Small Urbanism

Transcription

Small Urbanism

Small Urbanism
Small-scale urban design as a catalyst for spatial development
Robert Broesi
Daniel Casas Valle
Vincent Kompier
Honoré van Rijswijk
August 2014
SMALL-‐SCALE URBAN DEVELOPMENT Now that the first signs of recovery from the financial crisis cautiously manifest, the question arises; how can municipalities encourage spatial development in an effective way in the Netherlands? In this article, we explore the current frameworks that determine the role of municipalities and then provide a set of recommendations based on case studies from four European cities. Amidst the recent years of financial crisis, reorganization has taken place at all levels of public urban and spatial planning in the Netherlands. The responsibilities of governments at the national, provincial and municipal level have been redistributed. While municipalities have been granted more authority, they are also now operating with fewer resources. Under financial pressure brought on by austerity and the downsizing or dismantling of urban planning departments, the role of the urban planner has diminished. The ongoing administrative restructuring is equally relevant in the examination of the role of municipalities in current urban development. Increasingly, municipalities have merged so that multiple urban centres have come under the authority of larger municipalities. When analysed together, both of these trends indicate that fewer officials are given responsibility for the urban development within the greater municipal region. Many municipalities made large-‐scale land purchases to allow for the expansion of housing, and consequently, went into considerable debt in the process. This dynamic has led to the development of precarious financial management. It is now clear to most municipalities that the days of major public investment are gone. The financial crisis has also revealed the weaknesses of the traditional, large developer and housing association as they both struggle to initiate new projects. As banks make more and more stringent demands on the financing of new projects, urban expansions and redevelopments have been postponed or cancelled altogether. The reversal of these developments, has created the space and opportunity for a wide collection of new and existing (otherwise underutilized) parties to contribute to different forms of incremental urban (re)development. By giving opportunities to new parties, the halted developments can be initiated again, and the desired spatial innovations can be implemented. The large scale of VINEX districts is being replaced by smaller development plots, varying in size from a single housing unit to complexes of several hundred homes. From the perspective of a municipality, small-‐scale plots are advantageous because they reduce the financial risks associated with land acquisition and development. Moreover, small, incremental developments have more potential in providing a wider variety of housing needs while also relating to the specific localized conditions and character of each site. In this way, the connections are heightened between residents and the built environment they inhabit. Now, the question is; how can we capitalize on these opportunities knowing that development projects in municipalities have tighter budgets and increased dependence on outside investors? In many other countries, small-‐scale urban development is daily practice. In this study, Small Urbanism (partly funded by the Netherlands Architecture / Creative Industry Fund) we present case studies of projects in Porto, Birmingham, Hamburg and Malmö as examples of small urban developments. The analysis of the four case studies provides some insights that may be relevant and Page 2 of 11 helpful in the practice of Dutch urbanism. These studies are important, not just as instruments to highlight the success stories from other countries, but also as a means of revealing the parts of Dutch planning that can be achieved more economically. In Small Urbanism we select four recommendations associated with small-‐scale urban development to assist Dutch municipalities. Together the recommendations indicate where municipalities can focus their attention and resources to achieve quality and effectiveness in new developments. Each recommendation outlines the main principles before introducing one or more specific instruments for implementation. Before going to the recommendations, first, a compact description of the foreign cases and the analysis method used in the study. FOUR CASE STUDIES: PORTO, BIRMINGHAM, HAMBURG, MALMÖ The foreign case studies offer examples of specific practices in which small-‐scale development can be achieved. Each of these practices is exemplary in its own way. An important distinction between the cases is in the central actor(s) for area development. In each example, this involves 'private' parties. When studied concurrently, the juxtaposition of these practices provides tools for meaningful urban, small-‐scale development. Taken together, the cases show how small-‐scale development can be achieved, how "private initiatives" can be incorporated in development and which (urban) tool is crucial for the approach. For the study, Small Urbanism, we have four cities selected as a cross-‐
section of Europe. These cities are Porto, Birmingham, Hamburg and Malmö. Porto There is a long tradition of small-‐scale urban development in the Porto Region based on the traditional urban mosaic patterns and modern government systems. The laws established to regulate development are based on technical requirements that fit within a political hierarchal structure. Authorities at the national level have distinctly different and in most cases, superior roles to those at a regional or local level. For each local plan to be approved, it must pass through ascending levels of authority, eventually reaching the Minister of Spatial Planning for final review. This upward channelling contributes to a rigid planning process that cannot suitably adapt to unique circumstances at a localized scale. The example of Ponte da Pedra in the municipality of Matosinhos demonstrates how a housing cooperative can work within the rigid planning process to make high quality and inclusive social housing projects. Through a series of fortunate planning decisions, a former industrial site was rezoned as a mixed-‐use/residential area. A union of housing cooperatives initiated a public competition to explore the various possibilities for the site, all the while focused on clear and specific project requirements regarding necessary architectural and social qualities. In the Ponte de Pedra, several solutions were created to help implement the project. With a lack of public investment or municipal guidance in the direction of small-‐scale urban development, a new form of "public urbanism" was initiated. What resulted was a highly successful small-‐scale housing project that transformed an industrial space into a desirable public asset that positively influenced the surrounding urban fabric of Matosinhos. Page 3 of 11 Hamburg The City of Hamburg is actively involved in the future growth and shape of the city. Central to all municipal planning policies is a belief that attracting new residents requires a city of diversity, vibrancy, and density. In order to meet the established population targets and visions for "more city in the city," many policies were introduced to facilitate high quality, family-‐friendly housing developments and small-‐scale interventions. In this case study, the Parkquartier Friedrichsberg is examined as a successful small-‐scale intervention. This development incorporated high standards of sustainable and energy-‐efficient design practices to create an attractive housing complex and enhance the existing local urban character. A winning design was chosen for an adaptive plan to facilitate the activity of the Baugruppen community housing cooperatives. The approach implemented by the winning team encouraged continual public participation throughout the stages of development. The designs of living environments were catered primarily to the needs of housing cooperative members. Through an intensive design process involving the repeated consultation of municipal staff, developers, architects, urban designers and Baugruppen members, plans were approved only once all parties were content with the results. The final design had to meet the strict building guidelines used to ensure architectural quality, while also meeting various environmental considerations. The resulting development creates an attractive and environmentally friendly community for families. This neighbourhood also meets mandate to increase the density of the urban landscape. Birmingham In the wake of the global financial crisis, cities throughout the United Kingdom have been facing major challenges when trying to redevelop their urban centres. With a lack of project funding many of the planned urban regeneration projects have been cancelled or put on hold, deemed unfeasible during this uncertain economic climate. To encourage future development, the central UK government introduced a variety of policies and strategies to spur economic growth. These strategies helped to prioritize economic growth and job creation by introducing tax and regulatory relief for entrepreneurs and investors. Simultaneously, the government prioritized localism in the planning process, giving people the chance to participate in the ways their communities would develop. In this case study, Dayus Square, situated in Birmingham’s Jewellery Quarter, is examined as an example of how a historic urban centre can be renewed through partnerships with local residents, business owners, developments and government. The planning process involved multiple players and initiatives that worked with the various government initiatives to finding necessary funding. Also, a consortium of business partners was formed to develop a wide range of activity and housing types while creating opportunities for different investment streams. The consortium also developed new approaches to streamlining the planning process so that projects could be undertaken quickly and efficiently. The resulting project is a very successful mixed-‐use neighbourhood that celebrates the historic qualities of the Jewellery Quarter while ensuring it remains an economic hub into the future. Page 4 of 11 Malmö Malmö has been in a state of flux—shifting from an industrial past to a future based on the knowledge economy. The global recession of the early 90s heightened many of the economic hardships that already plagued the city, including budget deficits, rising unemployment, increased immigration and company closures. These challenges forced the city to adopt a forward-‐looking strategy involving major investments in infrastructure and universities. There was also a focus on the redevelopments of former docklands, such as the Vastra Hamnen. In this case study, the strategies utilized by the City of Malmö is the development of Vastra Hamnen are examined as a possible solution to means of reinventing a city during a time of economic uncertainty. The Vastra Hamnen case study explores the means by which the City of Malmö introduced a new culture of planning. Through the development of a demonstration project, Bo01, the city tested and highlighted new principles of design in conjunction with an international housing convention. The result of the project was a carbon neutral housing development that set many of the international standards of sustainable urban design. This project contributed to a new tradition of attractive, dense and sustainable community development in Malmö and influenced the shape of each development to come. Central to the successes of the Vastra Hamnen developments is the quality program used to guarantee the application of ecologically sustainable principles of design. The green points system necessitated that each development include a selection of specific sustainable design features and formula to ensure a minimum level of green space. On top of this, a platform called the Creative Dialogues was established to combine the knowledge, expertise and vision of large and small developers, architects, city officials and citizens to ensure each project was constructed with an emphasis on high quality architecture and social, economic and ecological sustainability. Vastra Hamnen is an amazing example of how a city can actively encourage positive relationships between the development community, municipal officials and citizens to redevelop under-‐utilized urban spaces and create attractive and resilient communities for people to work and live. ANALYSIS APPROACH Each case study begins with a description of the local planning culture, which is crucial for the analysis of the four specific projects. The following aspects are examined. Instruments + The political framework needed for development (eg. Land development, infrastructure, etc.) + Legal context + Funding mechanism + Development speed Actors + The role of the central actors initiating development + The role of government and the establishment of the planning process Page 5 of 11 Spatial framework + The role of urban design + The scale of the development units Use + The measurements incrementally increase the value of the small-‐scale development (spatial and programmatic) + Flexibility and adaptability over time + Management of the collective (utility) facilities The results of this study were based primarily on desktop research, and deepened through interviews with those involved in the specific cases. In each example, at least one representative from a development, one private participant and one public partner was interviewed. The insights from the interviews were used to prepare working papers for each case study. Finally, infographics were produced to highlight the planning processes. The formal planning processes in each country analysed in this study have remarkably similar formal structures. However, the definition of planning processes as seen in practice vary widely between the countries. The process is often determined by the local construction culture, varying from country to country, and in some cases, even between different cities within the same country. The current economic and demographic situation played an important role in the way in which projects developed. The four infographics demonstrate the differences between the cases when it comes to the initiator, the duration of various phases and the role of the municipality. For detailed information about these issues, we refer to the separate working papers. Page 6 of 11 RECOMMENDATIONS 1. Develop from the breadth of options! There is a wide variety of developers who can contribute to the spatial development of cities. Urban planning in the Netherlands can be furthered as long as the versatility of different parties is effectively utilized. In the wake of the financial collapse of the construction industry, individual private commissioners have been heralded as saviours from the ongoing crisis. The particular attention to this form of development has helped to differentiate the importance of the traditional urban development institutions. At the same time, it’s obvious there is a myriad of parties operating in-‐between the individual client and the big developers and housing associations. The four case studies differ in the type of developer. In Porto, the housing market is dominantly privatized, with little room for social housing. In response to the growing influence of the private housing sector, the "Cooperativas de Habitaçâo“ movement arose in the 1970s, inspired by the Swedish social housing model. The cooperatives are implemented and managed to provide semi-‐social housing for lower-‐to-‐middle class families. The organizations feature structuring whereby members are also owners with voting rights. Also the organizations are non-‐profit, with a space for healthy financial margins, and long-‐term in scope. Lastly, the principle users contribute to the social programs in the cooperative. Now, the Cooperativas de Habitaçâo have contributed greatly to the development of social housing in the Porto Region, especially in the adjacent municipality of Matosinhos. In Birmingham, the free market dominates the housing industry. In this case study, the Jewellery Quarter is examined with particular attention paid to the private consortium who developed a small project with a contractor involved in commercial housing. This composition allowed for various functions and housing types to be included within this project. In addition, the risks could be distributed between the involved parties, different funding streams were utilized and processes for obtaining building permits were streamlined. In Hamburg, Baugruppen are used as excellent examples of housing initiatives that match the ambitions and desires of the community. A Baugruppe is a group of people with a shared goal of building a collective live/work complex of an average of 10-‐15 households. The Dutch equivalent is known as a Collective Private Client (CPO). In 1999, the city of Malmö set the target of becoming the most sustainable city in Europe. The municipality explicitly chose to incorporate the traditional, big developers in the development of the Vastra Hammen, but also encouraged small-‐scale developers to participate. The project invited participation from a range of large and small-‐scale developers, including the giants in the Swedish development community, and private clients, architects, and CPO. In recent years, there have been calls to find “new developers” in the Netherlands, stemming from the belief that the traditional developers have had its day, and now are in decline. However, searching for “new developers” is not necessary. The types of developers in the four European cases Page 7 of 11 played a decisive role, and also, exist here in the Netherlands. These parties are present here, but operate in niche, sometimes hidden, markets. Thus, our first recommendation is to welcome as much variation in developers as possible. Inviting the breadth of participation from the development community will be a catalyst for urban development. Cooperatives as they exist in Porto are no longer present in the Netherlands. However, these models may be appropriate in this current age and reintroducing them would be an interesting opportunity for increasing social housing. The way that these initiatives combine development power that does beyond a single project to include the involvement of local citizens within their built environment in a non-‐profit structure is truly noteworthy. Also, inexperienced players can achieve great success, as is example with the Baugruppen in Hamburg or the participation of small-‐scale developers in Malmö. Having said this, it may be necessary that the municipality supports inexperienced developers, which occurred in Hamburg by means of the so called Bouwloket. > Instrument: Bouwloket (Agency for Construction Groups) The city of Hamburg promotes the development of Baugruppen projects. Therefore, since 2003, a separate program has been established to facilitate these projects from conception to completion. This program is called the Agency for Construction Groups (Agentur für Baugemeinschaften). The agency helps inform interested citizens about how they can find or create a suitable assembly, provides information on available lots and the application process, financing and other procedures. 2. Formulate concrete long-‐term goals enriched by other participants! Urban development based on gradual and small-‐scale initiatives requires a clear, long-‐term vision from the municipality. Only in this way, the sum of many local initiatives can lead to a collective value. It is essential for a city to have a clear vision that outlines its ambitions and include a directives for a multitude of small-‐scale interventions. This will help both the individual building projects and the development of the city as a whole. The vision must formulate clear objectives, be long-‐term in scope, be feasible and be adaptable over time. At the same time, the vision should be formulated in such a way that it can be enriched by separate building initiatives. Without the city, such a vision will not be initiated and produced. And without support from the development community, the vision remains little more than a paper tiger. Before beginning the formal and procedural parts of the planning process, it is important to initiate an informal phase. As a municipality, it is important to adopt a positive, informative attitude to stakeholders (citizens and investors) so that everyone has the opportunity to become actively involved, offer up their opinion, and help decide the future of their communities. The participatory role of citizens is essential because they are the ultimate consumers of what is produced through the planning process. In this study, we give three examples of tools in different phases of the planning process that might help the developing parties contribute to improve and implement long term ambitions. These examples make clear that, besides the formal and legal procedures, the informal instruments of urban planning are essential for gaining the support of the developers. Page 8 of 11 > Instrument: Creative Dialogues In 1999, the City of Malmö set the target of becoming the most sustainable city in Europe. The former docklands of Vastra Hammen became the experimental site for different planning innovations and new benchmarks of sustainable design. Creative Dialogues is an informal tool to link the ambitious vision for the city as a whole with the implemented projects in Vastra Hammen. This instrument encourages a roundtable discussion between the municipality, developers, architects, scientists and citizens. During these discussions, knowledge and experience in the areas of socioeconomics, environmental sustainability, urban and architectural theory are exchanged. The goal is to find new solutions and reduce the environmental footprint and costs of urban development. The discussions made during the Creative Dialogues start before a construction site will be established and run throughout the entire planning process. > Instrument: Broad definitions of functions in formal planning documents The City of Hamburg strives to increase the population by 80,000 people by 2020. This requires a construction output of 5000-‐6000 homes per year. The city adopted the motto, “More urban in the city,” and encourages more multi-‐functionality. This is best reflected in the broad definition of functions used in the city’s planning documents. In Germany, under the "general residential areas" (Allgemeine Wohngebiete, WA), the zoning allows for shops, cafes and small businesses, and firms (craft enterprises). Local, neighbourhood-‐based activity is always permitted, which greatly benefits local businesses. Residence or business functions are designated to residential and business zones. In instances when a new building initiative is occurring in a place without a defined zone, then by default, the new construction must follow the Â§34 Flächen Nutzungs Plan (FNP -‐ municipal structure plan) that indicates that a new building must match the character of the surrounding buildings. > Instrument: Green Points System The green points system is a creative means to achieve sustainability goals. In the City of Malmö, this system is used to allow developers to indicate how they intend to implement the requirements in the area of sustainability. When determining the features of a development, the developers are provided with a list of 35 green qualities, of which, they are obligated to select and implement 10. The measures range from enhancing biodiversity through bat boxes and wild flower in the courtyards to ways to enhance the architectural quality of the block and taking measures for flooding due to extreme rainfall. 3. Realize the ambitions for the city through targeted, active land-‐use policy! Active land-‐use policy is a great tool to ensure that the long-‐term aspirations of a community are reached. This necessitates the shift away from pursuits of maximum financial profit to initiatives that create added-‐value for communities in the long-‐term. Page 9 of 11 In the Netherlands, municipal developers often acquire land based on speculation with the intent of its resale for higher profits. These profits are then used to fund various other projects within the municipality, such as the construction of schools, youth centres and libraries. But the model developed by the municipality to fund projects is no longer viable. The term, “write off” is widely used and known to municipalities across the Netherlands because land investments are now worth far less than were when purchased. Hamburg, Malmö and Porto offer real examples of how focused, active land-‐use policies can be used as a means of implementing new developments. Economic, environmental and social goals are positive contributions to a city for the long-‐term as long as they include the participation of a wide spectrum of small parties. The targeted and strategic purchase of land can greatly benefit the long-‐term ambitions of the municipality. In each example from Porto, Hamburg and Malmö, development companies directed their projects and acquired land with particular target groups in mind. In Porto, for instance, it was common for housing projects to be created in the Cooperativas de Habitaçâo model. Because most of the ground used in the project was considered communal space, the low cost of land stimulated these property developments. Also, a reduced rate of VAT for the construction costs made these types of projects particularly viable alternatives to traditional social housing projects. These projects were developed with very little financial resources. The city of Hamburg believed that a proactive land policy was necessary to achieve its goals of increasing the population by 80,000 by 2020 and increasing the density of the city as a whole. Underlying the ambition to increase the population within the city limits, was a focus on increasing the quality of developments, especially for family households. The fact that the municipality owns so much land increases the feasibility of offering land to specific target groups. In the “land portfolio”, the city reserves land especially For these lands, specific requirements apply and usually they are being issued through contests. The Baugruppe proposal that best responds to the goals and demands of the city can purchase the land. The “land portfolio” is continuously connected with the urban development objectives. Vastra Hammen, in the City of Malmö, was a targeted purchase from the beginning, acquired with the vision of making a model neighbourhood based on the principles of sustainability. The municipality deliberately chose to distribute the land among a broad variety of players from the development world. Next to the usual suspects, the giants from Swedish development, the city invited newly-‐founded small developers like private clients, collective building groups and architects. The belief was that by encouraging a diversity of developers and welcoming new and often inexperienced parties the project would better reach the objectives of sustainability. In this way, land allocation was a useful tool in the promotion of diversity and sustainability. > Instrument Local Enterprise Zones Local Enterprise Zones are well-‐defined geographic areas in Birmingham where the municipality wants to encourage entrepreneurs to invest in urban development. There are Page 10 of 11 various benefits that apply to these zones in the area of taxation and regulation. A simplified planning regime is issued by the Local Development Orders (LDO) to accelerate development. 4. Cherish the Dutch approach to spatial quality! Spatial quality does not come naturally. The strong tradition of spatial quality promoted in Dutch urbanism deserves to be recognized and celebrated. The municipalities play a central role in the quality of the built realm in the Netherlands. A multitude of different actors leads to a high degree of diversity of development and initiatives. The European cases studies featured in this report demonstrate that municipalities need precise knowledge of spatial, structural elements of the city and a view of the relationship between different sources of investment. If the municipality does not have this information available, an optimal balance between individual building initiatives and public investment like infrastructure, is virtually impossible. Also, the quality of a single project will not have a positive impact on the rest of the city. Abroad, the Dutch planning approach is widely praised for: -‐Integrated and interconnected methods of urban planning; -‐Public space design as the unifying agent between different parts of the city; -‐Processes involving various levels of authority; -‐Cooperation between various parties to find pragmatic and innovative solutions to shared challenges. In the Dutch context, the amalgamation of municipalities is contributing to decision-‐making based on the expertise of fewer and fewer officials. As a result, these core elements of the Dutch planning approach are of continued importance for urban development to come. Essential is knowledge of the existing spatial principles of individual areas, the urban tissue and main infrastructure. Only on the basis of this knowledge, a meaningful conversation can be conducted with the developing parties. In order to understand how a development can be placed within or enhance the existing urban fabric, a municipality must be capable of clearly communicating spatial goals and basing their aspirations on concrete mandates maintained by the higher levels of political authority. The development of this spatial knowledge can be done in cooperation with design schools, historians, geographers, social scientists, urbanists and other local experts. > Instrument: Open Space Plan A well-‐conceived public space is a solid framework for which a multitude of small-‐scale developments can be programmed. A huge number of small-‐scale developments, by a broad variety of developers, over a longer time period, require a Open Space Plan. The open space is not necessarily a derivative of a building project. It can also be designed with its own strong programme, and preferably be realized independent from the surrounding real estate. A coherent design of a public space can provide a strong counterweight for a high amount of small construction initiatives. The stronger the public space, the more limited the requirements for construction initiatives can be. Page 11 of 11 =
NORBICETA
se 1
Pha
5
19
02
99
However an integral urban plan was made, that included 7 land
owners, only the area owned by Norbiceta is developed. This included
all public space, a sport facility, a play field and the site preparation
for a public school. The transition of maintenance responsibilities to
the municipality was not clear.
+
200
200
The project is located in a fragmented urban area, on the old road
between the cities Porto and Maia. The change from an industrial use
into urban and residential area, makes it attractive for Norbiceta, a
consortia of Ćooperativas de Habitação´, to develop residential
program on the project site. Started with an open public competition,
at an urban and architecture level, Norbiceta lead the spatial planning
process. The municipality collaborated and was on all phases direct
and indirect involved, including approval of the plan.
6
PONTE DA PEDRA
Matosinhos, Portugal
urb
an
com
pet
20
itio
n
Ceta
NorteCoope
As Sete Bicas
COOPERATIVAS DE HABITAÇÃO
urban plan ‘Plano de Pormenor’
2003
1998
251 Housing Units + Sport Field + Play Field + School
254 Parking places 114 garage, 140 public space
7 Owners
fsi 1,58
project area 24.956 m²
total building capacity 39.330 m² - 25.505 m² is realized
build footprint housing 7.493 m² (30%); school 3.799 m² (15%)
open space 17.463 m² (70%)
se 2
Pha
07
20
20
04
200
5
Small Urbanism © 2013
ket
Small Urbanism Daniel Casas Valle
Source: Eurostat, INE , Housing Statistics in the European Union 2010, Matosinhos Municipality, architect A.C. Coelho, Norbiceta, Google Earth
200
Note: only 75% is realized
pac
6
able
tain
: sus
Detail of the Urban plan Ponte da Pedra
Published in the ´Regulamento do Plano de
Pormenor de uma zona da Rua de Santana
em Leça do Balio´, as an mutation to the PDM
of Matosinhos, 12 March 2003
4
ur
These Baugruppen had to fulfill the Bebauungsplan, which was bases on
the results of the competition. The Bebauungsplan sets standards for an
ultimate mix of compacting and greening the city. In the area, seven
different Baugruppen (collective private commission groups) built
apartment blocks, mainly for housing.
