically, if such a number of towns are successfully built within 15 years, Mongolia could become the country with the largest number of “settlements” established in its capital city simultaneously. At the same time, there is a risk that Mongolia could become known as a country that spent its resources recklessly and harmful on its capital city’s infrastructure and urban planning, potentially ruining the capital’s living environment.
Urban planners and architects are particularly concerned about this issue, as well. In other words, whether building cities within the capital will improve Ulaanbaatar’s current conditions and enhance the living environment for its residents is a critical issue that requires careful reflection and attention. Urban Planning Expert N.Sergelen compared the current state of the capital city to a precarious skyscraper that no longer meets operational requirements and is on the verge of collapsing. In such a fragile, vulnerable state, embarking on the creation of satellite towns with reckless enthusiasm is a very risky venture. As the expert emphasized, even the planning of a single street or intersection within the capital city must be approached with meticulous calculations, thorough research, and the involvement of professionals. This is why urban planners are urging that the first example of the “20-Minute City”, the Selbe sub-center development, be undertaken with caution, following the principle of “measure seven times, cut once”, ensuring a responsible and optimal approach from the very beginning.
Land acquisition challenges at Selbe sub-center
The Selbe sub-center, which will be established in the areas of the 13th and 14th khoroos of Sukhbaatar District, and the 14th and 18th khoroos of Chingeltei District—specifically in the 158-hectare settlement areas of ger districts—has been planned. This area includes the well-known regions of Tavan Buudal and Doloon Buudal. Local officials claim that the engineering infrastructure for the sub-center is completed, and the construction of buildings and housing can begin imminently.
While it’s been reported that the engineering works were completed swiftly, the truth is that the process has been ongoing since 2013, with several years of delays and struggles, finally being forcefully wrapped up last year. However, the major challenge remaining is the land acquisition process. Currently, the “20-Minute City” National Committee has reported that the land clearance is about 80 percent complete. To put it another way, of the 2,300 households’ worth of land, about 1,840 households have already been cleared, though the accuracy of this information remains uncertain.
Upon visiting the site, it was apparent that there were still significant gaps in the land clearance, and available space was limited. What is certain is that, despite not fully clearing the land, two out of the four major construction packages for the project have already been put out for tender. This suggests that they are proceeding with plans and designs for the area without having legally acquired the land, preparing to start work on one section while the rest remains unresolved. This demonstrates the hasty and disorganized approach taken by the “city developers”. We’ve seen large-scale projects like the Erdeneburen Hydroelectric Power Plant and the “New Zuunmod” city development experience significant delays due to land acquisition issues. To this day, these projects have not moved forward.
In addition, the planned cable car project in collaboration with the Government of France, intended for implementation in the capital, has also been delayed due to difficulties with land acquisition. The project’s route has been altered, and progress continues to stall. Given the lessons learned from past projects, where these issues have led to significant delays and setbacks, it is regrettable to see the Selbe sub-center project following the same old flawed practices and methods. This not only undermines the project’s potential but also repeats the mistakes of previous large-scale developments.
Town ‘built’ in imagination
According to government officials, the city to be established around the Selbe sub-center is set to surpass the size of Ulaanbaatar’s Third and Fourth khoroolol combined. The ambitious plan envisions accommodating over 45,000 people, with 113 apartment buildings designed to house 10,068 households. The infrastructure plan includes 43.3 kilometers of pedestrian paths, 28.9 kilometers of bike lanes, and 17.7 kilometers of roads. Additionally, 3.6 hectares of land will be allocated for recreational areas, including playgrounds, schools, kindergartens, hospitals, and sports complexes, as detailed in the project’s blueprint. Notably, 30 percent of the city’s total area is intended to be dedicated to green spaces, parks, and landscaping.
The developers have promised that residents of this new town will have access to essential services such as education and healthcare within 20 minutes, without delays or stress. The goal is to create a model “20-Minute City”—an urban space where everything a person needs is within quick reach. However, while these ideas sound enticing, the reality is that they remain largely theoretical, with little more than conceptual plans to show for them. Talking about the grandeur of the project and making lofty promises is easy, but turning those plans into a functioning city is an entirely different challenge.