20
ba
03
nc
om
200
200
Parkquartier Friedrichsberg is situated in a former urban hospital area.
By reorganization of the hospital space was vacated for urban
development. A selected competition for architects and landscape
architects was held by the city of Hamburg. Main purpose of the
competition was to generate the best urban plan for new city housing at
this spot. The results of the competition laid the foundation for an urban
area that was specifically assigned to Baugruppen.
5
PARKQUARTIER FRIEDRICHSBERG
Hamburg, Germany
06
pe
tit
20
io
n
an
urb
+
pl
n’
pla
ngs
auu
Beb
an ‘
6
200
BAUGRUPPEN
=
MUNICIPALITY
2007
2002
_ Housing Units + Community room + Bike room + Workroom
_ Parking places _ garage, _ public space
7 Baugemeinschaften
fsi 0,3 / 0,4
total building capacity _
build footprint _
open space _
20
11
08
201
Programs of the Baugruppen analysed: Tilsammans - living;
Junges Wohnen - living, community room, bike room, workroom
Small Urbanism Vincent Kompier
Source: Eurostat, Housing Statistics in the European Union 2010, Hamburg Municipality, urban planner _ , architect _ , private developers _ , Google Earth
9
Detail of the Urban plan Bebaungsplan
Barmbek-Süd 12 for the area Parkquartier
Friedrichsberg adopted by the district council
of Hamburg-Nord, June 2006
200
0
20
7 BAUGEMEINSCHAFTEN
=
DYAS SQUARE
em e
agre
106
1
A full planning consent for the mixed-use development was needed
and this incorporated a detailed planning application. This included a
location plan, certificates, site plan, plans and drawings and various
assessments. The Birmingham City Council planning department
formulated the planning policies and was leading the planning
application process, including the 106 public realm contributions.
+
200
200
The project is located in the industrial regeneration area of the
Jewellery Quarter. The consortium included three partners, Millennium
Apartments Limited (a private developer), Prime Focus Housing
Association (a local housing corporation) and Wilcon homes limited
(a private commercial housing builder). The partnership was a unique
opportunity to share development risks, attract additional funding and
investment different and stimulate future regeneration.
2
nt
DYAS SQUARE
Birmingham, England
20
03
00
20
Wilcon Homes Limited
Prime Focus Housing Association
Millennium Apartments Limited (initiator)
CONSORTIUM INCLUDING THREE PRIVATE PARTNERS
1999
2004
228 Housing Units + Retail + Business Centre + Work Units
180 Parking places 92 basement parking, 48 courtyard
several mix-use Owners
fsi 2,16
total building capacity 17.366 m²
build footprint affordable housing 3.274 m²(27%);
residential units 8.327 m² (50%); commercial 5.764 m² (33%)
courtyards 17.463 m² (70%)
20
08
05
Small Urbanism Honoré van Rijswijk
Source: Eurostat, Housing Statistics in the European Union 2010, Birmingham Municipality, urban planner _ , architect _ , private developers , Google Earth
200
6
Detail of the Development Urban Plan
Albion Square, Birmingham
200
7
20
PRIVATE DEVELOPERS
evel
op
ers
7
200
200
The so called 'detailed plan' for Fullriggaren was set up by the
municipality at the beginning of the planning process. It is accompanied
by an 'illustration plan' and a plan description in text. In a call for
proposals, developing parties were invited to show how they would fill in
the ambitions as formulated by the municipality.
sele
ctio
n
of d
The real estate office selected ten developers and assigned specific plots
to them. This selection was an important instrument to influence the
scale of development and the level of quality. In an intense cooperation
the municipality and the developers have worked out aspects like
greenery, parking and architecture.
+
8
FULLRIGGAREN
Malmö, Sweden
20
06
09
20
=
MUNICIPALITY
2010
2005
630 Housing Flats + Nursery School + Business Premisses + Offices
450 Multi-storey car park places
10 Owners
fsi 1,8
total building capacity 83.036 m²
build footprint housing 81.730 m² (98%)
open space _
20
14
11
Small Urbanism Robert Broesi
Source: Eurostat, Housing Statistics in the European Union 2010, Malmö Municipality, urban planner _ , architect _ , private developers , Google Earth
201
2
Detail of the urban plan for the east area
of the Flaggskepparen Square
201
3
20
Small Urbanism . Case Porto
Ponte da Pedra, Matosinhos
Cooperativa de Habitação, NORBICETA
Daniel Casas Valle
Small urbanism -‐ case Porto – Daniel Casas Valle 1 Small urbanism -‐ case Porto – Daniel Casas Valle 2 “Any fool can make things complicated, it requires a genius to make things simple”
“Wisdom demands a new orientation of science and technology toward the organic, the
gentle, the elegant and beautiful.”
E.F. Schumacher
Small Is Beautiful: Economics as if People Mattered
Small Urbanism . Case Porto
Ponte da Pedra, Matosinhos
Cooperativa da Habitação, NORBICETA
Daniel Casas Valle
Small urbanism -‐ case Porto – Daniel Casas Valle 3 Small urbanism -‐ case Porto – Daniel Casas Valle 4 1.
2.
Introduction
6
1.1
Urbanization in the Porto Region
6
1.2
The spatial planning system in Portugal
8
Spatial planning
12
2.1
Matosinhos and the case Ponte da Pedra
12
2.3
Cooperativas de Habitação
12
The spatial planning system in Matosinhos
15
2.2
Planning culture and organization
Planning instruments Matosinhos (PDM)
Financial flows
3.
Case Ponte da Pedra, Matosinhos
3.1
3.2
3.4
4.
19
Developing initiative and urban design competition
The urban plan
The actual situation
Conclusions
19
31
33
35
Appendices
Map on cover: fragment of Porto region (buildings). CEAU/FAUP (Research centre Faculty of Architecture University Porto), 2013.
Small urbanism -‐ case Porto – Daniel Casas Valle 5 Small urbanism -‐ case Porto – Daniel Casas Valle 6 1.
Introduction
.......................................................................
1.1
Urbanization in the Porto Region
The current urbanized mosaic landscape in the Porto Region1 is the result of a complex
accumulation of single and collective interventions in the territory. At first glance, the urbanized
landscape appears to be chaotic or diffuse2. This is related to the scattered construction, fragmented
pattern of land ownership and an unfinished road network3.
The Porto region has a large diversity of urban morphologies, built typologies and landscape
characteristics. One of the most important aspects contributing to the richness and diversity of the
spatial mosaic is based on the small-scale property units . These small plots represent the base unit of
property distribution and the elementary component of urban developments. These small properties
have a historical basis related to good soil fertility in the region. In the past, it was possible for a family
to have a high degree of food production on a limited area of land. This resulted in an urban mosaic
across the landscape with strong divisions of land and fragmented land ownership across many small
parcels and plots. The system of scattered and small-scale property pattern is referred to in Portuguese
as minifundio.
This small plot ownership structure is still the predominant morphology in the region. There are two
important reasons the minifundio has remained such an important part of the landscape: the existence
of a strong cultural attachment to land and the strict and rigid juridical system that restricts variation
and customization. As a result, collaboration between several land owners, be it private or public, are
uncommon. In general, the current structure of land ownership is still the basis for all urban
developments, plans and projects in the region.
250000 200000 150000 100000 50000 0 1919-‐1945 1946-‐1960 1961-‐1970 1971-‐1980 1981-‐1990 1991-‐2000 2001-‐2011 Housing in the North region of Portugal, construction period. 63% is build after 1971.
Source Census 2011, INE. Publications: Censos - Resultados definitivos : Região Norte and other publications.
1 The Porto Region has no official status. The Porto district has a population of app. 1,78 millions/area of 2.395km2 and the Metropolitan Area of Porto has a population of 1,76 million/area of 1.884 km2 2 La città diffusa (1990), Franceso Indovina 3 Specially by the absent of a complete and continuous intermediary road system.
Aerial photo of the urbanized landscape of the Porto Region. At the foreground is Vila Nova de Gaia, the Douro River and the A1 motorway connects this town with Porto. Aerial photo by Daniel Casas Valle © 2012.
Small urbanism -‐ case Porto – Daniel Casas Valle 7 In the last few decades, the Porto Region has grown in an uncontrolled and often fragmented way. (See
illustration on page 7). The strong economic growth in the 80s and 90s initially led to rapid
suburbanization and the construction of many new residential units4. In the spatial planning
documents of the various municipalities construction possibilities were almost unlimited. Overall, this
led to an overcapacity of development possibilities in the Porto Region.
Simultaneously, it became
impossible to designated real spatial priority areas. This was mainly the case for residential and
working programmes.
Despite extensive housing construction5, most development took place through a series of small
interventions. Most developments took place on the privately-owned and small-scale plots. The vast
majority of developments ranged in size from a single residential unit to a complex of one hundred
residential units. Few developments exceeded this range. Large-scale urban plans at the neighborhood
or district scale were very exceptional in Northern Portugal.
High variety of building units and urban patterns. Aerial fragment, including the case Ponte da Pedra.
New centralities were built throughout the city, including a new university campus, the renewal of the
main hospital area, new shopping centres, leisure centres and modern international airport and
harbour. During this period, the highway system was also constructed. Now the roads around the city
of Porto mainly functions as a toll-road system. This system was created in a short window of time but
it had a tremendous impact on transportation in the Porto Region. The highway system introduced
enormous variation of fast and efficient roads between several nodes and districts. The differences
between the often local road network and the national highway system is very pronounced. Often, as in
the case of the municipality of Matosinhos, some of the municipal and regional network was built
through funding of the highway projects. At the same time, a complete and continuous road network at
an intermediate scale is absent.
The small-scale developments in the Porto Region also influences how the consulting and design world
is organized. Besides some larger agencies, there are many small businesses that consist of one or two
people working together with different, often (young) freelancers. The construction sector is small and
often locally organized.
4 In this period, also many apartments with a poor quality were build.
5 Between 2002 and 2008, more than 75.000 residential units in the region of Porto were constructed or renovated. INE / Instituto Nacional de Estatística, Building and Housing -‐ ECH_2008. Small urbanism -‐ case Porto – Daniel Casas Valle 8 1.2
Spatial planning system in Portugal
In general, there are many similarities between the spatial planning system of Portugal and those in
other continental European countries6. Often, the principle set of laws (specific and general),
regulations and technical requirements have a hierarchical organisation model based on political and
technical contexts. In this way, different public entities have their own responsibilities and obligations.
Public bodies at a national level have distinctly different roles than those at the local level. In scheme 1,
the hierarchical structure of spatial plans is demonstrated. Importantly, all municipal plans (PMOT)
have to be approved by the CCDR-N7 and ratified by the ´Minister of Spatial Planning´ (see scheme 2).
In most circumstances, this top-down model is strictly applied.
This strict body of regulations
contributes to the rigidity of the planning system and a lack of flexibility to adapt rules to specific
projects with unique contexts or locations. An example of this, is the planning and design of new
streets that need to comply with the standard regulations of a certain street type. To apply this without
any sense of customization, results in conflicts due to unique local situations, wherein new
constructions are conflicting with the local characteristics.
The planning system is also inflexible because a rigid juridical culture and a very complex juridical
system in Portugal8, which enforces bureaucratic and technocratic processes.
Scheme 1 - Political Instruments in Portugal, Spatial Planning / Ordenamento do Territorío9
At the regional level, the PROT-N is the strategic planning document for Northern Portugal, which in
principle should be used for guiding every spatial planning intervention in the region. However, this
planning document is not commonly enforced. What is most remarkable is the absence of an
implementation program of the fields of the Urban System and Spatial Planning. A financial paragraph
is missing for both fields. In contrast, the fields of mobility, transport and accessibility, the
environment and Heritage have a proper budget agenda. 10
6 The basis of the actual spatial planning framework (PMOT) in Portugal began in 1990. See Appendix I (Portuguese overview of Territorial law o
system). The actual law is: DL n 46/2009 of 20/2/2009.
7 A delegated regional organization of the Portuguese Government for the Northern district of Portugal).
8 In general, laws or regulations are not being substitute, but are (constantly) partially updated and always published in de Díario da República. The juridical system became un-‐transparent for not-‐professional, especially because the amount of amendments and set of various sectional al regulations and plans. Often, there are also contradictions between the different regulations and agreements (as for example: a simple definition of planning border limits between several authorities as the national government, municipalities, ecological entities, etc.) 9 Plano Regional de Ordenamento do Território (PROT da Região do Norte, page 244, July 2009). http://protn.inescporto.pt/ (8/8/2013) and http://pt.wikipedia.org/wiki/Instrumentos_de_Gest%C3%A3o_Territorial DL 69/90, PMOT: http://dre.pt/pdf1sdip/1990/03/05100/08800887.pdf DGOTDU -‐ Direcção geral do ordenamento do território e desenvolvimento urbano/General direction of spatial planning and urban development – an overview of all territorial and urban legislation in Portugal: http://www.dgotdu.pt/channel.aspx?channelID=96EDFCE3-‐CBFE-‐
41C3-‐BE88-‐4D81A555AB96 (13/8/2013) -‐ Avaliaçao Ambiental, Expropriaçoes por Utilidade Pública, Gestao Territorial, Restriçoes de Utilidade Pública, Servidoes Administrativas, Solos Urbanos, Urbanizaçao e Edificaçao 10 PROT-‐N, not approved document. ´Mobility, Transport and Accessibility´ have in total 35 projects with an estimated investment budget of € 5.048.100.000,= and ´Biophysical system and Heritage´ have in total 44 projects with an estimated investment budget of € 44.491.000,=.
Small urbanism -‐ case Porto – Daniel Casas Valle 9 Scheme 2 - Municipal Spatial Planning system in Portugal
At the municipal level, the PDM is the only Spatial planning document that must be updated every ten
years. This strategic plan applies to each municipality in the region. It is the main document for the
organisation of the territory, governing the main structural elements such as the mobility network,
public facilities and green structure. This plan is comparable with a zoning by-law plan with
regulations for construction, (densities, appendixes), parking facilities, greenspace, mobility network
(for examples, see the PDM of Matosinhos on pages 14-15). While this type of plan suits the
development of a strong spatial planning strategy, it is often quite rigid in the zoning and definitions of
functions, and it contains many abstract building parameters. This results in many plans with a focus
on maintenance of the existing spatial structure.11
The PU and PP are both urban plans focusing on transformation of specific areas. The PU and PP are
quite similar in many ways, for example, both urban plans have a focus on developing of specific urban
areas, including a management and implementation strategy. The main difference between these two
are that the PP has a more detailed design level with a focus on direct implementation (including
financial aspects), while the PU is intended for global planning matters. Both plans can be used in
specific cases as an urban extension, or even, as a replacement of the PDM. There are many elements
in these urban design plans, including building schematics and guidelines focusing on building plots,
envelops and heights. Also included are guidelines to determine design for the public space, functional
zone regulations and parking requirements.
There is an interesting possibility to execute an urban plan as an integrated project through the system
of ´perequação´ (settlement). This system offers a means of sharing or equally distributing all the costs
and benefits associated with a project in a balanced way based on the proportion of land held by each
owner. Portuguese law states that this instrument can only be used if done so on a voluntary basis by
each owner. In practice however, this instrument is rarely used.
Normally, the the local public authority is responsible for the PU and PP plans12 (Câmera Municipal),
with approval of the town council (Assembleia Municipal) and resolution by the Central Government
(controlled by the CCDRN).
An urban plan, as well all the needed (sectional) studies and research, can be developed and created by
public entities or private consultancy and design offices. Decision making and juridical approval is the
11 Nuno Portas, 2011, Estruturas e fragmentos, p. 176, In: Politicas urbanas II: transformações, regulação e projectos, PORTAS, Nuno, DOMINGUES, Álvaro, CABRAL, João, Lisboa: Fundação Calouste Gulbenkian 12 Except when national or regional interests have priority. DL 151/95, Planos Especiais de Ordenamento de Território PEOT and DL 69/90, PMOT. Small urbanism -‐ case Porto – Daniel Casas Valle 10 responsibility of public authorities. The municipality of Matosinhos has developed one PDM (1992),
eight PU and five PP documents13.
When national or regional interests are prioritized, exceptions are sometimes made to the regular
planning system of the municipality. In this case, the national government can develop a special plan
(PIN), thus overruling the planning authority of the municipality.
In principle, based on current urban plans (PDM, PU or PP), a ćonstruction licence´ may be required,
to develop and implement the construction of buildings and public space. The building plan has to be
in accordance with other plans such as national ecological and agricultural acts, regulations and laws.
Simple renovation and reconstruction of existing building are excluded of this obligation.
The General Regulations for Urban Buildings (RGEU)14 is one of the most important series of
regulations, containing definitions for components of building construction, program and design
requirements.
These regulations have space to make exceptions and deviate based on exceptional
instances. Generally, this practise is not often used. The friction between the development rules and
standards and the specific local conditions are well-illustrated by another series of regulation, the
Portaria n.o 216-B/2008. Herein, general parking norms for urban areas and minimum street widths
are defined without taking into account differing circumstances that occur across the country. If these
norms are without clear definition in a PDM, PU or PP, automatically the general rule is applied, which
is often the case.
The RJIGT, Regime Jurídico dos Instrumentos de Gestão Territorial, forms the juridical framework in
territorial management.
1.3
Planning culture
The planning culture in the Porto Region, including the municipality of Matosinhos, has a very formal
and rigid legal framework. In addition, significant differences exist between the formal and legalized
planning framework and practical planning processes involved in the implementation and construction
of building developments. Development is often guided by vague and non-transparent processes, which
are scarcely recorded or implemented in an official way, giving the practise of urban planning a very
informal character. In the realm between the development of new planning documents and the official
process to improve plans, there is room for informality, essential for the functionality of the planning
system15. During this informal process, advice and exploratory methods in urban studies are being
used to define and redefine urban strategies and urban models in Porto Region.
13 DGOTDU [18 October 2013] http://www.dgotdu.pt/SNITAcessoSimples/mapa_print.aspx?CCDR=NORTE&CONCID=1308&CONCNAME=MATOSINHOS&TI=TODOS 14 RGEU (Regulamento Geral das Edificações Urbanas): The guide lines for the implementation of any new building or construction work, reconstruction, extension, alteration, repair or demolition of an existing buildings. It also covers construction, alteration of local topography within the urban and rural areas of protection set for county seats and other locations subject by law to urbanization. Also, an expansion plan will be subject to the provisions of this regulation. The current spatial situation of the Porto Region, shows that it is probably almost impossible to deviate from the standard norms and requirements, especially at a local street level. At this level, there are many physical ruptures, misplaced building typologies and poorly-‐
designed connections. In combination with the small scale development and small grain territorial organization, this gives the impression of a ńever finishing project´. http://www.gaiurb.pt/lex/RGEU.pdf (8/8/2013) http://oasrs.org/pratica/legislacao/territorio-‐urbanizacao-‐e-‐edificacao/ordenamento-‐do-‐territorio http://oasrs.org/pratica/legislacao/territorio-‐urbanizacao-‐e-‐edificacao/regulamento-‐geral-‐das-‐edificacoes-‐urbanas
15 According to Manuel Fernandes de Sá, architect, urbanist and professor at the Faculty of Architecture of the University of Porto, this is the most important phase in planning because of the possibilities to change and influence the plan. Small urbanism -‐ case Porto – Daniel Casas Valle 11 Small urbanism -‐ case Porto – Daniel Casas Valle 12 2.
Matosinhos
.......................................................................
2.1
Matosinhos and the case Ponte da Pedra
Within the municipality of Matosinhos, there are many small scale developments. Examples are private
housing plots ('Loteamentos'), illegal constructions dispersed constructions (especially in the seventies
and the eighties) and housing of the Ćooperativas de habitação´. From the 70's onwards, the
municipality has devoted a lot of attention to housing construction for middle to lower class families in
the form of the Ćooperativas de habitação´. Two of the first and largest Ćooperativas de habitação´,
are funded in Matosinhos. These cooperatives were based on the Swedish social housing model . They
established the standards, conditions and regulations for future social housing in the Porto Region.
'Cooperativas de habitação' differ significantly from many housing corporations in the Netherlands,
´which are private organizations with often ambitious building plans similar to those of developers´16 .
In contrast, the 'Cooperativas de habitação' are relatively small private organizations built in
accordance with the principles of a cooperative organization structure. It is an organization type where
all members have rights to vote and are co-investor in a housing project. A project can be a small
neighborhood or a residential complex, with single or collective housing units.
The case study Ponte da Pedra in the municipality of Matosinhos, examines an urban plan organized
and initiated by a union of three Ćooperativas de Habitação´.
2.3
Cooperativas de Habitação
The model provided by the Ćooperativas de Habitação´ played an important role in the urbanization of
Matosinhos. Is was municipal policy to offer property at reasonable prices to support these kinds of
housing developments. Scheme 3, on the next page, gives an overview of the most important aspect of
the organization type of the Ćooperativas de Habitação´, in the perspective of urbanism and housing
developments.
A particularly interesting aspect is the long-term agreement between owners/habitants and investors of
the cooperatives. These long-term commitment to a development have led to several examples with
higher standards of material and quality of social programming, such as cultural space and sport
facilities. Over time, this concept changed as society changed too. In general, there is a noticeable
difference between the involvement of early members of a Ćooperativas de Habitação´ and the
involvement of more recent members.
The influences of the social interaction (as a group) and
maintenance issues (building, collective space) differ greatly between the early and recent activity.
16 http://nl.wikipedia.org/wiki/Woningcorporatie (8/8/2013) Een woningbouwcorporatie of woningcorporatie is een organisatie die zich richt op het bouwen, beheren en verhuren van woonruimte (sociale woningbouw). Doordat de Nederlandse overheid het bouwen van goede en goedkope woningen grotendeels aan deze organisaties overliet, en zichzelf veelal beperkte tot de rol van financier, regelgever en toezichthouder, heeft de woningcorporatie in Nederland een centrale rol in de volkshuisvestingssector gekregen. Soorten woningcorporaties -‐ Veel woningcorporaties zijn of waren oorspronkelijk verenigingen, de zogenaamde woningbouwverenigingen. Andere woningcorporaties hadden de vorm van een vennootschap of stichting (woningstichtingen). In de volksmond worden de termen woningbouwvereniging, woningstichting en woningcorporatie door elkaar gebruikt. Juridisch maakt het wel degelijk uit of er sprake is van een stichting of vereniging. Zo wordt bij een vereniging het bestuur democratisch gekozen door en uit de leden en bij een stichting of een vennootschap is dat niet het geval. Woningbouwverenigingen kunnen worden opgericht door belangstellenden of belanghebbenden. 'Belangstellenden' waren in de beginjaren sociaal voelende personen die het bouwen van goede arbeiderswoningen wilden bevorderen. 'Belanghebbenden' zijn de huurders of aspirant huurders. Veel corporaties zijn sinds de jaren negentig verzelfstandigd en zijn meer en meer gaan optreden als projectontwikkelaars. Dit leidde tot kritiek: de corporaties zouden door het bouwen van duurdere woningen hun sociale doel uit het oog verliezen. Bewoners ('belanghebbenden') verloren hun zeggenschap cq. inspraak waar het ging om investeringen. Officiëel hadden bewoners dat recht voorheen wel. Aerial photo: Google maps, 2011. With the case Ponte da Pedra marked.
Small urbanism -‐ case Porto – Daniel Casas Valle 13 Housing in the Porto Region •
•
a dominant private market with a small social housing share the model of the Ćoorperativas de Habitação´ have a strong presence in the Porto region, especially in the Matosinhos municipality. Ćoorperativas de Habitação´ are organizations with aims to implement and manage residential programs in semi-‐social housing for lower to middleclass families. Cooperativa de Habitação17 Cooperative housing and construction: the cooperative has the main purpose of developing, construction or purchase of housing for its members, as well as its maintenance, repair or remodeling. Official registration is needed. •
•
•
•
•
•
•
Status is based on the principles of a cooperative organization; nonprofit (with a healthy financial margin), for long-‐
term, users are principle investors, one member has one vote, invest in social activities tax benefit low VAT rate (currently 6% instead of 23% IVA); implementation of quality housing units for a reasonable price mostly favorable interest in collective bank loans (through IHU, Instituto da Habitação e Reabilitação Urbana; this is for Social Housing Municipal organizations and for Ćooperativas de Habitação´) regulation: guide line of housing requirements (minimum residential requirements similar to social housing); in the case of the Ponte da Pedra project, this is ńot more than 20% extra´ originally as an alternative to social housing (inspired by the Swedish model for Social Housing); law 1974 (DL.730/737a Dec 74) previously 200 members were needed to start a cooperativa, now the minimum is five legislation has become more strict with limited application, especially after due to improper usage of the scheme/regulation (specially in the ´90s) FENACHE -‐ Federação Nacional de Cooperativas the Habitação Económica. Since 1980, this umbrella organization for 'Cooperativas the Habitação´ (not all cooperatives are affiliated with). has the same director as the cooperativa As Sete Bicas, one of cooperativas of Norbiceta As Sete Bicas • In 2013 about 7.200 housing units • First 'Cooperativa de Habitação' in Portugal (250 housing, public space, crèche, cultural and gym space, 2nd phase: about 75 app) • contribution for social security of approximately € 5, = / month (including legal assistance) • Cooperative status: all members are co-‐owner and have an equal voice; currently there is a professional staff that especially the existing housing stock manages (approx. 12 employees) • reason to develop: build housing for own members and future members (often that are the children of the current members) In the period 1980 – 2010, app. 200.000 residential units as Cooperativa de Habitação were built. This is around 6% of the total building construction of housing in all Portugal. The Porto Region is often given as a goodexample for other projects in Portugal. Scheme 3 - Housing in Matosinhos
17 Altas da Habitação de Portugal, Instituto da Habitação e da Reabilitação Urbana, Universidade Católolica Pottuguese, Faculdade de Engenharia, 2007 -‐ Cooperativa de habitação e construção: Cooperativa que tenha por objecto principal a promoção, construção ou aquisição de fogos para habitação dos seus membros, bem como a sua manutenção, reparação ou remodelação. As cooperativas de habitação e construção constituem-‐se obrigatoriamente por escritura pública. Fonte: DL nº 502/99, de 19 -‐11, N.º 1 do artigo 2.º e do artigo 3.º
Small urbanism -‐ case Porto – Daniel Casas Valle 14 The PDM of the municipality of Matosinhos
The PDM of the municipality of Matosinhos, a fragment
Small urbanism -‐ case Porto – Daniel Casas Valle 15 2.2
Spatial planning in Matosinhos
Urbanization in Matosinhos
According to the National Censuses 2011, the municipality of Matosinhos has 67.871 families, 82.235
residential units and 33.389 residential buildings (Appendix II). These numbers are comparable to
those of other municipalities Also, the PDM of Matosinhos has a large ´building capacity´. In the last
two decades, the population has grown from 151.682 in 1991 to 175.478 habitants in 2011 (+15,7%)18 .
In the same period, 30.241 residential units were built (+58%)19. The increasing number of residential
units can be explained by the quantitative and increase in the overall living qualities for these units.
PDM of Matosinhos
The main spatial planning document of the municipality of Matosinhos is the PDM20, approved in 1992.
Even though this plan was approved more than 21 years ago, it still defines the spatial framework for
any urban development or mutation inside the municipality. At this moment, the PDM is in process of
actualization.
However, the PDM should be a strategic document to guide spatial developments, it mainly maintains
the existing spatial structure, including urban guidelines for public space and buildings, and guidelines
for natural and agriculture areas. For new building construction and future urbanization, two
categories were distinguished: úrban areas´ and úrbanizaveis´. In already exiting úrban areas´
densification was possible. The areas for úrbanizaveis´ were usually agriculture land that could be
urbanized (urban extension).
In general, the plan gives clear conditions for physical interventions, but is not clear on a strategic
point of view. Perhaps the main reason is the absence of a chapter devoted to a strategic investment
plan. The PDM became a sectional plan without a specific budget largely due to the fact that these
investments were partially arranged and organised separately in other planning documents. In the end,
according to the PDM, all necessary investments were dependent on other funds and financial forms.
For example, even if there was a clear plan for the intermediary road and street structure, still some
essential details would be exempted from the plan or significant aspects would not be recorded.
Therefore roads that are built are almost always directly connected to the construction of the highway
system, with direct access to highway exits, because national funds and investments have priority.
The new generation of PDM plans have the possibility the designate UOPG areas (operating
management plan units / unidades operativas plano gestão), to combine spatial planning with the
implementation of projects). In this way, it is possible to define strategic projects in order to make them
operational.
Despite the general building regulations, the PDM of Matosinhos has no specific vision for spatial
quality or design principles21. According to the law, it is possible to include guidelines about the spatial
quality. At this moment, this is absent from the planning documents for the Matosinhos municipality.
Nevertheless, during the actual process of implementation of the PDM it is a topic of study22, as an
eligible instrument for the department of Urbanism and Spatial Planning itself. Two options are
possible: to integrate this instrument in the legal framework, as part of municipal law, or as a more
informal document.
18 Censuses of 1991, 2001 and 2011. Base statistics of Portugal. INE / Instituto Nacional de Estatística 19 http://www.guiadeportugal.pt/ver/municipio/1308/Matosinhos -‐ Residential units (Alojamentos) in the municipality Matosinhos: 1991: 51.994, 2001: 67 763, 2011: 82.235.
20 The PDM was approved by the Town Council (Assembleia Municipal) on 3 of February 1992, rectification ´despacho n.º 92/92 (2.ª série)´ by the Minister of Spatial Planning and Administration (Ministro do Planeamento e da Administração do Território), published on 17 of November 1992. Since 1992, some changes have been made. 21 A good example of this is the design guideline at the municipality of Maia (Regulamento Municipal de Urbanização e Edificação do Conselho da Maia – RMUE). In this document principal design solutions are described, including details and requirements for materials and urban furniture. At this moment, an update is being made and more ´design types´ are being included. In general, this guide line is applied to private or public investments contributed to public space. No design aspects for buildings are included. The municipality has a policy that 60% of the development area should be designed as public space according the guidelines or for public facilities (equipamentos). Antother possibility within the same regulation is that éxtra building rights´ should be paid for as part of a deal.
22 The municipality of Maia, also in the Porto Region, has such a book outlining quality requirements. All essential design aspects for public space is defined in this book, including materials, details and urban furniture. This guide book is for private and public urban interventions. At the level of a PP, it is possible to define the materials for buildings and the design of the public space. An example is the public space project Rua Velha in Matosinhos. In this example, the key goals were to improve the spatial quality and the design of the public space (introducing more space for pedestrians and trees, and reducing space for traffic and parking) and reorganising the traffic system (one-‐way-‐direction).
Small urbanism -‐ case Porto – Daniel Casas Valle 16 Planning and organization
There are various possibilities to start a development (building construction). If the site plans and
building designs are made according the legal urban planning framework (PDM, PU or PP), starting a
construction licence process is straight-forward. Overall private investments can contribute directly or
indirectly in the public investments and improvements to public space and public facilities (school,
sport, health care centre, etc.). Although this can be quite different in each project, the overall rule is
that at least 65% of the land ínside the project area´ cannot be built on as defined by the
municipality23. The design and implementation costs of this ´public space´ is the responsibility of the
private investor. Another possibility is to make an agreement by negotiation for an extra ´payment´
method to get the construction licence. Additionally, there is the possibility of extra ´building space´.
This option is more often applied on smaller areas. In principle, the municipality should hold a fund for
future investments and maintenances of public space and public facilities for all the municipal area.
Unfortunately in practise, this funding system is not as efficient as it should be24 .
The municipality has also the authority to impose new streets or other improvements to public space.
Additionally, the parking norm for dominant residential areas is 1 for each 150m2 building space, not
including building appendices.
Another possibility for development involves the regime called ´loteamentos´. In the Porto Region, these
are normally small allotments with several housing units attached to already existing mobility and
urban networks (water, electricity, communication, etc.). This system allows a juridical separation or
splitting of existing properties based on future (residential) use in more than one unit. The actual PDM
of Matosinhos has plenty of possibilities to use this legal framework in urban areas (úrban areas´ and
úrbanisaveis´), when no plan mutation is needed. Taking into account the existing local small plot sizes
and ownership structure, this results in an urban mosaic landscape with a range of urban patterns,
small and medium sized lots and architecture typologies.
While this instrument is not intended for use in urban planning, it is often used for this reason. This
system is used as a means of avoiding a formal, complex and time-consuming planning process, as is
available in PUs or PPs25.
In the municipality of Matosinhos, spatial and urban planning is divided into two different divisions:
one for planning and one for urban control, monitoring and management. Both divisions include 18 to
20 members of staff26. For the elaboration or renewal of a PDM, the planning document for the total
municipal area, it is essential to interact and gain approval from other divisions of the municipality
(especially mobility infrastructure, financial, etc.). However, due to a lack of instruments and financial
resources, often the communication inside the municipality is not always efficient. This is partially
related to the detail that other divisions have no officially defined tasks, and each division has a
different councillor as representative.
23 This can be different between urban projects, depended of the negotiation and the outcome deal. PDM, BASE 2.1, Art.7.4 `... não excedam 25% da área total do sue conjunto (estabelecimento + armazém + arrecadação).´
24 In practice, there is just enough instruments and budget to do the most necessary and importance maintenance tasks.
25 As example in another municipality in the Porto region, the municipality of Vila Nova de Famalicão has: 1xPDM (1994), 1xPU, 1xPP and 510 ´loteamentos´ (According to Nuno Travasso, Ph.D. student at CEAU/FAUP). 26 The Department of territorial administration of the Municipality of Matosinhos has 37 public officials (ambtenaren). That is one each 4.743 habitants. Small urbanism -‐ case Porto – Daniel Casas Valle 17 Financial flows – urban investments
All urban developments and spatial improvements depend on a solid and sustainable financial system.
The municipal budget for Matosinhos in 2013 shows a total costs of €136.617.622, which equals €779
per person. Without the fix expenditures, the real investment is approximately €88.816.592 (65%).
Without giving a full overview of the municipal budgets, the simplified information is presented in
scheme 4, and gives an indication of the financial scheme.
Scheme 4 - Municipality Budget 2013 (Plano de actividades e Orçamento 2013, CM Matosinhos) - 65% of the total costs are
investments; 35% is overhead and services.
´Housing and communal services´ (Habitação e serviços colectivos) covers 46,1% of the total municipal
expenditures. What is most remarkable is that the expenditure of ´Household waste´ (Resíduos Sólidos)
is incorporated in this number and that it is responsible for 50% of the total cost. Most urban
infrastructure including electricity, gas, communication networks and water systems are privatized. It
is also notable that funds are missing for long and middle term investments (such as mobility
infrastructure). Also there is an absence of municipal costs associated to land acquisition and site
preparation. Besides some special investment programs directly coordinated and controlled by the
National Government (QREN, Polis, etc.), there are indications of very low participation of the
Matosinhos municipality in the overall urban works27.
The main incomes sources come from general and specific municipal taxes28 (including IMI - Municipal
Tax on Real Estate-Propeties/Imposto Municipal Sobre Imóveis) en Structural Municipal Funds
(Estrutura dos Fundos Municipais).
At the municipal level, the amount of urban investments greatly depends on private initiatives and
organizations. In general, new investments in public space and public facilities are only possible by a
significant contribution by private parties. Notwithstanding, the municipality has very limited resources
for the funding of new investments. For example, there is no infrastructural fund, as a collective coffer
collected for single small urban and building constructions. Without this, the municipality is not
managing to implement a coherent and continuous road and street network that functions at the
municipal level. It is therefore only adequate to connect to the regional network. Even for the normal
and essential road maintenance to keep the existing street network up-to-date, the available budget is
limited.29
27 This is an important differences, in comparison with the Netherlands, where many municipalities have a direct and active participation in urban developments. 28 See Appendix III. 29 Or like mentioned in an informal meeting: the necessary and normal maintenance is only done at a ´fire-‐department style´, only when it is really urgent. Small urbanism -‐ case Porto – Daniel Casas Valle 18 Small urbanism -‐ case Porto – Daniel Casas Valle 19 Small urbanism -‐ case Porto – Daniel Casas Valle 20 3.
Case Ponte da Pedra, Matosinhos
.......................................................................
3.1
Developing initiative and Urban Design Competition
The project site of Ponte da Pedra, lays between the Rua de Santana, the Rua Ponte da Pedra and the
Estrada Velha. The site is located in the municipality of Matosinhos, at the border with the
municipality of Maia on the east side of the site. The site has a dimension equivalent to 40/100x400m.,
with an approximate area of 2,5 hectare. The elevation of the site is between 45 and 64 metres, with a
northerly slope. The river Leça flows on the southern part of the site, which was once an important
structural element for factories and working areas in the region.
Two details were important in defining the context as input for the urban project conditions and
requirements.
Maia30,
The first is the direct position of the site on a formal main road between Porto and
the Rua de Santana. The second factor is the existence of apartment buildings with five and six
floors on the same road. The last detail is particularly important because it gives the developer a lot of
possibility to build to the same height (and the right to build in the same manner). Because of the
absence of any specific planning document at the time of the construction of these apartments, the
general regulations were applied. As the rule was written, Ít is possible to build everywhere within the
logic of the existing environment´,31 it was no longer possible to establish an urban vision for the
morphology, typology and public space of the Rua de Santana at a larger scale32.
The development of Ponte da Pedra in Matosinhos as a residential urban project was possible because a
compilation of different factors. Besides the general cultural nature of planning, the local
characteristics of the site and the broader physical context of the Porto Region, an important factor was
the initial timing of the project. This occurred at the height of the glory days of the building activities in
the nineties. The high pressure on the housing market, made it possible to search for other
opportunities outside the indicated planning zones for residential use. The property was a former site of
a leather tannery (Fábrica de Curtumes Ranito)33. Therefore, the municipality of Matosinhos was willing
to adjust the conditions of the planning document. In this case, an alteration was made to make
changes to the designation from working into residential/mixed use, and a new set of building
regulations had to be defined. This meant an alteration of the PDM.
Although it was not formally
redefined, a union of three Ćooperativas de Habitação´, Norbiceta successfully bid at the public
auction of sale of the property of the area of Ponte da Pedra. This union consisted of the leading party,
Ás Sete Bicas´, and two other groups, Ćeta´ and ´Grupo Nortecoope,´ the last of which was established
especially for this project.
In 1998, after obtaining the properties of the project area, Norbiceta set up a public competition to
define the possibilities of the area through urban design and planning. This uncommon process was
used to improve openness and transparency toward the municipality and provide new urban ideas for
the site. Remarkably, the municipality had the right to veto in the process, which was not enacted. This
indicated the indirect approval of the basic premise outlined in the winning proposal.
Specific and detailed program requirements were given, especially in regards to the residential units.
The program requirements for the urban design competition were organized as follow: 1) a
maximization of amount of dwellings, 2) maintenance the existing industrial chimney, 3) provision of
quality spaces surrounding the buildings, 4) inclusion of buildings with a maximum of eight floors, 5)
30 Aerial photo of the environments of the case study area. The photo is taken in the direction of the river Leça, historical a strong organizing structure for fabrics and working areas. At the level of the site, there is a historical road – on the top of the photo were there are several apartment buildings -‐ (with different names, here: Rua de Santana) that connects Porto with Maia and has a continuous and divers linear urban structure with different building typologies and programs. Aerial photo by Filipe Jorge/CEAU-‐FAUP. 31 RGEU (Regulamento Geral das Edificações Urbanas), free description of the legislation. 32 This vision was a missing element during the planning process, in the perspective of the municipality urban department. 33 This was a traditional fabric, without any innovation in a sustainable and clean production processes. The fabric could not full fit the environmental rules (pollution; clean production) and went bankruptcy. app. 1993-‐1996.
Small urbanism -‐ case Porto – Daniel Casas Valle 21 deign of a sport area and a playground, 6) construction of predominantly T2 and T3 housing (40% and
60% respectively), and T1 and T4, only when the solutions require. Also, dwellings will not exceed more
than 20% of the maximum areas for HCC (normatives of the national Government for ´habitação custos
controldados´-ćost controlled housing´, which is comparable with the norms for social housing. Lastly,
7) no more than five social or commercial spaces.
Eleven teams were invited to submit proposals, of which eight delivered a design proposal. The team of
architect António Carlos de Oliveira Coelho won the competition.
This team was invited to be the
planning coordinator of the urban plan, architecture and public space design for the project34 .
The urban scheme presented by the team had a modernistic spatial structure. The main concept of the
proposal was to create a maximum of open and public space, including a multifunctional sport field
with dressing rooms, in combination with a substantial building construction capacity of freestanding
apartment units. The public space provided a very good and spatial quality at the pedestrian level, and
opened the area towards its surrounding, including some crossing routes between east and west. A
central triangle square formed the central place in the urban plan. The overall building quality was
good, but because of its unilateral volume, typology and architectonic expression (two phases), is bit
massive in comparison with its surroundings.
However, the building line at the Rua Santana was respected, including the orientation of the
apartment entrances towards it.
However, the building volume and the building typology did not
perfectly fit the character of the existing street/road. This is especially true in a broader context, in
comparison to the linear historical urban pattern along the Rua Santana and the old road from Porto to
Maia. Also, the perpendicular parking was a confusing design solution, especially considering the
existing traffic flows. Striking is, that the solution presented later in the urban plan (PP) is poorer,
because of the introduction of one larger building volume, instead of two with a pedestrian path/alley.
With this, the public space inside the project area became more isolated from the Rua Santana.
This is the design proposal for the urban planning competition, by architect António Carlos de Oliveira Coelho.
Remarkably, this design is made for only the property of Norbiceta, while the Urban plan (PU) was made later, including
the properties of the six other owners.
34 Relatório de apreciação das propostas apresentadas no âmbito do Concurso de Ideias para a Urbanização da Ponte de Pedra Leça do Balio, Matosinhos, Promoção NorBiCeta União de Coorperativas de Habitação, ucrl, Lisboa, LNEC, António Baptista Coelho, November 1998. Notes: Revised version of the jury report of the urban competition, without mentioning the participant teams and without visual material, like images and maps, of the design proposals. However, this report follows a clear scheme of topics; it is not possible to compare the different design proposals without any visual material. Alternative proposals and options could therefore not being objective analyzed in the research project of Small Urbanism. Small urbanism -‐ case Porto – Daniel Casas Valle 22 3.2
Urban Plan
In the period between 1999 – 2003, the urban plan was further developed. For the alteration of the
PDM, it was necessary to follow the process of a ´Plano de Pormenor´ (approved and published in March
2003). This was developed and designed by the architect Coelho (commissioned by Norbiceta), in
collaboration with and legal responsibility of the Urban Department of the municipality of
Matosinhos35. The PP has a legal status that replaces other municipal plans according the PMOT
system (see chapter 1; urban plan page 24).
Although, the main structure of the design in the competition phase did not fundamentally change , the
following aspects were adjusted:
•
•
•
•
•
•
•
•
•
The limits of the planning area were enlarged; which included seven land owners instead of one.
To overcome the inconveniences and complexities of having an urban planning process with seven
different land owners, Norbiceta tried to buy out the others. An agreement was not possible36.
Although the potential to ´perequação´ (see also page 9) was explored as an option to be applied in
this planning process, it was not used in this project. There was a disagreement between several
land owners.
In the northern part of the plan, a new street was integrated in the urban plan; the building
volume and urban design for équipamentos´ (public facilities) changed.
The residential program was reduced from 276 to 251 units.
The introduction of several commercial units; mainly for daily food shops (grocery). All along the
Rua Velha, on the east part of the site.
The volume of the apartments at the Rua de Santana changed into one large building. The
pedestrian path/alley was removed. The parking solution changed into ´row´ parking. The building
line was shifted into westerly direction, which narrowed the street/road.
Because of the poor state of the existing chimney, is was not possible to maintain this object.
A playground was added.
The architecture changed in minor terms. The typology changed as most of the apartments had
portico access (portiekontlsuiting), orientation to at least two sides and no private out-door-space
(balconies).
In the second phase a significant ´sustainable packet´ was incorporated into the project,
specifically to control the metabolism of the buildings (two parallel water systems, waste, energy)
and maintenance of the public space (watering, garbage). This, included also an underground
water basin to collect water directly from existing natural stream to water the úrban green´ and
partially for the ´grey water system´ of the apartments. A reduction of 25% was achieved. For the
selection of the building materials also sustainable criteria were applied. At that time, this
sustainable approach was very new and innovative in Portugal. For this reason, the municipality
reduced some taxes. The project got a national sustainable certificate (environmental performance
50% higher than the current practice) and was awarded by the SHE program (Sustainable
Housing Europe).
During the planning process, no significant contact was made between the municipalities of
Matosinhos and Maia. In an earlier phase, Norbiceta considered obtaining also an area directly on the
east side of the project area. In the end, they decided against this due to the complexity in dealing with
two separate municipalities.
35 The versions of the collaboration differs from the different parties. What can be mentioned is that the municipality did not have capacity and budget to develop an urban plan and to lead the needed process. 36 Most likely an agreement was not possible because of the selling price. Small urbanism -‐ case Porto – Daniel Casas Valle 23 Physical situation, as base for the urban plan.
Small urbanism -‐ case Porto – Daniel Casas Valle 24 Urban plan Ponte da Pedra – as published in the ´Regulamento do plan de pormenor de uma zona da Rua de Santana em
Leça do Balio´, as na mutation to the PDM of Matosinhos, 12 March 2003.