The big question remains: Will this city be built on solid research and planning, or will it be plagued with unforeseen obstacles? The expert N.Sergelen raised significant concerns, pointing out that the Selbe sub-center project could face many of the same issues that have hindered previous urban development efforts in Ulaanbaatar. He noted that while the capital city has been attempting to redevelop its ger districts for years, the progress has been slow, disorganized, and, in some cases, halted altogether. Due to a lack of systematic planning, some citizens who traded their land for new housing have suffered, and several projects have failed to meet expectations.
Many have lost faith in the idea of gaining housing through urban renewal, which is likely why the government has shifted to the “20-Minute City” concept in an attempt to present a more appealing alternative. However, N.Sergelen warned that while it’s easy to be captivated by the glossy promises and vision of this new city, it’s important not to be deceived by appearances. The truth is, the primary goal of these developments is not to create an entirely new city but to reimagine and improve the existing ger districts. If the developers continue down the same reckless path and repeat the mistakes of the past, the consequences for both society and the economy could be dire.
For example, in order to carry out the urban renewal efforts in both the Selbe and Bayankhoshuu centers, an area of 320 hectares will need to be cleared. The estimated cost for infrastructure development at Selbe alone is a staggering 1.6 trillion MNT. Given the immense scale of land and financial resources involved, the stakes are high. Any errors in the planning and execution could result in major setbacks. If the city’s layout is poorly planned, it could have a negative impact on traffic flow, safety, environmental balance, and overall livability.
In conclusion, while the vision for Selbe as a “20-Minute City” is filled with grand promises, its success depends entirely on the quality of its planning, research, and execution. The development of this satellite town must be approached with caution, expertise, and a clear, realistic strategy to avoid repeating the mistakes of previous large-scale urban projects. Without careful consideration and thorough planning, the dream of a well-functioning, efficient city may remain nothing more than a mirage.
Will there be next Yarmag?
What does the term “city based on a satellite town” really mean? Does it refer to replacing houses with apartment buildings, densely packed construction, and creating a more tightly-knit residential area? Or does it refer to a holistic environment where both engineering and social infrastructure are seamlessly integrated? The answer to this question remains unclear, according to G.Ochbayar, a researcher at the Ulaanbaatar City Museum.
Previously, a satellite town was established in Yarmag with the aim of decentralizing the capital city and easing the concentration of urban life. However, within just a few years, the area became overcrowded with apartment complexes and housing districts, transforming into a chaotic, poorly organized zone. The construction of numerous buildings and infrastructure far outpaced the capacity of the local engineering and social services, which contributed to the city's current traffic congestion and the frustrations of Ulaanbaatar’s residents.
G.Ochbayar has expressed concern that the same mistakes could be repeated with the Selbe sub-center and the subsequent projects tied to it. There is growing fear that these so-called “urban renewal” projects—disguised under different names—could end up exacerbating the situation, much like the Yarmag project did. These projects, rather than alleviating overcrowding, might create even more disorganized and congested zones, worsening the city’s challenges.
When establishing a satellite town or suburban district, it is crucial to provide the necessary environment for people to live and work sustainably. A town should offer opportunities for employment and industry, ensuring that residents can live stable, long-term lives. Only in this way can a city develop independently and without over-reliance on the central urban area.
However, the developers of the Selbe sub-center are currently promising the construction of three schools, five kindergartens, and 50 hectares of green space in the area. While these promises sound appealing, there is a concern that what is really needed for the residents is not just shiny buildings and concrete structures, but a safe, people-friendly environment that truly supports their daily lives.
The main question remains: Will the sub-centers and suburban districts evolve into full-fledged cities with thriving communities, or will they turn into overcrowded, pedestrian-hostile “concrete jungles” like many of the existing apartment complexes? This is the central issue that needs urgent attention as the development of the Selbe sub-center moves forward. The stakes are high, and it is essential that careful planning and consideration are applied to avoid repeating the mistakes of the past.