Small urbanism -‐ case Porto – Daniel Casas Valle 25 Small urbanism -‐ case Porto – Daniel Casas Valle 26 Small urbanism -‐ case Porto – Daniel Casas Valle 27 Small urbanism -‐ case Porto – Daniel Casas Valle 28 Small urbanism -‐ case Porto – Daniel Casas Valle 29 Small urbanism -‐ case Porto – Daniel Casas Valle 30 Small urbanism -‐ case Porto – Daniel Casas Valle 31 Location The project area is situated on a former leather tannery site in the municipal limits of Matosinhos, bordering the municipality of Maia. The area is directly connected with the Rua de Santana, the old main road from Porto to Maia, the Rua da Estrada Velha, the Rua Ponte da Pedra and on the south side with the area of the river Leça (an mosaic patchwork of green spaces such as gardens, agricultural plots, forest, housing and former factories). In 2006, the area got an (in)direct highway exit (exit number 5; highway A4). Urban Plan fsi 1,58 total building capacity 39.330 m2 (29.505 m2 is realized = 75%) project area 24.956 m2 build footprint apartments 7.493 m2 (30%) build footprint equipamentos (school) 3.799 m2 (15%) open space 17.463 m2 (70%); this is only 55% for the part that is realized Program • 117 units of T2 (91m2 gross area) – (phase 1: 64; phase 2: 53) • 123 units of T3 (110m2 gross area) – (phase 1: 75; phase 2: 48) • 11 units of T4 (145m2 gross area) – (phase 1: 11) • parking places: 254 (140 in the public space; 114 in build garages); parking norm: 1 each housing unit + 3 for the commercial program. Planning process 1998/9 Urban competition, eight proposal + selection 1999/4 Urban planning process, urban design 2000/5 Elaboration of Plano de Pormenor/Urban plan 2000/11 Program, definitive 2000/12 Architecture design, draft 2000/03 Construction license first phase (150 housing units) 2002/1 Starting construction first phase 2003/3 Approval of Plano de Pormenor/Urban plan Plano de Pormenor de Uma Zona da Rua de Santana em Leça do Balio, Diário da República. 2004/5 Finishing construction first phase 2005/2 Construction license 2nd phase (101 housing units) 2005/2 Starting construction 2nd phase 2006/2 Opening 2nd phase Awards 2007 -‐ Award INH/IHRU, Instituto Nacional de Habitação/Instituto da Habitação e da Reabilitação ´Prémio INH/IHRU de Promoção Cooperativa no âmbito do Estatuto Fiscal Cooperativo 2007 -‐ European prize ´Sustainable Energy Europe 2005-‐2008´ (SHE program) Scheme 5 - Factsheet urban plan Ponte da Pedra, Matosinhos (PP)
Realization period
From the urban plan, only the Norbiceta properties were realized. The construction that was
implemented was done in two phases. Although, on the northern part of the urban plan all public
space was implemented, the construction of a planned public facility (school) has not yet started (which
is the municipality’s responsibility). This also applies to the southern part of the plan, which belongs to
several other owners. According to the Urban Plan, this is still possible. However, two issues make this
complex, and thus, not very realistic. The first issue has to do with the fact that the urban design is
made as an integral plan, that should be realized ín one period´. The actual state, in particular on the
southern part of the urban area, resulted in a strange situation in which the existing buildings and
parceling structure do not fit with the new building construction and public space design.
Understanding that plans are often only partially implemeneted, this demonstrates that the urban plan
did not have enough flexibility and adaptability. Another issue involved the soft real estate market. In
this context it is very difficult to construct anything with the collaboration of more than one owner,
which would be always necessary in this case.
The first phase, consists of 150 housing units, a collective activity (room) space for the community
(members of the ćooperativa´), a sport facility (an outdoor football field, including a small building with
changing rooms), public space and parking facilities (garages and public space). The second phase had
101 housing units, a bar and lunchroom, a playground, public space and parking. By learning from the
first phase, the architecture of the residential buildings changed and a package of sustainable
measures was integrated into the construction plan.
During the implementation process, a public consultation process with the future habitants and
owners of the apartments was organized. Activities involving newsletters, presentations, conferences,
interviews and visits were undertaken. Also a guideline for ´sustainable use´ was made. However, a real
interactive process which influenced the urban design and the architecture design did not occur.
2003-01-13
37
2012-05-08
In a decade, the environment of the Ponte da Pedra project has changed significantly. In this period, the local and national
road network was enlarged, different housing buildings were constructed and the cleaning of the river Leça began.
37 Google Earth [2013]
Small urbanism -‐ case Porto – Daniel Casas Valle 33 Actual situation. Bing maps, 2013.
Actual situation
The overall character of the public space and the apartment buildings have a good state of maintenance
and conservation. Nevertheless, the first signs of degradation is already noticeable (visual and
functional), such as:
-
-
Some urban furniture is missing and needs to be replaced.
The sport field needs to be renewed.
The playground has been dismantled. Management at the municipality has responsibility, which
explains why this playground may have been removed. This is an important aspect of any urban
plan to ensure elementary facilities exist for a long period of time. A vision and a concrete plan for
the maintenance are crucial in this.
Expect for in one location at the triangle square, the small commercial units are not used.
Only the part of Norbiceta is realized. Therefore, some parts of the plan seem out-of-place,
especially the public garden on the southern portion of the plan. Also, the school has not be built.
The underground water basin is no longer in use. There is no known reasons for this. It is also
probably due to maintenance reasons.
The extra investment necessary for the project’s sustainability (+9%) had a return of approximately
five years, because of the reduction of the water, electricity and gas bills.
All apartments were rapidly sold without problems. At this moment, approximately 90% of the original
habitants still live in the same apartments38. In June 2013, only a few were for sale on the housing
market.
The Ponte da Pedra project had a positive effect on its direct surroundings. It re-enforces the existing
commercial units on the Rua da Santana. Recently, at the western edge on a former factory site, a new
urban supermarket has opened. This area is part of the Maia municipality. The triangle square of the
project Ponte da Pedra functions as a bridge between the urbanization on the project site and along the
Rua da Santana to the new supermarket.
38 According to Norbiceta
Small urbanism -‐ case Porto – Daniel Casas Valle 35 Small urbanism -‐ case Porto – Daniel Casas Valle 36 4. Conclusions
.......................................................................
Cities are made in time, step by step. Depending on the economic dynamics, sometimes during high
growth and during other periods of slow rhythm. Rather than asking if small projects are better than
big projects, it is more interesting to ask what has to be established and organised if small
interventions on traditional plots sizes are the available option for urbanization. Small Urbansim
searches for this in the field of urban planning, particularly from the perspective of a municipality and
responsibility for the collective space.
Overall planning is quite fragmented and has a high degree of discontinuity. An integrated and
consistent planning vision and strategy at the municipal and regional level are usually absent, except
for a few major public investments involved in regional road network or metro systems. The PDM of
Matosinhos is a dedicated planning document for this proposes and therefore has a dual aim: to
describe the main and overall spatial vision and simultaneously, set up building and program
regulations. Remarkably, is the indication of specific densities for each area, which indirectly determine
the construction capacity. At the same time, there is an absence of spatial principles (spatial and
architectonic quality) for the main and structural elements of the municipality, such as the
infrastructure of roads, railways, ports and stations, the green structures, nodes/centres, and public
facilities In this context, urbanization is based on a multiplicity of actors and dynamics leading to a
high diversity of development types and initiatives. Conversely, the PDM is somehow a static document
that seems to ignore the basis of the region’s spatial DNA—the small scale development on small
traditional plots. Even, without an investment plan, the PDM becomes a planning document that is
neither a strategic nor urban design plan.
The case of Ponte da Pedra shows that an urban development with a certain size can improve local
spatial qualities as improving public space structure. But it shows also, the limitation of planning only
strict to the site and its direct surrounding. It is therefore essential to have an urban-oriented vision,
specifically made for an area, urban linear zone or city. General rules and regulations can otherwise be
used as arguments for more building volume, spatially without larger vision. In this case, the built
density and more specifically the heights of a few recent apartment blocks on the west side of the Rua
Santana, were used as standards to define the construction capacity for the project Ponte da Pedra.
Design guidelines, specifically developed for particular areas including architectural details and
principles, can be an essential tool in order and guide the urbanization process, balance and
intermingle differences, and separates urban developments. In short, the question what kind of spatial
structure can have the sum of all private developments? This should be the essence of an urban vision
at a larger scale than a plot development: at the city or region scale.
The lack of public investment or small municipal role in overall urban construction has led to a
heightened role of ´public urbanism´. This takes into account the need for clear and consistent vision
for the long term.
At the same time, there is a parallel need of urban tools and instruments to
contribute to each planning-based decision. For this balanced role, for decisions ´today´ and
´tomorrow´, better organization is needed.
Structures and institutions based on knowledge, design
capacity, research, excellent communication and negotiation capacity—and maybe most importantly, a
clear mandate from urban public officials.
Actual situation. Bing maps, 2013.
Small urbanism -‐ case Porto – Daniel Casas Valle 37 Appendix
Appendix I
CABRAL, João (PORTAS, Nuno, Álvaro DOMINGUES), Politicas Urbanas II, Transformações, Regulação e Projectos, Lisbon: Fundação Calouste Gulbenkian, page 240, 2011
Small urbanism -‐ case Porto – Daniel Casas Valle 38 Appendix II
Source: Censos 2011, INE
http://www.ine.pt/scripts/flex_definitivos/Main.html
http://censos.ine.pt/xportal/xmain?xpid=CENSOS&xpgid=censos2011_apresentacao
http://censos.ine.pt/xportal/xmain?xpid=CENSOS&xpgid=censos_ficheirosintese (MATOSINHOS)
Small urbanism -‐ case Porto – Daniel Casas Valle 39 Source
Publications
O primeiro empreendimento cooperativa de construção sustentável em Portugal, Da velha fábrica à cidade cooperativa da
Ponte da Pedra, NORBICETA – União de Cooperativas, UCRL
E. F. Schumacher, Small Is Beautiful: Economics as if People Mattered, Blond & Briggs, 1973 (ISBN 978-0-06-091630-5)
http://www.goodreads.com/author/quotes/43962.E_F_Schumacher
Regulamento do Plano de Pormenor de uma Zona da Rua de Santana, CM Matosinhos, Diário da República 12/3/2003
Relatório de apreciação das propostas apresentadas no âmbito do Concurso de Ideias para a Urbanização da Ponte de Pedra
Leça do Balio, Matosinhos, Promoção NorBiCeta União de Coorperativas de Habitação, ucrl, Lisboa, LNEC, António Baptista
Coelho, November 1998. Note: Revised version of the jury report of the urban competition, without mentioning the participant
teams and without visual material, like images and maps, of the design proposals. However, this report follows a clear scheme of
topics; it is not possible to compare the different design proposals without any visual material. Alternative proposals and options
could therefore not being objective analyzed in the research project of Small Urbanism.
Internet
www.cm-matosinhos.pt (http://web2.cm-matosinhos.pt/portal/tabid/504/Default.aspx)
http://www.ambiente.maiadigital.pt/ordenamento-do-territorio/pmots-on-line/planos-em-vigor/plano-director-municipal
http://mapserver.cm-maia.pt/mapa/index.asp
www.setebicas.com
http://www.sache.pt/index.php - about Ćooperativas da Habitação´
https://www.portaldahabitacao.pt/pt/portal/habitacao/programasapoio/custoscontrolados_cooperativas.html
http://www.portaldahabitacao.pt/pt/portal/habitacao/programasapoio/custoscontrolados.html
www.ine.pt
http://infohabitar.blogspot.com/search/label/vila%20do%20conde (Vila de Conde)
Interviews
Guilherme Vilaverde, director of the Ćooperativa da Habitação´ As Sete Bicas – 6 june 2013
António Carlos de Oliveira Coelho, architact and urban designer/planner – 8 May 2013 (13 June 2013: visiting project)
João Quntão, head urban planning division, municipality of Matosinhos - 13 June 2013
João Ferreira, formal head urban planning division, project responsible, municipality of Matosinhos - 3 May 2013
Other persons
Nuno Antunes Lopes, architect, Espaço Municipal, E.E.M – Maia
Nuno Travasso, Ph.D. candidate/researcher at CEAU/FAUP, Research centre of Architecture and Urbanism, University of
Porto, Faculty of Architecture
Small urbanism -‐ case Porto – Daniel Casas Valle 40 Acknowledgments
This research was possible by the financial support of the Dutch Creative Industries Fund.
For the Porto case we are very grateful to the interviewed persons: Guilherme Vilaverde (director of FENACHE / Cooperativa
de Habitação As Sete Bicas), António Carlos de Oliveira Coelho (architect and urban designer of the urban plan Ponte da
Pedra), João Ferreira (formal head of the Urban Planning Department, Matosinhos municipality) and João Quintão (actual
head of the Urban Planning Department, Matosinhos municipality: DPU-DMAT).
We also would like to thanks the informal and inspiring talks with Nuno Antunes Lopes (architect) that gave base to the case
project of this research.
The Porto case is part of the reserach Small Urbanism, which includes also cases in Birmingham, Hamburg and Malmö.
Members of reserach team are: Robert Broesi, Daniel Casas Valle, Honoré van Rijswijk and Vincent Kompier.
Small urbanism -‐ case Porto – Daniel Casas Valle 41 Small Urbanism . Case Hamburg
Parkquartier Friedrichsberg
Baugruppe Tilsammans & JungesWohnen Barmbek-Süd Hamburg
Vincent Kompier
0 1.
Cultural context
1.1
Building culture Hamburg
Urban planning and architecture
Land and plots
Procedure land acquisition
The role of the architect
1.2
2.
Planning system
Case Park Friedrichsberg
2.1
Introduction
2.2
Competition and urban plan
2.3
Built design
2.4
Developer
Location and history
Tilsammans
Junges Wohnen
2.5
Planning instruments of the municipality
Bauordungsrecht
Bebauungsplan
Regulations regarding building design
Summary
A specific case: Bebauungsplan Barmbek-Süd 12
Infographic
3.
Results
4.
Conclusions
Appendix 1:
Literature & contacts
Appendix 2:
Folder on Parkquartier Friedrichsberg
2 1.
Cultural context
1.1
The building culture in Hamburg
Hamburg is the second largest city of Germany. It is strategially positioned between the inland and the
North Sea; the city combines the rough harbour spirit with the northern coolness. One would not expect
Hamburg to be the richest city of Germany. As the saying goes: ‘we don’t talk about money, we just have it”.
Despite its wealth, Hamburg tries to develop the city for all inhabitants needless of income levels or status.
Hamburg has a set of rules to incentivize the development of high quality projects. The structure plan
(Raumliches Leitbild) aims at creating “more city in the city" (Mehr city in der Stadt). Strengthening the
quality of greenspace across the city is the necessary 'counterpart' to active land management. Another
important policy is the "Auf Qualitäten bauen."
This policy strives to create quality housing and living
environments to make the city an attractive place to call home, especially for households with children.
Planning decisions primarily focus on family-friendly areas, small-scale interventions, and connection to
care facilities and institutions.
Räumliches Leitbild Hamburg
3 Hamburg believes that to develop the city for now into the future, proactive land management is necessary.
Hamburg has a lot of possibility to initiate and stimulate public developments throughout the city because
there is a large area of municipal property within the city limits. The commitment of the urban
“Flachenportfolio/Flachenmanagement” are constantly linked to the goals of urban development. Hamburg
wants to attract 80,000 new inhabitants until 2020. This requires a production of approximately 5,0006,000 homes a year. This target is only possible if there is a proactive development industry. To avoid monofunctional districts, new developments focus on creating mixed-use environments. The ultimate goal is to
make the city more diverse. These new developments have a broad range of buildings and programs defined
in
the
Flächennutzungsplan
(FNP).
This
plan
provides
the
basis
for the
development
strategy
(Bebauungspläne) to incentivize new construction. New construction in existing mixed-use areas is
promoted, and simultaneously, the city tries to limit large-scale developments through the controlled
issuance of land.
Ownership deeds in Germany have stronger status in comparison to the those in the Netherlands; in the
way the government is trying to exert influence on what private owners do with their land and building. This
is significantly less in Germany than in the Netherlands In Hamburg, expropriation of land is strongly
limited in new development projects. The purpose of this is to involve parties as thoroughly as possible;
spatially as well as financially. Current owners are actively involved in the development process thereby
enabling higher standards of quality.. The politics of 'active' city construction involve clear and easilyaccessible (online) information. Potential builders can easily ascertain their opportunities, roles and
responsibilities.
Urban planning and architecture
Another striking difference between Germany and the Netherlands is the lack of regulations guiding
architectural qualities and the appearance of buildings. Except for special cases and in areas with high
historical value or new areas like HafenCity with high architectural standards, the municipality uses a series
of design regulations called Gestaltungsverordnungen . An example of this can be seen in the Speicherstadt,
the monumental warehouse complex near HafenCity, where specific design rules applied to the new
construction. The massing (not architectural plans) is recorded in the Bebauungsplan. Based on case law in
Germany, the inclusion of design aspects in the legal Bebauungsplan is considered unlawful. Therefore,
design aspects are always controlled by separate regulation, called the Gestaltungsverordnungen.
At first, it may appear that the city does not care for the architectural design of new buildings, but this is not
the case. In the Baugezetsbuch, the binding document for all building initiatives, all details about the
building are prescribed.
This document outlines how a building is to be adapted to the existing urban
fabric and a means of strengthening the urban environment which has grown organically through time.
Although this rule does not speak to the architecture of building facades, it contains strong language to
guide volume, scale and size of new buildings. For instance, new buildings must adapt to the existing urban
typology, specifically stated in the Hamburger Baugezetsbuch (§ 12 HBauO; Hamburgische Building
Ordinance) The ordinance reads as following:
(1) Bauliche Anlagen müssen nach Form, Maßstab, Verhältnis der Baumassen und Bauteile zueinander,
Werkstoff und Farbe so gestaltet sein, dass sie nicht verunstaltend wirken. Bauliche Anlagen dürfen das
Straßen-, Orts- und Landschaftsbild nicht verunstalten.
Translation: buildings should be designed in form, scale, mass ratio of the components, materials and
colours so that they do not conflict. New buildings should not harm the character of the streets, villages and
4 landscape
image.
(2) Bei baulichen Anlagen, die infolge ihres Umfangs, ihrer Höhe, ihrer Lage oder ihrer erhaltenswerten
Gestaltungsmerkmale das Straßenbild, Ortsbild oder Landschaftsbild mitbestimmen, können besondere
Anforderungen an die Gestaltung der Außenseiten und der Dächer gestellt werden
Translation: where buildings by their size, height, location or character define the street / village /
landscape image, specific requirements for design of the exterior and roof shape can be made.
Land and plots
Hamburg has an proactive policy designed to entice individuals to buy land. As is the case in Park
Friedrichsberg in Hamburg, the Baugruppe (popular word for Baugemeinschaft, which means community
developed housing project) is a means of decreasing lot sizes. The Baugruppe process can be successfully
applied in the free market for land sales. In addition, it can be applied to urban land owned by Hamburg,
called Städtisches Grundstück. Städtische Grundstücke properties are managed by the municipal finance
department, called the Immobilienmanagement of the Finanzbehörde.
For each plot that is considered suitable for a Baugruppe, two questions must be answered:
1. What are the special characteristics and qualities of the site : What is the location/plot ?
2. What are the opportunities on the free market?
Therefore, the real estate management for Hamburg, called the Immobilienmanagement, performs regular
market and locational analysis. This is done at both macro levels (at the scale of Hamburg) and micro levels
(at the district scale). The market analysis is the basis for the next steps in development:
- Urban design/idea contest
- Planning concept, called the Bebauugsplanverfahren
- Marketing concept
By selling land for housing and offices there are minimum energy saving measures and also urban living and
political goals to be taken into account.
There is an active purchasing policy, to offer both plots/land for the community and for sale. To this end,
strategic areas are set up where land is purchased. The purchase of city land may be politically motivated,
for example, to favourable housing or commercial projects. Or for another example, it may be used for
strategic purchases of land for future projects allowing for flexibility in the growth of the city.
In locations for housing which consists of several floors, the quality of the offered concept is important. A
contract based on the highest bidder is chosen occurs in exceptions, but rarely, rather than as the rule.
When weighing the assessment of the property, the concept contributes to 70% while the price contributes
to 30%.
Criteria :
- Location
- Construction law
- Urban context
- Specific capabilities of the lot shall be determined in advance by district.
Housing, social/political/energy savings and urban criteria are taken into consideration when assessing the
concept submitted by the applicant.
5 Each city has its own plot, of which 30% is reserved for social housing and 20% for Baugemeinschaften.
The demand for plots for Baugruppen has grown significantly in recent years. Hamburg has responded to
this need by increasing the proportion of plots reserved for Baugruppen to 20% of the total number of lots to
be sold by the city.
Overview of planned and built Baugemeinschaften in Hamburg 2011
Procedure land acquisition
The Baugruppe process can apply for urban property owned by the city at the municipal office called the,
'Agentur für Baugemeinschaften.’ The Agentur has operated since 2003, representing the central point for
those interested in the Baugruppen process. The Agentur guides the interested parties throughout the
process: from the idea to implementation. Participants are guided on ways that they can find a suitable site
for the Baugruppe process and where vacant plots are available. Groups that apply for land, funding and
other procedures are also supported.
When a group of at least three households is formed they can apply to the Agentur. In the application there
should be a brief outline including the planned number of units, the uses and other special amenities, such
as
communal
living,
ecological
approaches,
multi-generational
buildings.
Also
a
preference
for
neighbourhoods or larger-scale developments can be identified. It should also involve the degree of risk
capital. Information given is by the Agentur, provided to the group of candidates in order to keep them
informed about available land. When lots are available, the Agentur lists them online and provides current
information to everyone registered. Usually multiple people in the Baugruppen can apply for each available
lot. So there needs to be a special selection process, called Auswahlverfahren . This selection is site-specific,
6 based on household, political, urban and social criteria. Following the outcome of the selection, the Agentur
makes a recommendation to the zoning commission, called Kommission für Bodenordnung. In turn, this
commission decides on all purchases and sales of städtische Grundstücke .
After the permission is granted by the commission, the Baugruppe receive the reservation of the land for up
to a year, called Anhandgabe. This gives the Baugruppe the guarantee that the land is not offered to third
parties. Within the period of one year, the successful Baugruppe has to analyze the construction law issues
including soil surveys based on a preliminary draft. During the time limit of the Anhandgabe, the number of
constituent households has to be approximately 70% of the amount of living units. The Baugruppe hires an
architect and prepares the necessary plans and develops a design for the building.
The sale of the land to the Baugruppe follows after permission of the Kommission für Building Ordinance.
The municipal department decides whether the lot is sold correctly and fits within the developmental goals of
the city. The commission also ensures that construction starts only once the building permit and financing
security are obtained. The sale takes place directly to the future owner or owners, without the intervention of
a real estate broker.
The role of the architect
The architect retained on request of the Baugruppe participants is tasked with helping develop plans and
facade designs to be implemented in the development. The architects must ensure that a building permit for
suitable designs are obtained to make projects technically feasible while meeting the requirements of the
Hamburg Building Ordinance. Also, they should make sure that the object for the future residents remains
durable and affordable. To this end, the architect applies the urban and landscape planning and compliance
test (Fachambten Stadt-und Landschaftsplanung and Bauprüfung ) in the responsible district, called the
Bezirksamt. This test decides where and what will be the form of the cultivated land. During the
implementation, the planning architect working for the Baugruppe participant is involved in the discussion
again. The construction supervisor, called the Baubetreuer, works closely with the architect. He is
responsible for legal aspects, review of grants, costs and insurance issues.
In Hamburg, the Baugruppen participants can get grants from the 'Hamburger Wohnungsbau Kreditanstalt.
When the Baugruppen participants have legal ownership, a request for the grant can be made to the
'Eigenheim,,' and the Baugruppen participants who share common property can apply for the grant
'Baugemeinschaften. In this manner, additional funding can be obtained.
1.2
The planning system
Hamburg uses a seven-step plan for building initiatives. No distinction is made between private or public
promoters.
1. The starting process: the initiative between private or public parties for a construction project
2. Early involvement of government authorities and other public bodies that are affected by construction
projects in their area. The government representatives are asked to comment on the initiative and the extent
to which environmental concerns have been addressed.
3. A formal initiation of proceedings for the adoption or amendment of development plans, called
Bebauungspläne. If a new Bebauungsplan is needed, a draft decision is required from the district and the
7 Hamburg Senate, the directors of the city-state. This will be publicly announced in the Government
“Staatscourant,,” the official organization responsible for announcements.
4. Early preparations take place with the general public participation prescribed in the building law. In the
first phase, citizens are informed and invited to give their suggestions on the basis of a preliminary draft.
Also, in this phase, an initial idea of the likely environmental impact of the plan and scope of the proposed
research in the context of the environmental assessment is prepared. The results of this consultation will be
explain to the government. These results have no official (juridical) status. After public discussion, the plan
will be reviewed by the City of Hamburg, based on urban and landscape planning policies. In certain
circumstances, the draft plan can be reviewed by the suggestions made in the public debate, which can be
extensive.
5. Coordination with authorities and public institutions takes place once the draft plan is drawn up in
consultation. This process involves authorities of Hamburg, competent government officials and many other
public bodies including representatives from utilities, transportation companies, churches and the Chamber
of Commerce. If an agreement on the general interest of the plan is determined by these parties, the
development plan will be submitted to the citizens.
6. Deadline for inspection occurs when the plan opens for a month-long inspection by authorities from the
appropriate district, where every citizen can make suggestions or objections.
7. Determination is concluded when the adoption of the plan is carried out by the district council.
8 2.
The case Parkquartier Friedrichsberg
2.1
introduction
In Hamburg, the location for the Parkquartier Friedrichsberg represents an excellent case study. This site
formerly housed a hospital called the Schön Klinik Hamburg Eilbek. Part of the land is suitable for new
initiatives, and in this case, includes a Baugruppen. This group of promoters who, without the use of
traditional developer, independently begin development of a residential building. Their impact on design and
size is bigger than that involved in traditional real estate developments. Also because traditional aspects
such as developer costs and brokerage fees are avoided, this method can lead to savings of up to 20%. In
many German cities (Freiburg, Tübingen, Hamburg, Berlin) Baugruppen projects have become active over
the past fifteen years.
Typical urban structure Barmbek-Süd
Location and history
The Parkquartier Friedrichsberg is part of Barmbek-Süd, a district in the northeast of Hamburg. BarmbekSüd is part of the district of Hamburg–Nord. It has approximately 31,000 inhabitants on 3.1 square
kilometers . Barmbek-Süd is bordered by Barmbek-Nord and Winterhude in the north, Dulsberg in the east,
Eilbek in the south and Uhlenhorst in the West. The Barmbek name was first mentioned in 1271, derived
from the river Barnebeke
9 Barmbek-Süd. In purple: the former hospital. In the centre of the image: Parkquartier Friedrichsberg
The former village of Barmbek merged into the city of Hamburg in 1871. At the beginning of the 20th century,
Barmbek-Süd was developed into a residential area for workers with a building typology of solid block
construction, called Mietskaserne. The construction also included several corner pubs. On the
Friedrichsberg, a hospital was developed. Nowadays, this Schön Klinik Hamburg Eilbek is a private hospital
with 667 beds. It is also houses academic research and a teaching hospital at the University of Hamburg.
The hospital opened in 1864, specializing in mental illness treatment, including Creutzfeldt-Jakob disease.
In 2004 the hospital was privatized, with parts of the building once used as a hospital, readapted for
residential use and housing.
Schön Klinik Hamburg Eilbek
10 In World War II, much of the neighbourhood was severely damaged. After 1945, many of the damaged
buildings were rebuilt, especially on the CIAM-principles; with strict spatial separation of the functions
working, housing, recreational areas and traffic. The architecture of these neighbourhoods is called
"Genossenschafts-Architektur." It is an architecture where repetition had stood central. Most buildings have
multi-family flats with roof slopes and facades of red brick. The variety between the buildings is limited to
the form of the balconies. These kinds of homes are abundant in Barmbek-Süd: they have open strip plots
with building houses up to four to six storeys in height. Many of the 19th century buildings that survived
the heavy bombing were demolished after 1945 to provide space for new housing. This has yielded a picture
of postwar half sunken groundfloor construction along the pre-war street pattern of Barmbek. In other
words, Barmbek-Süd looks completely different from the typical post-war sites in the Netherlands, where
newly built blocks are parcelled in a square-like Mondrian-like pattern. In this sense Barmbek-Süd looks
‘organic', but in comparison to Dutch standards of post war expansion, more unstructured.
2.2
Competition and urban plans
In 2003, an urban planning proposal competition, called “Städtebauliche Realisierungswettbewerb
Parkquartier Friedrichsberg,” was made public. Such competitions are commonplace in Hamburg, including
various HafenCity projects, whereby special planning solutions were required for each site. The process
reduced the footprint of the hospital, owned by the Landesbetrieb Hospitales Hamburg, a municipal
organization. The competition was based on a site approximately 12 acres in size. The aim of the competition
was to develop an urban pattern that differentiated properties of different housing unit, with the aim of
promoting home ownership in the neighbourhood. The existing green structure, as well as the preservation
of the valuable trees, were important design principles. Further principles stem from the goals of the city of
Hamburg: firstly: build in a compact way; and on the other hand: strengthen the quality of the green space.
Four acres of the former hospital site area were designated as green space and could not be developed.
11 The winning plan, including several types of open public & private spaces
The competition held in 2003 yielded 30 entries. The winning plan was created by two Hamburg-based
firms, APB Architekten and GHP Landschaftsarchitekten. The underlying concept of ABP Architekten is to
make the ' green eye of Eilbek." The idea involved the strengthening of green space and contact with the
environment in order to strengthen the identity and use of the area. The winning design provided a mix of
blocks parcelled separately along the park and hospital grounds. Towards the Friedrichsbergertrasse to the
west lies the buildings in a row of buildings, but the buildings are not contiguous, so the backside green
space and the Friedrichsbergerstrasse is visible.
12 The winning plan in the competition
With this type of parcelling, APB built on the character of Barmbek-Süd, where loose allotment is more
common. The desire for more home ownership is translated by architects in a housing-type that calls itself
"Stadtbaustein
Eigentümer
Nachbarschaft,”.which
means
building
stone
for
homeowner-based
neighborhoods To this end, lower upstairs apartments with stacked maisonettes were conceived to the south
and west of buildings blocks with four storeys.
13 The facades of the winning plan
Another feature is the various forms of public and open space. The proposed blocks are surrounded by
private (open) spaces, belonging to adjacent building. Then these private rooms are surrounded by private
‘rooms’ that are publicly available and as a kind of green court between the blocks. These green courts are
connected to the public space. Area south of the hospital includes a public park strip along the river
Wandse.
The proposals for the winning design was the basis for the Bebauungsplan, which in turn, contributed
greatly to the final initiatives to build. To this end, in June 2006, the Bebauungsplan Barmbek-Süd 12 is
adopted by the district council of Hamburg-Nord.
Bebauungsplan Barmbek-Sud 12
14 2.3
Built design
Urban plan Park Friedrichsberg, area Baugruppen
In the area west of the Friedrichsbergerstrasse, five blocks have been built. These blocks are situated in one
row of buildings along the Erika-Mann-Bogen street. East of the Erika-Mann-Bogen street there are another
seven blocks. A total of 10 plots have been cultivated. Some lots have multiple blocks. The ideas of the
winner focused on clearing designs for building architecture to transform the City of Hamburg to an area
where Baugruppen are more active. There is a difference in architecture between the idea of the winning
competition and the actual buildings that were developed. On this site, seven Baugruppen-buildings have
been built, ranging from 9 to 24 dwellings per building:
Baugemeinschaft „Arche Nora: 13 apartments
Baugemeinschaft „Tilsammans: 12 apartments
Baugemeinschaft „Wohnen im Park: 24 apartments
Baugemeinschaft „Friedrichsberg: 15 apartments
Baugemeinschaft „Junges Wohnen: 28 apartments
Baugemeinschaft „Eilbeker Loft: 9 apartments
Baugemeinschaft „Villa Friedrichsberg: 10 apartments
In addition, the Hamburg Wohnungsbaugenossenschaft, the "Bauverein der Elb Gemeinden eG" (BVE)
realized the Halbe Halbe project. These are 23 subsidized apartments on top of a parking garage. The
average project size is around 15 dwellings per building. Compared to the surrounding buildings, which
mainly consists of loose porch floor construction blocks in a green setting, this is a definite scaling. There is
no direct or obvious relationship between the buildings, except the height and depth. Material and colour
varies by building. Where one building is built of yellow brick (Friedrichsberg), the other building
(Tilsammans) has deep black plastered. The characteristic in Dutch consistency in material and colour is
missing. On the scale of the street this results in a differentiated and diverse picture.
15 2.4
The developer
In the case of Parkquartier Friedrichsberg, in the first phase, Baugruppen participants were the only active
parties. Therefore, the projects called "Tilsammans" and "Junges Wohnen," were analysed as examples
because they differ from one another within the plan. Tilsammans was chosen because it contained prize
winning architecture and was built to a size to facilitates 12 apartments—a relatively modest design. While,
in comparison, "Junges Wohnen" had a more ambitious program, involving 28 apartments on the average
project size of 15 dwellings per building.
Tilsammans
This project started as an idea by two families with a shared vision of living both together and also having
separate, private lives. For them, it was not possible get financed in order to construct a detached house in
Hamburg. The commissioned architect informed the families about the "Agentur für Baugemeinschaften”.
With this, they submitted a convincing proposal to get the lot in competition with other interested parties.
Their idea and plan won the competition, based on their architectural proposal, group and social
background. This also included the property a Einliegerwohning (dwelling for ancestors) is included. The
future residents formed a GbR (Gesellschaft bürgerlichen Right) which is a juridical term for a group of
people who want to built. The group specifically chose the architectural office, Fusi & Ammann. Future
residents have had a say in the classification of their homes, the number and size of rooms. The exterior was
left to the architects. The immediate garden to the rear of the property is common for residents and has a
low fence separating it from the public green space.
16 The Tilsammans ground floor plan
Junges Wohnen
The initiator of the Junges Wohnen project is the Wohnungsgenossenschaft Langenfelde eG (now merged
into Hamburger Wohnen eG ), a cooperative housing association. Together with STATTBAU, an office in
Hamburg which advises and assists Baugruppen projects, the Wohnungbaugenossenschaft searched for
middle class households who wanted to live in this new project. The common themes on which they came
together was child-friendly living. As a result, future residents concerned themselves greatly with the design
and implementation process, which differed from Tilsammans.
In Junges Wohnen, 27 apartments were spread over three buildings, each with four floors. A rooftop
terrace, common areas, game room and a playground for children are used by all residents in the courtyard.
All areas within the buildings are without barriers.
For both locations, the program specified in the Bebauungsplan is prepared by the municipality of Hamburg.
The municipality has no further architectural or welfare requirements within the rules of the
Bebauungsplan.
17 In Junges Wohnen, the Wohnungsbaugenossenschaft Hamburger Wohnen eG financed and guided the
project. In Tilsammans the future residents formed a GbR (Gesellschaft bürgerlichen Recht). Through this
they bought the lot for 500 euro per square meter from the city. The funding was received by 'KfW', a bank
that invests in specific sustainable projects. A lower interest rate on loans can be obtained due to the utility
of specific sustainable elements in a project.
2.4
Municiple Planning Tools
The highest authority in the city-state of Hamburg is the Flächennutzungplan ( FNP). This is a spatial plan
for the entire territory of the municipality. The FNP contains objectives of spatial planning and urban
development. It provides land for future use to meet the needs of the city. A FNP is ultimately determined by
the population and is binding on governments and government agencies.
The FNP forms the basis for Bebauungspläne; these are the more detailed documents to assist in the
implementation of the FNP. In addition to the FNP, there is also the Landscape Program, which is an
ecological and scenic program within the FNP to ensure continued establishment of scenic and ecological
areas. The FNP is used for preparation, or 'vorbereitend.' It outlines the desired spatial developments,
whereas the Bebauungsplan includes mandatory features of a design, called 'verbindlich.' The elements
detailed in the Bebauungsplan are legally binding, necessary features for each development. This document
is similar to structuurvisie and bestemmingsplan documents in the Netherlands. An FNP make the
assessment framework for governance in submitting plans. In the FNP, the functions in a development are
roughly outlined, while in a Bebauungsplan, these functions are further specified. Thus, the ' Wohngebiet'
from the FNP in a Bebauungsplan can be converted to "Reines Wohngebiet '(limited to housing), Allgemeines
Wohngebiet'(general types of housing), 'Kerngebiet’ (central district area) and so on. A FNP is used for an
area of at least 3 acres.. The categories of the FNP are equal in all 16 German federated states
(Bundesländer).
In the Flächennutzungsplan, four broad categories defined by the type and character of the area are
indicated:
W = Wohnbauflächen: residential areas
18 M = Gemischte Bauflächen: mixed areas
G = Gewerbliche Bauflächen: premises
S = Sonderbauflächen: special areas
Each main category is divided into a number of subcategories. For example, in the sub-category W,
representing Wohnbauflächen, there is the subcategory WS representing Kleinsiedlungsgebied (small
settlements, mainly dwellings with kitchen gardens and some agricultural use) The most commonly used
category in the city is WA, Allgemeines Wohngebiet. This category covers residential buildings, shops,
restaurants, religious, cultural, social, health and sports facilities.
Besides the Flächennutzungsplan, categories included in the FNP are GRZ , GFZ and BMZ. These detail
ratios and regulations involving quantity, volume and number of floors. These numbers are recorded on the
basis of the FNP in a Bebauungsplan. GRZ (Grundflächenzahl) indicates how many square metres of land
can be cultivated per square metre plot. For example, with a plot of 1000 square metres with a GRZ of 0.4,
400 m2 can be cultivated. The BMZ (Baumassenzahl ) indicates how many cubic metres can be farmed per
square metre plot. A third indicator is the GFZ (Geschossflächenzahl) provides a measurement to indicate
how many square metres of floor space are permitted per square metre lot. For an example of this, a GFZ of
1.6 on a plot of 1000 square metres permits 1.600 m2 of floor space to be constructed. This includes
multiple storeys, for instance, a building can have two storeys, each of 800 square metres.
The diagram below indicates the upper limits of each indicator.
Obergrenzen für die bauliche Nutzung
Das Maß der baulichen Nutzung darf z.B. folgende Obergrenzen nicht überschreiten:
Baugebiete
Grund-
Geschoss-
Bau-
flächen-
flächen-
massen-
zahl
zahl
zahl
(GRZ)
(GFZ)
(BMZ)
in Kleinsiedlungsgebieten (WS)
0,2
0,4
--
in reinen Wohngebieten (WR)
0,4
1,2
--
in besonderen Wohngebieten (WB)
0,6
1,6
--
in Dorfgebieten (MD)
0,6
1,2
--
in Kerngebieten (MK)
1,0
3,0
--
in Gewerbegebieten (GE)
0,8
2,4
10,0
in allgemeinen Wohngebieten (WA)
in Ferienhausgebieten
in Mischgebieten (MI)
in Industriegebieten (GI)
in sonstigen Sondergebieten
19 In the Park Friedrichsberg case, the FNP states the Allgemeines Wohngebiet (WA) as leading spatial function
including residential buildings, shops, restaurants, religious social, health, cultural and sports functions. In
the Bebauungsplan for Parkquartier Friedrichsberg there are two different GRZ numbers mentioned: 0.3 and
0.4. A GRZ of 0.4 increases density of a development. On the north side of the plan, towards the former
hospital a GRZ of 0.4 is applied in connection with the existing buildings of the hospital, which has a GRZ of
0.7 on the lot. In addition to these numbers, there is a minimum number of floors prescribed, set on four
floors.
Bauordnungsrecht
In the Landesbauordnung, substantive rules are applied to buildings, including the distance between
buildings. In Germany each state prepares its own Building Ordinance.
Bebauungsplan
Based on a FNP, a Bebauungsplan is determined. A Bebauungsgsplan defines:
- the type buildings
-allowable size of the buildings
-the part of the lots which may be overbuilt
-the use of adjacent space
A Bebauungsplan can be established because it is considered an urban issue, called "städtebauliche
Grunden.” The extent of use can be determined for individual land plots, for parts of lots or parts of different
structures. This "Mass of baulichen Nutzung" can be used by securing:
- Grundflächenzahl (GRZ) or permissible Grundfläche (GR),
- Geschossflächenzahl (GFZ) or Größe der Geschossfläche (GF),
- Baumassenzahl (BMZ) or Baumasse (BM),
- Zahl der Vollgeschosse (Z) (number of full floors),
- Höhe baulicher Anlagen (HA) (height of the building).
The Baunutzungverordnung (BauNVO) defines what is and is not permissible in a Bebauungsplan. The
Baunutzungsverordnung contains rules regarding the type of function of a construction area, the size of the
functional (height, constructed area compared to land area, number of floors, and so on), the construction
(open or closed) and the land area to be cultivated (construction lines, construction limits; Baulinien,
Baugrenzen). If there is no plan for an area within the city, then the submitted building plan is assessed on
the basis of § 34 BauGB. Importantly, the construction initiative fits and is being developed in conjunction
with the built environment (ìm Zusammenhang bebauten Ortsteile) . The background to this is ' by building'
on the existing, making the neighbourhood or district retains the historical pattern that have developed
organically. A building initiative is allowed when it is related to function, size, construction and arable land
surface as it adds to the uniqueness of the local environment.
Regulations regarding building design
As for elements of a development such as colour, the following applies: the shaping standards are indicated
in the Building Ordinance der Länder (ie per state). The Landesbauordnungen gives municipalities the right
to a statute (Satzung) to establish requirements regarding or containing shaping structures or local building
codes (örtliche Bauvorschriften). The requirements of design and architecture, so called
Gestaltungsvorschriften, may be included in the form of a zoning rules. Separate lines in the zoning, called
Gestaltungssatzungen, may concern the building design, such as roof and windows form, material and
20 colour choice. Also included is rules involving advertising services or even the appearance of free spaces,
particularly of fences.
Summary
The Bauleitplanung is the name for the municipal management tool used to regulate land use.
Flächennutzungplan is first, then a Bebauungsplan that contains conditions of the Baugezetzbuch
determining the conditions for the lots. Depending on the location and description of the FNP, specific
Gestaltungsvorschriften can be applied. These are in the form of a Rechtsverordnung and contains rules
regarding the design of structures. This Gestalungsvoorschriften cannot simply be applied everywhere. In
general a building initiative must fit within the character of the surrounding area. During an occasion when
someone wishes to build only buildings of three to four floors of a particular façade material or colour, then
the initiator adheres to them so that the new building fits within the character of the surrounding
environment.
Bebauungsplan Barmbek-Süd 12
A specific case: Bebauungsplan Barmbek-Süd 12
For the urban idea competition held for the Park Quartier Friedrichsberg, a Bebauungsplan
was made:
Bebauungsplan Barmbek-Süd 12. In the justification (Begründung) the conditions were written to apply,
the Flächennutzungsplan 1997, the Landschaft Programm 1997 and the Baustufenplan 1954. In the
competition, a typology was presented with a building depth of 12 metres for build new buildings. This is
also recorded in the Bebauungsplan. Internal and conflicting rules and regulations in support of the
minimum distances from the Hamburg Building Ordinance are involved in this plan. In other words, the
minimum distances as established in Hamburg Building Ordinance is only partially applicable to this plan.
The height and depth of the buildings are required with at least four stories of height and a depth of 12
21 metres. The shape of the roof was pre-established; flat roofs were chosen. Furthermore, the GRZ ranged
between 0.3 and 0.4, and the GFZ ranged from 0.8 to 1.6 . These figures matched the existing treeline, and
thus, did not allow higher value here. To still achieve the desired urban density, an occasional GFZ of 1 to
1.6 is allowed. The connection to the road network was made immediately.
In the regulation Bebauungsplan Barmbek-Süd 12, the conditions for new buildings were further described.
Because the GFZ was in conjunction with the building program, the design of the façade was limited and
rules on bay windows and loggias data were provided. This could be up to 1.5 metres from the building line,
In addition, a ground-floor height of 3.5 metres is compulsory. Some conditions were based on noise level
analysis, indicating where to position bedrooms and other noise-sensitive functions within the buildings.
Underground parking may occur, but is not mandatory, as long as parking did not affect the groundwater.
Gas stations and large retailers were also prohibited, and advertising on the facades was limited.
There were strict requirements to built solar cells in buildings with a central hot water systems. Also, green
roofs were required, built over car parks , for which a 50 inch substrate was required. For sustainability,
very detailed rules and standards applied, regarding everything to the girth of the new trees.
Another
striking aspect was the 'lack' of architectural design guidelines in both the Verordung and Begründung zum
Bebauungsplan Barmbek-Süd 12 .
INFOGRAPHIC
3.
Results
The first phase of the project Parkquartier Friedrichsberg was completed in 2007. Within Hamburg, it is the
largest contiguous area for a Baugruppen. The area has become a special mix of building including a special
scale of large villa and apartment in a green setting. The principles to preserve green as much as possible
and take into account the existing stock of trees gives the area a ‘mature’ look. Socially, the project has
become a mix of different lifestyles and ages, something that in many new areas in the Netherlands rarely
exists. This is especially true when considering the predominant average family type is one with children.
The emphasis on family life and children has given the location of the park logic, yet based on the
Baugruppen, it also initiated several generations in the same area. It lacks 'urban ' facilities, such as cafes
or restaurants . In this sense, the Parkquartier Friedrichsberg is to be seen rather as a living community,
rather than a city area, despite the 'urban' density.’
The residential complexes are mutability and adaptability equipped. Per block there are specific and extra
provisions recognized for guest rooms, common rooms or party rooms. These are blocks used and managed
by the residents. In some areas these blocks are also accessible to non-residents, organized by appointment.
The initiators of the new building blocks in Parkquartier Friedrichsberg attached great importance to
sustainability and energy efficiency, and to do so, the blocks were built in accordance with current KfW-40
Standards. This the highest designation for residential buildings, created before the Passivhaus standards.
In Germany, the KfW-40 Standard provides financial support of 10 % of the loan amount necessary for the
construction of a 40- KfW building. This is subsidized by the bank. This stimulation of the KfW ended in
2009 and has been replaced by a new system of subsidies. The choice by those involved in Baugruppen
projects to build energy-efficient housing, involves higher construction costs, but building energy,
economical service installations and heating costs are often lower than traditional construction. The concern
for sustainability is also in the design of public space. Using wadi/water canal demonstrated the concern
22 for sustainability. The buildings are organized in the ' Scandinavian ' model, without large gates or fences,
yet still visitors will be clear where public spaces end and private gardens begin.
Measured by the 'high' standard that applies to architecture in the Netherlands (Beeldkwaliteitsplannen,
Welstand, stadsbouwmeester, supervisoren), the quality of architecture in the buildings in Parkquartier
Friedrichsberg may be disappointing. Usually, in the Netherlands architects and urban planners desire
'coherence ' in material and colour.
This is missing from this project. It can be concluded that the
appearance is often “messy.” At the same time, the differences between the buildings is relatively large,
fitting perfectly to the surroundings. Additionally the green in the form of many large old trees softens the
aesthetical differences between the buildings .
The Parkquartier Friedrichsberg thus succeeded at area level, but also adds, in the way that the programme
differs relative to the environment—something evident on the neighbourhood and district level. The
combination of density goes hand-in-hand with strengthening the green character of the former hospital site
and is therefore, quite successful.
23 24 25 4.
Conclusions case Hamburg
The Parkquartier Friedrichsberg in Hamburg is an interesting case of current city planning and building
techniques. This can be concluded on a number of grounds:
1. The policy requirements that apply at the municipal level, such as increase in density and raising of the
quality of the green areas integrate well into plans at a lower level
2. The system of a Flächennutzungsplan at a higher level, with its lax land-use codes provides a very good
foundation for the next step: the Bebauungspläne
3. The way planning is instrumentalised by informing the public and other involved parties gives
opportunities for active involvement. The first phase in planning is much more ‘positive and informative’ in
the way that it is not a formal and based on juridical status. Instead, it gives opportunity to all stakeholders
to actively participate, and provide feedback on the planning initiatives. Citizens are asked to play their
participatory role in the democratic process, and not simply act as consumers. In this way, they have rights,
but also obligations when it comes to city planning.
4. In the Park Friedrichsberg case, it was a clever decision to use the urban competition as a planning tool.
By doing so, the real qualities of the plot were combined by ideas of the architects and landscape architects.
In the end, when looking at the results, the ideas put forth by the landscape architects were taken into
account more heavily than those of the architects. But in a way, this is rational because the landscape will
outlive the architecture.
5. The choice to allocate the area exclusively for Baugruppen has led to a ‘chaotic’ architectural image of the
area, especially when compared to Dutch standards. Although architecture plays an important role in city
planning, the urban plan made for Park Friedrichsberg is stronger than the quality of the individual blocks.
Together they may not be the best examples of combining fine architecture with mix of quality materials,
especially when compared to many districts in Hamburg. Buildings in Hafencity, for instance, put much
more emphasis on building where every development under the same architectural style.
6. The combination of planning, the social and political goals of Hamburg in increasing the density of the
area and the aspirations to provide good housing for families with children in the city has succeeded in
Parkquartier Friedrichsberg.
7. In the Netherlands, the degree of control initiated to achieve the high architectural quality often obscures
the lack of diversity and urban life. The more businesslike-approach of Hamburg leads to more satisfaction
by Hamburg citizens. Not only is this the case because they are allowed to build their dream home, but also
because Hamburg makes the successful combination of personal and private good fortune the main goals of
the city--established at the highest level of authority to maintain and ensure these qualities of livability in
the city. In the end, this is important for every citizen. Not only for Hamburg citizens, but for citizens all
across Europe.
26 october 2013
Vincent Kompier
Appendix
Internet
https://www.hamburg.de/barmbek-sued/
https://www.hamburg.de/hamburg-nord/planen-bauen-wohnen/85076
http://www.stattbau-hamburg.de/index.php/realisiertewohnprojekte/articles/Baugemeinschaft_Friedrichsberg.html
http://www.stattbau-hamburg.de/index.php/realisierte-wohnprojekte/articles/Halbe__Halbe_Wohnprojekt.html
http://www.architekturarchiv-web.de/hamburg_baukultur.htm
http://www.juramagazin.de/Derzeit-wird-in-der-Hamburger-%C3%96ffentlichkeit-der-Stil-dergegenw%C3%A4rtigen-Hamburger-Architektur-diskutiert
Parkquartier Friedrichsberg
Baugemeinschaften:
www.baugemeinschaften.hamburg.de
www.archenora.de
www.tilsammans.de
www.bgf.heiny.de
www.eilbeker-loft.de
www.neustadtarchitekten.de/p0022.php4
www.dohse-stich.de/talimpark.htm
http://www.competitionline.com/de/beitraege/4078
http://ratsinformation.web.hamburg.de:85/bi/yw020.asp
https://www.hamburg.de/contentblob/1849712/data/auswahlkriterien.pdf
Contacts
MEYER STEFFENS ARCHITEKTEN UND
STADTPLANER BDA
Sigrid Meyer &Rainer Steffens
Weberstraße 1f
23552 Lübeck
Fusi & Ammann Architekten
+49 [0] 20 999 8 – 0
Prof. Dott. Architekt BDA Paolo Fusi
http://www.meyersteffens.de
Alsterchaussee 11
20149 Hamburg
Tillsammans
+49 [0] 40 36111400
Sonja Kraft & Matthias Schulze-Kraft
+49 [0] 42 18 02 14
E-Mail: [email protected]
Bezirk Hamburg-Nord
27 Fachamt Stadt- und Landschaftsplanung
Hans-Peter Boltres
+49 [0] 428 04 - 6002
Inken Asbahr
ConPlan GmbH
+49 [0] 428 04 - 6032
Barnerstraße 14
STATTBAU HAMBURG GmbH
22765 Hamburg
Sternstraße 106
+49 [0] 398 343 42
20357 Hamburg
+49 [0] - 43 29 42 0
www.conplan-gmbh.de
[email protected]
http://www.stattbau-hamburg.de/
Hamburger Wohnen eG
Manfred Gerber / Matthias Gerber
Försterweg 46
22525 Hamburg
Freie und Hansestadt Hamburg
+49 [0] 540 00 - 60
Finanzbehörde – Immobilienmanagement
Thomas Schuster
www.hamburgerwohnen.de
Millerntorplatz 1
20359 Hamburg
Winners Parkquartier Friedrichsberg 2003
+49 [0] 428 23-4006
APB Architekten
Moritz Schneider
www.real-estate.hamburg.de
Johannisbollwerk 16
20459 Hamburg
Bürgerstadt Hamburg AG
+49 [0] 40 - 29 80 2 0
c / o Patriotische Gesellschaft von 1765
http://www.apb-architekten.de/
Trostbrücke 4 – 6
20457 Hamburg
GHP Landschaftsarchitekten
+49 [0] 366 619 | Fax: 040 / 378 094
Nikolaus Gurr
Christian Schierstedt
www.buergerstadt.de
Flachsland 27
DE-22083 Hamburg
+49 [0] 40 - 41 36 07
Literature
Dokumentation des Baugemeinschaftspreises 2011,ausgelobt von der Behörde für Stadtentwicklung und
Umweltder Freien und Hansestadt Hamburg, Uitgave: Agentur für Baugemeinschaften | Behörde für
Stadtentwicklung und Umwelt Hamburg 2011
Agentur für Baugemeinschaften. (2010). Zusammen bauen lohnt sich. Baugemeinschaften in Hamburg.
Hamburgische
Wohnungsbaukreditanstalt.
(2012).
Baugemeinschaften
2012.
Förderrichtlinie
für
Baugemeinschaften mit individuellem oder genossenschaftlichem Eigentum.
auf.einander.bauen, BAUGRUPPEN IN DER STADT, Herausgeber: Kristien Ring (DAZ), jovis Verlag, ISBN 3939633-33-4
28 Raumliches Leitbild Hamburg Behörde für Stadtentwicklung und Umwelt Hamburg 2007
Bewertungskriterien für die Auswahl von Baugemeinschafts-gruppen bei städtischen Grundstücken,
Hamburg 2010
Zusammen bauen lohnt sich, Baugemeinschaften für Familien in Hamburg Agentur für augemeinschaften
Freie und Hansestadt Hamburg Behörde für Stadtentwicklung und Umwelt juni 2006
Wohnen in der Stadt – Beispiele von Baugemeinschaften www.baugemeinschaften.hamburg.de
Begründung zum Bebauungsplan Barmbek-Süd 12
Dokumentation des Baugemeinschaftspreises 2011,ausgelobt von der Behörde für Stadtentwicklung und
Umwelt der Freien und Hansestadt Hamburg, Agentur für Baugemeinschaften 2011
29 Appendix 2
30 31 Small Urbanism . Case Birmingham
Dayus Square, Jewellery Quarter
Birmingham
FRONTWORK
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 1 1.
Introduction
1.1 United Kingdom
1.2 Birmingham
Jewellery Quarter
Dayus Square
2.
The culture context
2.1 Building process
Planning permission
Land ownership
Compulsory Purchase Order
Economic growth
Leverage urban development
2.2 Spatial planning system
United Kingdom
Birmingham
3.
Case Study: Dayus Square, Jewellery Quarter
3.1 Introduction
3.2 Dayus Square consortium
3.3 Instruments Local Planning Government
Building process
Planning instruments
3.4 Roles and responsibilities
3.5 Project value
4.
Conclusions
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 2 m
1. Introduction
............................................................... ........
2.1
United Kingdom
In contrast to the Netherlands, the private sector in the United Kingdom will, in general, take a more
active role in the investment, preparation and delivery of urban regeneration projects. The Government
in the United Kingdom is often involved in steering the development process through identifying
opportunities, providing (match) funding and preparing planning policies and permissions.
Since the start of the recession in 2007, the United Kingdom has been facing major regeneration
challenges. The property market has been under severe pressure for many years and there is a lack of
project funding and investment. Nearly all the planned urban regeneration projects are on hold and not
economically viable in the current climate. However, due to international investment, a fast expanding
population and missed housing targets the property market in the South West of England, particularly
within Greater London, is growing rapidly.
The Small Urbanism case study within United Kingdom will investigate the project Dayus Square located
within the Jewellery Quarter in the City Centre of Birmingham. Dayus Square was designated as
opportunity area in the Jewellery Quarter Urban Village framework in 1998. It played an important role
in the regeneration of the neighbourhood. The driver behind the project development process involved
the private and public sector working in collaboration.
Firstly, the research study will explore and describe the building and planning culture within United
Kingdom. Secondly, it will investigate and analyse the spatial, social and economical factors, which
played a key role during the planning and building process of Dayus Square. This will include the role
and responsibility of the all the participants during the planning permission process. Finally there will
be a reflection on what we can learn from the case study for the Netherlands, this includes management,
procurement, design, finance, planning regulation and policies aspects.
Copyright Birmingham City Council (5)
2.2
Birmingham
a
Birmingham City is positioned in the West Midlands of England with a population of just over one
million residents. It has grown from a medium-sized medieval market town to a well-established,
connected and international city.
During the industrial revolution Birmingham was nicknamed "city of a thousand trades" because of the
large variety of goods that were produced. It was built on the adaptability and creativity of a highly paid
workforce, practicing a broad range of specialised trades, in an entrepreneurial economy of small, often
self-owned workshops. In this period George Cadbury built Bourneville village for his employees, located
in the South of Birmingham. It is an exemplary working-class village, privately developed in the vicinity
of the factory and incorporating traditional designed homes, large gardens, parks and sports facilities.
During World War II and the "Birmingham Blitz" the city suffered from heavy bomb damage and in the
1950s and 1960s the city needed extensive redevelopment. The re-construction included large
residential council estates, a ring road around the city centre and the New Street railway station. In the
1980s nearly all-industrial activities disappeared and there was a prolonged recession with high
unemployment. For many decades the more affluent citizens began leaving the City of Birmingham and
commuting daily from the surrounding historical villages and towns towards the city.
After the crisis in the 1980, Birmingham city started establishing public and private partnerships (PPP).
The International Convention Centre (ICC) is one of the first successful initiatives between and public
and private sector. The goal was accomplished through cooperation to tackle the complex social task and
to develop a strategy for economic decline, social segregation and degradation of the urban environment.
A PPP is a government service or private business venture funded and operated through a partnership of
government and one or more private sector companies. It involves a contract between a public sector
authority and a private party, in which the private party provides a public service or project and
assumes substantial financial, technical and operational risk in the project.
After the late nineties there was a growing demand for living and working in Birmingham City Centre
and many apartments were built in this period. The private sector generally delivered new housing
development and regeneration this included also the Dayus Square project. When the recession started
in 2007 nearly all inner city development projects were cancelled and are currently still on hold.
Jewellery Quarter
The Jewellery Quarter, positioned in the Northeast of the Birmingham city centre, is a neighbourhood
with industrial heritage and a centre of manufacturing and trade in jewellery. The Quarter is recognised
as a national historic treasure and contains a fine pattern of well-connected streets. It is one of the best
and most extensive group of Victorian and 19th century buildings devoted to the manufacture of
jewellery and similar small goods in Europe. (3)
In its early years the Jewellery Quarter provided living and working space for jewellers, a dense division
of labour in the trade and the intensive use of part-time workers. In the 19th century, houses were
converted for industrial use, often by enlarging windows and adding workshops on each storey, resulting
small two and three-storey workshops. From the 1830s a varied range of purpose-built manufacturing
premises in Georgian, Regency, Gothic and Italianate designs appeared. (4)
In the last two decades the Jewellery quarter has become a popular destination for the City’s residents,
creative sector orientated businesses and visitors. The jewellery related industry and additional light
industry is currently still part of the vibrant mixed-use neighbourhood. Through active conservation
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 5 management by the Local Planning Authority, local community and private sector the unique industrial
historical character survived and many historical buildings are still present.
Dayus Square
The Dayus Square project (Albion Square was renamed Dayus Square in 2010) is positioned in the
Industrial Fringe of the Jewellery Quarter and defined by Albion Street, Carver Street, Tenby Street
North and Tenby Street. It is located in a transitional area between the tight urban grid of streets,
smaller Victorian workshops, factories and the larger and more heavily industrialised east.
The Dayus Square project contains mixed use urban block development including residential
apartments, one and two bed duplex apartments, shell lofts for individual living, live and work units, one
and two bed affordable housing, business centre and cafe and ground floor retail units. (2)
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 6 U
2. The culture context
.......................................................................
2.1
Building process
Planning permission
Planning permission or planning consent is the approval required in the United Kingdom in order to be
allowed to build on land or change the use of land or buildings. The Planning title was granted for all
pre-existing uses and buildings by the Town and Country Planning Act 1947, which came into effect on
1st July 1948. Since this date any new "development" has required planning permission. "Development"
as defined by law consists of any building, engineering mining operation, or making of a material change
of use in any land or building. Specified categories of small or insignificant development are granted an
automatic planning permission by law, and do not require any application for planning. (6)
There are various types of planning permission.
•
Full planning permission: Would grant permission for all aspects of the proposed development,
even though it would be subject to various conditions.
•
Outline planning permission: Cannot be granted for a proposed change in the use of land or
buildings.
•
Approval of "reserved matters": Seeking permission for those aspects that were not dealt with in
an outline planning permission, or seeking approval of aspects of a development, which were
reserved by a planning condition in an earlier grant of full planning permission.
•
Renewal of planning permission: This would arise when an earlier outline or full planning
permission was subject to a time-limiting condition, which has since expired.
•
Removal or alteration of a planning condition: As a matter of law, conditions should only be
imposed on a grant of planning permission when compliance with that condition is essential to
make an unacceptable development acceptable. (7)
An application for planning permission should be made to the Local Planning Authority (LPA), through
pre-application and local council. Or the application should be submitted to the local district for
clarification whether a proposal will require planning permission, and if so an initial indication if
planning permission may be granted.
Planning permissions, is usually granted subject to planning conditions, for example the scheme to be
built in accordance with the approved drawings, trees to be planted as per the landscape scheme or the
colour and finish of external materials as approved by the Local Planning Authority. Some conditions
will need to be complied before any construction work starts on site while; others will take effect once
the development is commenced, or in a later stage.
Frequently planning permission will only be granted subject to the applicant entering into a legal
agreement under Section 106 of the Town and Country Planning Act requiring certain “community”
project contributions or money be paid to the Local Planning Authority. Such contributions can only be
obligatory if they are necessary to make the development acceptable and relate directly to the proposed
development.
Since 2013 the local council can charge a Community Infrastructure Levy for new developments. The
funds will be allocated to deliver infrastructure project, which will be prioritised, by the Local Council,
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 8 communities and neighbourhoods. For the Dayus Square development, the consortium contributed to
the improvement of the surrounding public realm through a section 106 legal agreement (Department for
Communities and Local Government).
The Local Planning Authority Development control is a management system of town and country
planning which regulates land use and new buildings. It depends on a "plan-led system" whereby
development plans are formed inline with the granted planning application. The building regulation
procedure deals with the actual construction process for both internal and external alterations, and
involves site inspections whilst the project works are in progress. This includes checking the structural
stability, fire precautions, weather resistance, energy conservation, sound insulation, access and
inclusive design (7).
Land ownership
In Roman law, ground rent was an annual rent payable by perpetual lease of building land. In early
Norman England, tenants could lease their title to land so that the land-owning lords did not have any
power over the sub-tenant to collect taxes. In 1290 King Edward I passed the Statute of Quia Emptores
that prevented tenants from leasing their land to others. This system later passed into common law in
England and formed the basis for the free and leasehold system, which is still in place. (9)
Under the terms of the lease agreement, the freeholder (the outright owner of the land or property)
grants permission for a leaseholder to take ownership of the property for a specified period of time. This
could vary from 21 years to 999 years and during this time the leaseholder will pay ground rent to the
freeholder. Freeholders lease property primarily for the initial premium paid by the original leaseholder
for granting the lease, but in addition ground rent will need to be paid over a long term. Most of the land
in England is privately owned, but various Local Councils and Housing Associations own major land
assets including housing estates. (9)
Compulsory purchase order (CPO)
CPO is a legal function within the United Kingdom and Ireland that allows certain government bodies to
obtain land or property without the consent of the owner. It may be enforced only if a proposed
development is considered and required for public improvement, such as when building infrastructure
or expanding town centres. The Authority must, however, demonstrate that the taking of the land is
necessary and there is a "compelling case in the public interest". Owners or occupiers can challenge this,
and an independent Inspector will hear their objection. (10)
Economic growth
To encourage future regeneration and development, the central UK government recently launched a
range of policies and strategies to unlock development and economic growth. The creation of Local
Enterprise Partnerships (LEP) for local authorities and businesses is an example of one of these
strategies. The Department for Communities and Local Government and the Department for Transport
have created the £730 million Growing Places Fund. It serves to define local economic priorities and to
stimulate economic growth and job creation. The Enterprise Zones have encouraged new urban
development by introducing tax and regulatory relief for entrepreneurs and investors. In addition policies
to provide a broadband fund will create up to 10 ‘super- connected cities’ to ease communication and
give further incentive to invest. Finally, the launch of the Regional Growth Fund (RGF) will support
projects and programmes for private sector investment for creating economic growth. (16)
Leverage with urban regeneration
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 9 The public–private partnership (PPP) operates through a collaboration of government and one or more
private sector companies. The PPP is an opportunity for the local government to generate income or to
deliver public facilities such as a library or hospital. (10)
The alternative is to generate income for local councils through planning permission, the Section 106
(S106) agreement or the Community Infrastructure Levy (CIL), which will replace the S106 agreement
over time. The Local Planning Authority will be empowered to set a charge for most project
developments.
Finally the UK Central Government is aware that the public sector assets are worth an estimated £385
billion, with almost two thirds owned by local councils. The central government is at present committed
to make savings and generating income through better property management. This will be possible
through cataloguing each land and building asset of all local councils within England and to find
innovative ways to utilise them. (10)
2.2
Spatial planning system
United Kingdom
The planning system in the United Kingdom that emerged in the immediate post-war years has
developed over the last half-century in response to fast often uncontrolled industrialisation and
urbanisation. The consequence of this were pollution and urban sprawl expressed through the work of
thinkers such as Ebenezer Howard and the philanthropic actions of industrialists from the Cadbury
family, the Lever Brothers and Patrick Abercrombie.
The New Towns Act 1946, The Town and Country Planning Act 1947 and The 1947 Act nationalised the
right for Local Planning Authorities to develop Local Plans or Unitary Development Plans to outlining the
kinds of development to be permitted. The Planning and Compulsory Purchase Act 2004 made
substantial changes to the English Development Plan system abolishing both Structure Plans and Local
Plans, in favour of Local Development Frameworks. The LDFs which include the Local Development
Documents (LDDs) and Supplementary Planning Documents (SPDs). A local development framework is
the spatial planning strategy, which describes the development and use of land in the area of authority.
The local development scheme acts as the starting point for the community and stakeholders to find out
about the status of local planning policies in respect to specific places or issues.
In 2010 the central UK Government announced a review to consolidate all planning policy statements,
and guidance documents into a single National Planning Policy Framework (NPPF). It provides guidelines
for local communities and their councils to produce their own distinctive local and neighbourhood plans
to better reflect the needs and priorities of their communities. The Framework does not contain specific
policies for nationally significant infrastructure projects for which particular considerations apply.
In parallel the government launched the Localism Act in 2011, to encourage the "community right to
challenge" and empower community groups to run local services. The act included: new freedoms and
flexibilities for local government; new rights and powers for communities and individuals; reform to
make the planning system more democratic and effective and reform to ensure that decisions about
housing targets are made locally.
"That's what localism is all about, giving people the freedom to decide for themselves how to shape their
communities. And whether it's through our plans to hand power back to local councils, removing barriers for
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 10 business growth, or providing incentives through Local Enterprise Zones, this government is putting local
communities back in control." Minister Andrew Stunell (14)
Inline with the Localism act the Jewellery Quarter community in collaboration with the Local Council to
establish a neighbourhood forum with the aim of bringing residents, businesses and local Councillors
together and to prepare a Neighbourhood Development Plan (NDP). Neighbourhood Development Plans
will become part of the Local Plan and the policies contained within will be used in the determination of
planning applications. Neighbourhood Development Orders and Community Right to Build Orders allow
communities to grant planning permission either in full or in outline for the types of development they
want to see in their areas (RTPI 2014).
Birmingham
Since Parliament has given the main responsibility for planning to local planning authorities, councils
should try to ensure that development is allowed where it is most needed. Simultaneously, council
should ensure that the character and amenities of the area are not affected by new development or
changes take place in the use of existing buildings or land. Within Birmingham City Council there are
various policies and planning documents in place to guide and control spatial planning initiatives;
The Birmingham Plan (Unitary Development Plan) contains policies and proposals that currently guide
development and land use. In time, the UDP will be replaced by the Birmingham Development Plan and
other key local planning policy documents.
The Birmingham Development Plan (Draft Core Strategy) sets out the statutory planning policy
framework to guide decisions on development and regeneration in Birmingham until 2031. The plans set
out spatial and functional strategies including how and where jobs, services and infrastructure will be
delivered and the types of build places and environments.
The Big City Plan (2010) is a spatial not legal adopted framework to deliver transformational change by
growing its central core by 25%, improving its connectivity, strengthening its authentic character and
diversifying its economic base. The Big City Plan covers an area of 800 hectares and is divided into seven
distinctive city centre ‘quarters’, which includes the Jewellery Quarter. (5)
The Local Development Framework (LDF) describes the collection of planning policy documents
produced to guide development across the city. It includes approved planning policies and the Local
Development Schemes prepared by Birmingham City Council.
The neighbourhood plans are a tool for communities to decide the future of the places where and how
they would like to live and work. They will be able to: choose where they want new homes, types of
shops and offices to be built, have their say on what those new buildings should look like and which
public infrastructure should be provided (Department for Communities and Local Government).
The Birmingham City Centre Enterprise Zones (EZ) are located within urban areas where policies
encourage economic growth. The City of Birmingham City allocated 26 Enterprise Zones across the city
centre covering 68 hectares in seven clusters at Westside, Snow Hill District, Eastside, Southern
Gateway, Digbeth Creative Quarter, Birmingham Science Park, Aston and the Jewellery Quarter.
Overall the spatial strategies and policies used to guide spatial planning within United Kingdom are not
as explicitly defined as in the Netherlands, especially in comparison to the Bestemmingsplan. In the last
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 11 two decades the government has played a less active role in project development, and as a result, the
private sector has taken over more of this role.
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 12 m
3. Case Dayus Square, Jewellery Quarter
.......................................................................
3.1
Introduction
The Dayus Square project is located in the Industrial Fringe of the Jewellery Quarter and is defined by
Albion Street, Carver Street, Tenby Street North and Tenby Street. It is located in a transitional area
between the tight urban grid of streets, smaller Victorian workshops and factories and a larger, more
heavily industrialised area to the east.
In 1825 the site included houses and detached villas with a few isolated large residential properties to
the east. By the mid-19th century it was built up with courts of workers housing, all of which have all
been demolished and replaced by industrial premises. There is still a mix of building typologies
including late 18th and 19th century villas and houses, 19th and early 20th century factories and
large post-war works. The land use in the Southwest fringe is a mix of industrial, residential,
commercial and jewellery related trade.
The Southern section of the project fronting Albion Street was for many years derelict and underused.
The buildings no. 8 & 10 Tenby Street proved to have a historical value but the construction quality
was poor and refurbishing the buildings was challenging. Nevertheless, after a dialogue with
Birmingham City Council and the cost consultants, the two buildings could be secured and integrated
in the redevelopment.
From an early project stage the intention was to preserve the large warehouse buildings, the Wexler
and Amazon, positioned in the central section of the site. The buildings contained steel frames with
concrete floors and load bearing brick external walls. A detailed investigation concluded that the two
buildings would be compatible for conversion into loft apartments and they offered distinctive
architectural and historical features.
The brick buildings fronting Tenby Street North were basic factories from the mid 20th century. Due
to their poor construction the decision was taken to demolish them and redevelop the northern
section. (2)
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 14 Copyright BPN Architects
The Dayus Square mixed use urban development contains residential one and two bed apartments,
duplex apartments, ‘shell’ lofts for individual living and working, one and two bed affordable housing,
business units and a shop front. The development was phased in six built projects; each building
incorporated a distinctive vertical alignment, material palette and architectural appearance.
For the corner of Carver Street and Tenby Street North, new and converted affordable, private
apartments and ground floor business units were built. The predominately used materials are brick
and render with full height windows facing the courtyard. The combined pedestrian and vehicular
courtyard entrance is located in the centre of the façade to Tenby Street North.
The Wexler and Amazon buildings have been converted into ‘shell’ loft apartments, the purchaser will
have the freedom to choose and organise the fit-out and specifications. All the concrete floors, ceilings
and columns were retained and divided walls and double glazed windows were installed in line with
the building regulations.
The design approach for 8 and 10 Tenby Street was to retain the existing buildings including the
façade, preserve the historic elevations and integrate the new and existing adjacent backyard
buildings.
The Southern section fronting Carver Street and Tenby Street contains the 76 new built residential
units with 35 potential and 8 dedicated live and work units and ground floor retail. The building also
includes 92 basement parking spaces and main access from Carver Street. The gated landscaped
courtyard is predominately used for parking and is accessible by Albion Street. The transparent
ground floor defines the active retail front; and the red brickwork, frameless windows and zinc
cladding defines the character of the building.
To provide continuity and uniformity with the surrounding streets a palette of landscape materials are
introduced. This includes blue engineering brick pavement and granite parking bays and kerbs. The
landscape design for Dayus Square junction includes a pedestrian friendly table crossing, street art,
site furniture and trees.
The project Dayus Square responds positively to the existing industrial character of the Jewellery
Quarter and is incorporated successfully within the urban scale.
l
3.2
The Dayus Square consortium
By the end of the nineties the Jewellery Quarter became more popular and the low value buildings
attracted new investors, residents and the creative businesses. There was a growing interest in the
industrial character and activities the Jewellery Quarter had to offer.
Mark Humphries the founder of Millennium Apartments Limited was the initiator of the Dayus Square
development; his company was in control of the majority of the freehold and leasehold of the derelict
buildings and land. The Dayus Square consortium was formed in 2000 shortly after the land and
building assets were acquired.
The Dayus Square consortium was established though collaboration of the following groups:
Millennium Apartments Limited (a private developer), Prime Focus Housing Association (a local
housing corporation) and Wilcon Homes Limited (a private commercial housing builder).
The shared aim was to deliver a mixed-use project, which included open market and affordable
housing and individual loft living and working, the total project value £14.5 Million. It was a strategic
decision from Millennium Apartments Limited to reduce development risks, focus on key experience
“loft” living, share the need to attract investment and to optimise the planning permission process by
delivering affordable housing. Each of the business partners in the Dayus Square consortium
individually attracted the required investment. During the planning process, Birmingham City
Council granted the consortium planning permission to develop Dayus Square. However, the
consortium needed to also address the conditions set out in the decision document before the
development could be implemented.
An important driver for the consortium was to secure planning permission within a reasonable time
frame and find and balance commercial, spatial and programmatic value. The contractual
arrangements between the partners reflected the common business goals in bringing forward the site
as a comprehensive scheme.
Copyright Millennium Apartments Limited
Millennium Apartments Limited renovated the Wexler and Amazon building into ‘shell’ spaces for loft
living. The new residents had the opportunity to create an individual living environment, costing 40%
less than the average completed city apartment in Birmingham. The loft living market attracted a
different customer (DIY) and formed a close community. It was also a less attractive product for the
buy to let investor and initially difficult to gain a mortgage for ‘shell’ living.
During the eighties and in the beginning of the nineties the ‘shell’ space loft living development was
very successful; there were still enough empty buildings (office and warehouse) for attractive m2 price
on the market. Since the end of the nineties property prices have increased dramatically and at the
same time there has been an oversupply of city centre apartments in Birmingham, causing the ‘Shell’
model to no longer be economically viable.
The Prime Focus Housing Association delivered affordable housing for key workers. The Sapphire
Heights building included 63-shared equity one and two bed apartments (each apartment is 50%
rented and 50% owned). The scheme was completed for a minimal budget of £840 per square metre.
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 16 The private house builder Wilcon Homes Limited delivered the open market housing scheme
positioned on the Southside of the project site. The new five-storey building responded positively
towards changing topography and included active ground floor retail and work and living units.
Generally the planning consultant Louise Brooke-Smith was responsible for the planning process and
management. The Architects Bryan Priest Newman prepared the design work for the planning
permission and in a later stage the detailed design and delivery of all the buildings excluding the Box
Works. Of the three partners in Bryan Priest Newman Architects was responsible for a specific phase.
Location
Dayus Square is located in the South West Industrial Fringe of the Jewellery Quarter and defined by Albion Street, Carver
Street, Tenby Street North and Tenby Street. The urban block is located in a transitional area between the tight urban grid of
streets, smaller Victorian workshops and factories and the larger, more heavily industrialised area to the east.
Urban Plan
Fsi 2.16
2
Total building capacity 17.366m
2
Project area 8040m
2
Build footprint affordable housing 3.274m (27%)
2
Build footprint open market residential 8.327m (50%)
2
Build footprint business and commercial 5.764m (33%) (Including 50% live and work units)
2
Courtyards 2.207m (13%);
Programme
The Orb / Albion Square, Wilson Connolly
Open market apartments
Dedicated live and work units
Open Market units with live and work potential
Retail units
Car park units (open market units)
Basement parking
Courtyard parking
Tenby street, Metropolitan Lofts
Business centre
Business centre office suits
Amazon Building, Metropolitan Lofts
Open market shell units with live and work potential
B1 units (ground floor Tenby Street)
Wexler Building, Metropolitan Lofts
Open market shell units
Dedicated live and work units
Sapphire Heights, Prime Focus
Affordable housing units
Car park units (affordable units)
Box works, (review revised planning permission)
B1 Business units Carver street
Total floor space (excl. parking)
41
2
732m
2
2370m
3
8
35
2.085m2
460m2
92
48
1
8
41
3057m
3
4
165m2
331m2
2
364m2
37
2
336m
2.370m2
62
3.274m2
40
2
16
1.197m
2
17.366m
Timeframe
1999 Pre-application process
Establish Consortium and formalise legal agreements;
Acquire land and building assets (leasehold and freehold);
Attract project funding and investment;
Define project brief;
Appoint project consultant team;
Contact Local Planning Authority for pre application advice;
Review, amend and finalise planning application.
2001 Full planning permission
Submit planning application including supporting documents;
Validation of the planning application;
Publicise and consultant application;
Formal assessment of application including site visit;
Application considered by committee meeting;
Committee report prepared by officer;
Issue decision notice;
Planning permission granted.
2002 Start building process
Discharge all the conditions including the required investigations and payment for 106 planning agreement;
Sign Planning agreement;
Start construction on site;
Building control various phases.
Awards
Sapphire Height has won the residential category in the 2004 Built In Quality Award from Birmingham City Council, and the BDI
Industry & Genius Award in 2005.
Factsheet urban plan Dayus Square, Jewellery Quarter
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 17 3.3
Instruments Local Planning Authority
Building Process
Birmingham city council was actively involved in guiding the planning permission process. This
included the pre-application advice, validation and registration, site visit, formal assessment
application, decision notice and providing permission. After granting planning permission the council
was also involved in reviewing the building process. A completion certificate for the various
development stages was issued after the work was finished and a satisfactory inspection was carried
out.
In the UK planning process it is good practice but not a legal requirement to arrange a stakeholders
consultation. For the Dayus Square, the local council informed the key stakeholders and organised an
informal consultation. The council received several objections related to concerns about additional
traffic, noise and smell, density, changing land-uses, massing, architecture and character.
When planning permission was granted there was a decision notice containing conditions in which a
development must be complied as issued by Birmingham City Council in writing before the
construction work could start. Also it was formally agreed that the development should start within
five years from the date of the decision document. The partners did enter a legally binding contract to
purchase and develop the site within two years of the grant of planning consent.
There was no need for compulsory purchase order for any additional land or building assets. In the
UK it is not common to start a compulsory purchase order process if there is not strong evidence
that this will contribute towards public gains. The Dayus Square development did perhaps qualify to
apply for compulsory purchase order for the Mayhan and Co. small industrial plot within the site, but
it would have meant a time consuming and expensive process and delayed the project for up to two
years.
In the planning application there was an important condition included: the “section106 agreement” in
which the consortium needed to contribute £215,000 towards the Dayus Square public realm
improvement. The public space project would reduce the road widths, introduce trees and surface
materials and remove parking to create a new square.
Other project contributions were captured in the deliverables of Dayus Square which included the
regeneration of the urban fringe area, development of a business centre, regeneration of a largely
derelict industrial site and the provision of affordable housing (27%). The affordable housing element
was made possible through internal cross subsidies between partners of the consortium and through
a favourable land purchase agreement and contractual arrangements. The extent of the affordable
housing was achieved without the need to apply for grant assistance.
Planning instruments
For Dayus Square development the consortium needed to apply for full planning consent, this is a
detailed planning application and includes a location plan, certificates, site plan, plans and drawings
and various assessments. The Local Planning Authority was responsible for the planning policies and
guiding the process for the planning application, this included the following planning documents.
The Birmingham Plan: Unitary Development Plan (UDP)
This is the Development Plan for Birmingham City and contains policies and proposals that currently
guide development and land uses. Paragraphs. 15.68-15.77-2005 relates specifically to the Jewellery
Quarter and Paragraphs 3.27-3.28 to conservation areas.
Spatial and programmatic planning policies:
Promote future regeneration while retaining and protecting its traditional industrial base and
built fabric;
Respect existing uses and buildings and the local character;
Provide and improve links with the city centre;
Develop flexible low-cost workspace and small-scale convenience retail shopping
Create 2000 new homes. A community with a balanced mix of housing typologies, sizes and
tenures;
Address the tourist potential of industry and jewellery retail and encourage the development
of additional visitor attractions.
Places for living
Promote the delivery of good housing design for Birmingham city.
Places not estates: Residential development must create distinctive places that include
complimentary and supporting activities as well as a choice of housing tenure, typology and
size;
Moving around easily: Places should be linked together by short direct routes that are
overlooked by the fronts of buildings;
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 18 -
Safe places, private spaces: Spaces around buildings should be clearly defined as public or
private;
Building for the future: Buildings and spaces should be designed sustainably, be adaptable
and reusable to ensure a long and viable life;
Build on local character: New development must consider the surrounding local context and
exploit and strengthen the characteristics.
PPG15 - Planning and the historic environment.
This provides a full statement of Government policies for the identification and protection of historic
buildings, conservation areas, and other elements of the historic environment. In addition to normal
development controls, the Planning (Listed Buildings and Conservation Areas) Act 1990 provides
specific protection for buildings and areas of special architectural or historic interest.
Section 69 of the Act imposes a duty on local planning authorities to designate any ‘areas of special
architectural or historic interest the character or appearance of which it is desirable to preserve’ for
conservation. Designation introduces a general control over the demolition of unlisted buildings and
provides the basis for policies designed to preserve or enhance all the aspects of character or
appearance that define an area's special interest. The Jewellery Quarter Conservation Area was
originally designated in 1980 and has been subsequently extended twice.
For certain types of development, within conservation areas, planning permission is required
and is classified as permitted development. Examples of this include various types of
cladding, the insertion of dormer windows into roof slopes, the erection of satellite dishes on
walls, roofs and chimneys fronting highways.
Enables local planning authorities to withdraw permitted development rights for a prescribed
range of design and materials affecting aspects of the external appearance of buildings, such
as doors, windows, roofs and frontages.
PPG3 (Planning Policy Guidance) Housing
This document explains a range of issues relating to the provision of housing. The Planning Policy
Statement 3 (PPS3) has now replaced the PPG3. Housing (PPG3) published in March 2000 underpins
the delivery of the Government's strategic housing policy objectives.
Plan to meet the housing requirements of the whole community, including those in need of
affordable housing and with special housing needs;
Provide wider housing opportunity and choice and a better mix in the size, type and location
of housing and seek to create mixed communities;
Provide sufficient housing land but give priority to re-using previously-developed land within
urban areas, bringing empty homes back into use and converting existing buildings, in
preference to the development of green field sites;
Seek to reduce car dependence by facilitating more walking and cycling, by improving
linkages between public transport, housing, jobs, local services and local amenity.
The National Planning Policy Framework was adopted by the UK's Department of Communities and
Local Government in March 2012 and is consolidating the previously issued Planning Policy
Statements (PPS) and Planning Policy Guidance Notes (PPG).
Jewellery Quarter Draft Conservation Area Character Appraisal & Management Plan (3)
Birmingham City Council developed a spatial strategy for the regeneration of the Jewellery quarter in
January 2002. The emphasis was focused on protecting the existing neighbourhood through
conservation. Interpretations in the Conservation Area Character Appraisal & Management Plan have
shaped perceptions of what is and is not permissible in specific areas. There is still an ongoing
dialogue regarding whether the conservation plan has excessively constrained development in the
Jewellery Quarter. However, this appears to rest on the detail of definitions about uses, for example,
what exactly is ‘live-work’, ‘light industry’ and even ‘manufacturing’? The Jewellery Quarter is divided
in eight localities all with different characteristics, uses, development trends and planning policies.
Dayus Square is located in the South West Industrial Fringe.
It is not permitted to demolish the buildings within the conservation area without permission;
There will be a presumption against alterations of changing uses to buildings which
negatively affect the character and appearance;
The Local Planning Authority maintain a building register of risk and seek to secure and
repair assets;
There is guidance on materials, technique and finishes appropriate for the repair and
maintenance of existing buildings to preserve the distinctive character;
Design guidelines for new developments include: maintenance of street frontages building
lines, hierarchy within the street pattern, plot boundaries, massing, plan form, elevation,
materials and car parking;
The key historical and functional views which are contributing to the specific character of the
area are protected;
Propositions for landscape and street furniture need to contribute to the heritage character.
The jewellery Quarter Urban Village, Birmingham Urban Framework Plan (2)
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 19 This is a guiding adopted framework plan and provides audits and strategy options and sets out a
plan identifying development opportunities and recommendations for the Jewellery Quarter. The plan
objectives include enhancing the quality of the environment and creating distinctive urban and
architectural heritage, promoting the cultural and tourism potential and providing a range of new
social and community facilities.
Deliver a diverse range of new housing developments throughout the Jewellery quarter;
Extending the city centre and provide opportunities for new commercial and business
development;
Plan for additional retail and convenience stores in the centre of the neighbourhood and city
fringe;
Reinforce the street network and revitalise primary street frontages and strengthening key
routes;
New development needs to respect the existing scale and character;
Design flexible and adoptable buildings so it is possible to change the internal layout and
uses;
The parking provision allows for commercial development 1: 100 m2, residential development
1 space per unit and street visitor parking.
Specific recommendations for project Dayus Square:
Active ground floor uses fronting the square, including retail uses;
Allow a varied mix of business, studio/workshop and residential activities;
The existing buildings could be retained and refurbished for business and possible residential
units.
The consortium guided by the Local Planning Authorities updated the development plans at various
times during the planning application process. The following key project changes needed to be
addressed:
Reduce the total overall floor space, scale and height (from 6 to 4 storeys);
Introduce vertical alignment in the street scenes;
Retain the existing buildings at 8-10 Tenby Street;
Increase non residential uses and increase quantity business units and include live work
units;
Allow for direct access to all street frontages and include retail.
Birmingham City Council granted planning permission subject to conditions for the Dayus Square
development in accordance with the plans and application submitted. These are the most important
spatial and programmatic conditions that needed to be discharged before the work on site could be
carried out.
Include secure cycle storage for residents and businesses;
All building materials match existing buildings, in form and texture;
Detailed strategy for onsite parking and management;
Detailed investigation is required to record possible land contamination;
Provide more detailed, landscape designed, courtyards;
Access gates need to be set back from the street frontages.
Birmingham City is, at the moment, in the process of reviewing the current planning policies for the
Jewellery Quarter.
The aim is to relax some of the planning regulations and to encourage future building development
and regeneration initiatives. The local council will also take a more active role in approaching owners
of derelict land and buildings and motivate them to initiate build projects and renovate existing
buildings.
Most planning applications are decided within eight weeks, unless they are unusually detailed or
complex - in which case the time limit is extended to 13 weeks. The authority should be able to give
you an idea about the likely timetable. If the local planning authority turns down an application or
allows it, but only subject to conditions the applicant can make an appeal and have the matter
resolved by a Planning Inspector.
3.4
Roles and responsibilities and process
The Dayus Square Consortium
Establish Consortium and formalise legal agreements;
Acquire land and building assets (leasehold and freehold);
Attract project funding and investment;
Define project brief;
Appoint project consultant team;
Contact Local Planning Authority for pre application advice;
Review, amend and finalise application;
Submit planning application including supporting documents;
Discharge all the conditions including the required investigations and payment for the 106
planning agreement;
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 20 Start construction on site;
Building control various phases;
Investors
Marketing and property research;
Secure funding package;
Overview the planning and building process;
Optimise financial return.
Central Government
Prepare and verify National Planning Policies;
Local Government
Validate and register the planning application;
Assign a case officer to the project;
Publicise and consultant application;
Organise site visit;
Formal assessment of the application;
Application considered by committee meeting;
Prepare Committee report;
Issue decision notice;
Grant or refuse planning permission;
Stakeholders
Respond to initial public participation;
Prepare formal respond planning application
3.5
Project value
The Dayus Square development was one of the first residential developments within the Jewellery
Quarter after the Local Planning Authority adopted the revised jewellery Quarter Urban Village:
Birmingham Urban Framework Plan. This was a controversial planning decision and a first step in the
dialogue on how to balance light industrial and residential land uses with the aim to conserve the
character of the Jewellery Quarter conservation area. In contrast to the Dayus Square development,
other local developments offer a more varied mix in land uses and better incorporate light industrial
activity.
The project proved over time that it had a positive spatial and functional impact for the end users and
local community. It functioned as a catalyst for regeneration and activated the desolate and derelict
Jewellery Quarter Industrial Fringe. The mixed-use small-scale development, including a business
centre and retail, activated the streets and established a local centre for the existing and new
community. The ranges of smaller business units offer a unique opportunity for the creative sector to
operate or collaborate with other companies.
Furthermore, spatially the development was successful in retaining the industrial historical elements
and the fine urban grain of the existing neighbourhood. The Wexler and Amazon live and work units
located in the existing warehouses have flexible floor plans and the ability to adopt and transform. The
private parking courtyards could facilitate annual community events, such as temporary outdoor
activities.
Section 106 was contributed by the consortium for the improvement of the public realm. It had a
limited effect on the overall quality of the public realm. It was implemented by the Birmingham City
Council almost ten years after completion of the last phase of the Dayus Square.
The collective facilities: the private parking garage and the courtyards are directly linked to the
residential and business units. They are not accessible for the public and a monthly service charge
contributes to maintenance and management of these facilities.
The Dayus Square development includes separate buildings, which over time, could be independently
redeveloped or refurbished. This generates a significant value for the longer period and has a positive
impact on the adaptability of land use or spatial arrangements.
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 21 SS
4. Conclusions
.......................................................................
The Dayus Square case study has provided the opportunity to analyse and explore the planning process
and cultural context specifically within Birmingham and more widely within the United Kingdom.
Through a detailed analysis of Dayus Square it was possible to highlight the following unique aspects,
which will be valid for Small Urbanism initiatives in the Netherlands.
1.
Private Public Partnership (PPP)
In the Netherlands the role for the government is changing and the public sector is taking a less active
role in the delivery of urban regeneration and development. The Private Public Partnership could become
a delivery mechanism for small-scale urban initiatives, where risks, profits and investments are shared
with public and private business partners. The Dutch Central and local government could initiate future
regeneration by providing financial support and policies in line with successful United Kingdom
initiatives as example the Business Improvement Districts (BID), Community Infrastructure Levy (CIL)
and Local Enterprise Partnerships (LEP).
2.
Local Enterprise Partnerships (LEP)
Enterprise zones could be implemented in the Netherlands to encourage and attract new development,
by introducing tax and regulatory relief for entrepreneurs and investors. It will allow the central or local
government to stimulate urban development within specific allocated urban areas.
3.
Planning policies
The planning policies in the United Kingdom are in general less restricted and more open for
interpretation. It therefore will be possible to debate and refine the development initiatives during
planning process. This will give the Local Planning Authority and the developer flexibility to respond
more accurately to the dynamic social, economic and spatial context. This approach is dependent on
skilled and experienced individuals who are involved during the project preparation and delivery process.
The planning approach in the Netherlands is advanced. However, introducing more flexibility within the
planning and building process could stimulate small urbanism initiatives, initiate opportunities, speed
up regeneration and create a more diverse build environment.
4.
Community Infrastructure Levy (CIL)
Within the United Kingdom the government is often not actively involved in the development of urban
areas. The private market leads the development process and controls the land positions and building
assets, if there is not a public interest it will be difficult for the local government to compulsory purchase
order (CPO) any privately owned assets. Through the Community Infrastructure Levy (CIL) the Local
Planning Authority will be empowered to set a charge for most project developments and has the ability
to generate income and to reinvest this in improving the urban environment.
6.
The consortium
The Dayus Square consortiums formed an unusual but successful business partnership to deliver on
the project. The three partners brought in different skills and experience, making it possible to develop a
varied range of activities and housing types. In addition, it created an opportunity to share the
development risks, to attract different investment streams and to speed up the process to gain planning
permission. This could be an interesting approach, which could be worthwhile to explore in more detail
within the Netherlands.
7.
Project value
The Dayus Square project proved over time that it had a positive spatial and functional impact for the
end users and local community and functioned as a generator for regeneration and activated the
desolate and derelict Jewellery Quarter Industrial Fringe.
8.
Adaptability
The Dayus Square includes seven separate build phases, which could if required over time, be
independently redeveloped or refurbished. This will have a significant impact on the adaptability for the
spatial arrangements and land uses.
9.
Neighbourhood Planning
The government launched the Localism act in 2011, "community right to challenge" to support and
empower community groups to run local services. The act included: new freedoms and flexibilities for
local government; new rights and powers for communities and individuals; reform to make the planning
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 23 system more democratic and more effective. This approach could also be considered within the planning
context in the Netherlands. (14)
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 24 Appendix
Appendix 1 Dayus Square
Copyright BPN Architects
Sl
Copyright Google Maps
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 26 Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 27 Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 28 Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 29 Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 30 Appendix II
Source
Books
1.
Remaking Birmingham: Visual Culture of Urban Regeneration, Routeledge, 2004 (ISBN 0-415-28838-X)
Reports
2.
3.
4.
5.
The Jewellery Quarter Urban Village, Birmingham, Urban Framework Plan May 1998
Jewellery Quarter Conservation Area, Character Appraisal and Management Plan, 28th January 2002
Birmingham's Built Environment in the Twentieth Century: commentary and bibliography Peter J. Larkham, T.R. Slater
and Dick Pratt (2003) Birmingham: bibliography of a city University of Birmingham Press, Birmingham.
The Big City Plan, CITY CENTRE MASTERPLAN July 2011, Birmingham City Council www.bigcityplan.org
Internet
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7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
"Town and Country Planning Act 1990". legislation.gov.uk. Retrieved 17 March 2013,
http://www.legislation.gov.uk/ukpga/1990/8/section/55
http://www.planningportal.gov.uk/planning/planningsystem/
http://www.theodora.com/encyclopedia/g2/ground_rent.html
http://www.swiftcapital.co.uk/ground-rents/ground-rents.htm
Housing Act, 1966 http://www.irishstatutebook.ie/1966/en/act/pub/0021/sec0078.html
A new approach to public private partnerships, December 2012
https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/205112/pf2_infrastructure_new_approa
ch_to_public_private_parnerships_051212.pdf
http://www.birmingham.gov.uk/udp
https://www.gov.uk/government/news/first-public-property-map-councils-could-save-billions
https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/11487/147639.pdf
https://www.gov.uk/neighbourhood-planning#what-is-neighbourhood-planning
http://www.localism-agenda.com
http://www.ukbids.org
https://www.gov.uk/government/publications/successful-regional-growth-fund-rgf-bids-subsequently-withdrawn-due-tostate-aid-finance-problems
http://www.birmingham.gov.uk/regeneration
http://www.birmingham.gov.uk/cil
http://centreofenterprise.com/ez/
http://www.jewelleryquarter.net
http://www.the-quarter.com
Interviews
Richard Newman, Partner BPN Architects - 13 February 2013
Keith Stanley, Director Jewellery Quarter Development Trust - 13 February2013
Mark Humpries, Founder Millennium Apartments Limited -15 May 2013
Mark Gamble, Planning Officer, Birmingham City Council -15 May 2013
Simon Hodge, Senior Planning Officer, Birmingham City Council -15 May 2013
Steven King, Consevation Officer, Birmingham City Council -15 May 2013
Louise Brooke Smith, Director Planning, Brooke-Smith Planning – 16 May 2013
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 31 Appendix III
Contacts
Andrew Wayro
B4 7DJ
Urban designer Birmingham City Council
United Kingdom
1 Lancaster Circus Queensway
0044 (0) 12 1675 3719
Birmingham
[email protected]
B4 7DJ
United Kingdom
Louise Brooke-Smith
00 44 (0) 12 1675 3719
Director Planning Brooke-Smith Planning
[email protected]
The Cloisters
12 George Road Edgbaston
Barry Allen
Birmingham
Director Savills
B15 1NP
121 Edmund Street
United Kingdom
Birmingham West Midlands
0044 (0) 12 1693 8900
B3 2HJ
[email protected]
United Kingdom
0044 (0) 12 1634 8411
Mark Humphries
[email protected]
Project developer Millennium Apartments Limited
7 Grosvenor Crescent Mews
David Tittle
London
Chief Executive MADE
United Kingdom
7 Newhall Square
0044 (0) 1527577200
Birmingham
[email protected]
B3 1RU
United Kingdom
Mark Gamble
00 44 (0) 12 1348 7980
Officer, Planning
[email protected]
Birmingham City Council
Glenn Howells
Birmingham
Director Glenn Howells Architects
B4 7DJ
29 Maltings Place 169 Tower Bridge Road
United Kingdom
London SE1 3JB
0044 (0) 12 1303 398 8
United Kingdom
[email protected]
0044 (0) 20 7407 9915
[email protected]
Richard Newman
Partner BPN Architects
3 Mary Street
Director FRONTWORK
Birmingham
Urban research, strategy and design
B3 1UD
20A Leinster Terrace
United Kingdom
London W2 3ET
0044 (0) 12 1233 1818
United Kingdom
[email protected]
0044 (0) 78 30818610
[email protected]
Simon Hodge
www.frontwork.nl
Senior Planning Officer, Birmingham City Council
Joe Holyoak
Birmingham
Principal Joe Holyoak architect and urban designer
B4 7DJ
122 Fazeley
United Kingdom
Birmingham
0044 (0) 12 1464 7958
B5 5RS
[email protected]
United Kingdom
0044 (0) 12 1633 8918
Steven King
[email protected]
Conservation Officer, Birmingham City Council
Kevin Spink
Birmingham
Principal Urban Designer Birmingham City Council
B4 7DJ
United Kingdom
Birmingham
[email protected]
Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 32 Small Urbanism -‐ Case Dayus Square – Honoré van Rijswijk 33 Small Urbanism . Case Malmö
Västra Hamnen, Malmö
municipality & many developpers
Robert Broesi
Small urbanism -‐ case Malmö– Robert Broesi 1 Small urbanism -‐ case Malmö– Robert Broesi 2 Small Urbanism . Case Malmö
Västra Hamnen, Malmö
municipality & many developpers
Robert Broesi
Small urbanism -‐ case Malmö– Robert Broesi 3 Small urbanism -‐ case Malmö– Robert Broesi 4 1.
2.
3.
4.
5.
Cultural context
1.1
Showcase Malmö
1.2
Changes in internal planning methods
Västra Hammen
2.1
Vision
2.2
Development concept
2.3
Goals
2.4
Design Principles
Projects
3.1
The start: Bo01 – homes fair
3.2
Flagghusen
3.3
Fullriggaren
Innovative planning tools
4.1
Bo01 – quality program
4.2
Green space factor and green point system
4.3
Creative Dialogues
Conclusions
Appendix
Sources
Small urbanism -‐ case Malmö– Robert Broesi 5 Small urbanism -‐ case Malmö– Robert Broesi 6 1.
Cultural context
.......................................................................
1.1
Showcase Malmö1
Malmö is in the process of radical change as it completes the metamorphosis from being an industrial
city to a “knowledge city”. In current efforts, as well as long-term planning, an underlying ambition of
Malmö´s master plan is to create a sustainable and attractive city — particularly related to the three
pillars of sustainability: social, economy and ecology. This ambition forms the core of the planning
culture in Malmö and started to take shape at the end of last century.
From the urban planning viewpoint, the crucial changes in Malmö began to take shape in the late
1980s, when what were termed the “bomb craters” (land abandoned after the demolitions of the 1960s
and 1970s) were redeveloped in central neighbourhoods. The city then regained its original urban
appearance. Two major political changes occurred in the 1980s: the first concerned a shift in attitude
regarding conversion of the port, the other related to a new way of designing individual houses.
The end of the 1980s also saw the shipbuilding activity breathe its last and the closure of the Kockum
shipyards in the Western Harbour. Within a few years this activity would be replaced by the mature
industry of car manufacture. After a few years, the Saab car plant also closed down. During this period,
the city had to contend with major economic hardship exacerbated by the global recession. Budget
deficits, rising unemployment, an upward trend in company closures, increased immigration. Around
30,000 jobs were lost between 1990 and 1993.
As of 1995, the city entered a period of dynamic expansion which drove the development of strategic
infrastructures, a prerequisite for economic growth. The process of transformation was initiated in
1995 via a forward-looking strategy which was given concrete form in 2000 with the construction of the
Öresund link, the road and rail bridge connecting southern Sweden (Scania) with Denmark
(Copenhagen). Between 1990 and 2005, 13 billion euros were invested in the infrastructures of the
Öresund region: a bridge linking Copenhagen to Malmö, railway infrastructures, a new university, the
city centre tunnel and the development of the old dockyards in the western Harbour (Västra Hamnen).
The construction of the Öresund link also posed a ne challenge. Malmö began to realise that a new
development strategy was urgently needed: “We were struggling to compete with competition from other
cities (particularly Copenhagen and Lund) and had a long way to go if we were to switch from being an
industrial city to a modern city founded on a knowledge economy”. In January 1995, the municipality
launched an extensive forward-looking initiative: the Malmö 2000 Project. The aim was to envisage a
positive future, embrace the knowledge society and determine the means Malmö could deploy to carve
out a competitive position within the region of Öresund.
The strategy was built on twin pillars: establishment of a university in the centre of Malmö and creation
of a new attractive environment in the Western Harbour area close to the university. This allowed
Malmö to grow into a vibrant future-oriented city boasting cultural diversity, a youthful population
and newly available brownfield space all of which were identified as opportunities and major assets.
Small urbanism -‐ case Malmö– Robert Broesi 7 The Western Harbour covers 140 ha and occupies a larger area than the whole old city of Malmö. The
municipality was able to buy up the land of the Saab car plant in the Western Harbour area in 1997
and reconquer its seafront after a period of separation lasting almost one hundred and fifty years. This
was highlighted by the bid to host the Bo01 International Housing Exhibition – a strategic decision
arising from the forward-looking review in 1995. The Bo01 International Housing Exhibition In 2001
was a failure in economic terms but a success with regard to technology, architecture and urban
planning. The scale of the sustainability methods deployed is the main asset of the project.
After the realization of the bo01 project, the city of Malmö continued to develop the idea of sustainable
planning. The South of Sweden (Skåne) contains some of the most fertile land in Europe. As Malmö
expands, it attempts to balance growth with preservation of open areas for nature appreciation and
food cultivation. The city aims to densify existing city areas with many new building sites located within
the central vicinity or on former industrial sites in order to avoid over-exploitation of surrounding
arable lands and urban sprawl. City of Malmö’s Environmental Programme, adopted in 2009, have four
main goals:2
•
Sweden’s most climate friendly city
•
Malmö – the city of the future
•
Sustainable use of natural resources
•
It’s easy to do the right thing in Malmö
The development of reaching the targets in the Environmental Programme is monitored continously in
the online tool ”Miljöbarometern” and in the yearly report ”Miljöredovisningen”. According to the
Environmental Programme the City of Malmö will in the year 2020 be climate neutral and by 2030 the
whole municipality will run on 100% renewable energy.
1.2
Changes in internal planning methods3
The forward-looking approach in itself and above all the implementation of large-scale strategic
projects, like the BO01 Exhibition and the University of Malmö, required new working methods.
On the political level, the idea of “paperless” municipal council meetings was adopted. This consisted in
devoting the time necessary to debates on development but without relying on the standard
administrators ’files for decision support. The urban project then results from a coordinated effort by
the directors representing the various technical departments.
A comprehensive programme for the development of personnel, EMO (Engagement for Malmö) was
implemented to make the 20,000 employees of the Malmö municipality ambassadors for the visions of
the future; training for qualified leadership was also planned for. The authorities placed the emphasis
on cross-cutting projects involving all administrations. Project managers and their staff were given indepth training. Malmö focused on working in partnership with the European Union and became a
member of the Eurocities association and the Union of Baltic Cities. The exchange of ideas with other
European cities was a source of inspiration for its own development strategies while the method was
influenced by the experiences of southern European cities, such as Barcelona, Bilbao, Turin and Lyon.
Small urbanism -‐ case Malmö– Robert Broesi 8 Project areas within Masterplan Västra Hammen (2012)
Small urbanism -‐ case Malmö– Robert Broesi 9 2.
Västra Hamnen
.......................................................................
2.1
Vision4
The planning of the Western Harbour area (Västra Hamnen) began in 1997. With the closure of the
shipyards and the purchase of land in the Western Harbour by the municipality, the city planning
office launched a new general plan for the area, aimed at mixed urban design and a satisfactory overall
plan. The initiation of the actual development began with the decision to hold a housing exhibit called
Bo01 in the spring of 2001. The area Bo01 is a climate neutral city development. It is a demonstration
project that served as inspiration for the development of the whole Western Harbour area afterwards.
This development is focussed by a clear vision, formulated by the municipality
4.:
To create a national
example of sustainable urban development and complete urban quarter comprising work and study
facilities, services and housing - an urban area which stimulaes the transition into the knowledge city.
The Western Harbour will be modelled on Malmö’s city centre, with density and intimacy as leading
concepts. At the same time, the Western Harbour must be well prepared to meet future requirements,
which are as yet largely unknown.
The Western Harbour has to re-establish Malmö’s close link to the sea. Walking routes through streets
and parks should lead uninterruptedly from the city centre through the Western Harbour right out to
the Öresund Strait. As in the Bo01 area, architectural diversity should characterise the whole Western
Harbour area. For this reason, as many developers and architects as possible should be involved in the
area’s development.
Living beside the water is an important quality. The Western Harbour’s unique location as a
continuation of Ribersborg beach within walking distance to the city centre make the area highly
attractive. The Western Harbour should be a place for all Malmö’s residents. Its parks, squares,
meeting places and wharfs will be designed to attract people from the whole city.
2.2
Development concept
The development concept for the area is a large scale conversion in small steps. This allows the city to
apply the lessons learned from previous projects. These lessons are for example the scale of
development units, the sustainability measures and the quality delivered by the developer. The Largescale conversion had begun in the Bo01 area to the west, and in the Dockan area to the east.
The new areas that were added afterwards have linked the first two development areas. In this way,
housing and business premises have gradually be constructed throughout the whole Western Harbour
area. The development rate over the past few years was 500 residential premises and 300 working
premises per year.
Small urbanism -‐ case Malmö– Robert Broesi 10 Image of Masterplan Västra Hammen (2012)
Small urbanism -‐ case Malmö– Robert Broesi 11 2.3
Goals
As the development of Västra Hamnen has unfolded a number of city-planning principles have been
established and applied to the area. The ambitious standards of the Bo01 Housing Exhibition will
continue to be applied in the area’s future construction, but with a broader perspective that also
encompasses social and economic sustainability. These guiding principles of sustainable planning
comprehend social, economic and ecological sustainability.
Social Sustainability
•
Västra Hamnen should offer a city life full of meetings and exchanges between people with different
backgrounds and lifestyles. To achieve this there should be variety in the architecture and physical
planning as well as the form of tenure.
•
Meeting places formed around interesting activities and ideas should be created The planning
should contribute to a safe city environment by creating interesting neighbourhoods which attract
people to visit and stay in the area.
•
The planning should be suited for all citizens including those with functional disabilities. Since the
young and elderly tend to spend a lot of time around their area of residence, special attention
should be paid to their planning needs.
•
The bottom floors of the buildings on the larger streets should contain commercial or organizational
activity in order to maintain a lively and stimulating environment.
Ecological Sustainability
•
At least 60 percent of the energy use in the upcoming building projects should be renewable. We
aspire to increase this number even more in the future, for example by using solar energy.
•
The energy use in the buildings should not exceed 110 kilowatt-hours per square meter and year.
(Total usage, including electricity for home appliances.)
•
The construction of the houses should be executed with the least possible amount of non-renewable
materials. Toxic substances should be avoided and moisture control should be used.
•
The amount of waste - including during the construction - should be decreased. The waste from the
construction should also be sorted for recycling. Every building should have sorting facilities in
close proximity.
•
Pollutions in the stormwater should, if possible, be avoided. The pollutions that do make their way
into the stormwater should be separated on the water’s path to the recipient.
•
The area should serve as an example of how biodiversity can be created in inner city landscapes
through the creation of different biotopes. There should also be a variety of parks and green areas to
provide a good breeding ground for a varied flora and fauna.
•
Polluted land areas should be decontaminated before they are built upon in order to prevent health
risks for the inhabitants and environment.
•
The area should have an environmentally adapted transport system which is based on collective,
bicycle and pedestrian traffic.
Economic Sustainability
•
Västra Hamnen should, in all aspects be characterized by variety since variety provides robustness.
By offering many different kinds of housing, office sizes, retail locations and possibilities of smallscale industries, economic sustainability is maintained.
•
Buildings, parks and infrastructure should be built for long term sustainability since this reduces
the use of resources. This can mean a higher investment cost but in return it can yield lower
Small urbanism -‐ case Malmö– Robert Broesi 12 maintenance and upkeep costs and a longer lifespan. Lifecycle analyses are useful tools in this
context.
•
Low maintenance and upkeep costs should be aimed at and achieved through low resource use and
choosing materials and technical solutions which provide a long lifespan.
•
Existing buildings should, as far as possible, be recycled. If they are demolished, building parts and
material from them should be reused. Historically valuable buildings and structures should be
preserved.
•
Both small and large companies should be given the opportunity to participate in the development
of Västra Hamnen.
•
A reasonable cost of living should be strived for when planning and building the area. The planning
of the area should contribute to economic growth.
2.4
Design-Principles for Västra Hamnen
The goals for Västra Hamnen have also been translated, where possible, in design principles. These
principles are part of the input buy the city planners in discussions with developers.
1. The different city-areas should be linked together by connecting thoroughfares and sightlines.
However, within thecity areas it is just as important to show that the streets do not align;
2. On a street where two city-areas meet, the facades on both sides of the houses should be designed
so they interact. This does not, however, mean that they necessarily have to look like each other;
3. Having small building plots for each building and using small architectural firms to design every
block;
4. Short and distinguishable facade lengths – around 25 meters is a good rule of thumb. The length of
one block should be limited to 100 meters;
5. The height of the houses should generally be kept around five to six stories. The area should
however also contain building structures of other heights;
6. Västra Hamnen’s architecture is inspired by the old 19th century Quarter City. The buildings
should be placed in the street-line;
7. Passageway entries from the public area into the courtyard;
8. Mixed use. Every building facing a main street or avenue should contain at least two of the
following: residences, services or commercial activity;
9. The bottom floors facing streets should be given a height which makes it possible for both
residential and commercial activity to take place there.
Small urbanism -‐ case Malmö– Robert Broesi 13 Small urbanism -‐ case Malmö– Robert Broesi 14 Detailed development plan Bo01
Projects
.......................................................................
3.1
The start: Bo01 – homes fair6
The development of Västra Hamnen began with Bo01 , the European homes fair held in summer 2001.
The theme of the house fair Bo01 was to give an answer to global urbanisation's challenges.
Detailed development plan
The plan director for Bo01, the Swedish architect Klas Tham, studied a range of attractive cities, many
of them medieval, with a location similar to the Western Harbour – i.e. on an east-facing coast exposed
to mainly western winds. He decided to design a modern version of narrow medieval alleys. The aim
was to protect the area from wind, achieved by placing the higher buildings along the seafront, with
lower buildings behind them thus sheltered from the prevailing winds. Thin alleys were angled towards
the sea, which made sure that the environment inside the outermost row of buildings towards the
water was protected from the southeast wind. The master plan set out an outline of the buildings,
courtyards, streets and squares and stipulated what height they could be. The buildings in the plan's
outer edge are 4-5 apartment buildings, inside are mainly terrace buildings with 2-3 stories. The
buildings' variation in architecture, colour and shape enhances the unusual design. The detailed
development plan was accepted September 29. 1999. The development as built demonstrates extensive
architectural variation, with several different developers involved with each small block.
Deed of conveyance
The city of Malmö did not control the deed of conveyance for the houses in this project. The land
allocation contract, the sale contract and site leasehold agreement stated that the constructors were
free to choose the buildings deed of conveyance and allocation right.
Sustainability requirements
The municipality and the constructors drew up a quality program "Kvaliretsprograrn dp4537" (Quality
program dp4537) in connection to the work with the detailed development plan for BoO1. The quality
program was drawn up to ensure that all parties and actors agreed on the same living standard and by
that securing the quality of the neighbourhood. The quality program gave the municipality and the
constructors a common ground for building and management of the developments and establishments
within the planned area. The property owners within BoOl and the municipality agreed together in the
land allocation, purchase and site lease hold -right contract to follow the quality program.
Example of points in the quality program:
•
Parts of the public room is made out of developed area. public land and shall be selling a standard
for the design, which should not show the owner relation.
•
•
Surface water shall, when it is possible, flow through visible and open canals.
Streets arc first and foremost meant for moving traffic. Parking shall be organised on developed
areas.
Small urbanism -‐ case Malmö– Robert Broesi 16 •
The energy use shall not exceed 105kWh/m2 GFA (gross floor area) per rear. That includes all
energy connected to the properties. Contractors and property owners shall have their properties
available for follow-ups and studies.
•
The residents shall continuously receive information about the outcome of the properties' sorting of
waste into recyclable groups. The goal is that 60-80% of the waste from the households should be
sorted and recycled.
•
The City of Malmo has to approve the architects. The architect is given the possibility to be
responsible for the project right up to the completion.
•
Every apartment should have access to an area outside that can be furnished.
•
A professional landscape architect or equivalent shall be responsible for the planning of an outside
area for the property.
•
Gronytefaktorn (the Green Space Factor) is used which makes the constructor compensate the built
areas with green areas. The Green Space Factor can be 0,5 as the lowest and should be practiced
for every lot with block of apartments. The Green Space Factor is measured through an average
worth o f the properties' area and is calculated through partial factors for different surface coats.
Parking
There are a total of 1,477 parking spaces today. The parking spaces arc mainly placed in two multistorey car parks and in basement garages on developed area. The constructors in the south area have
worked together and built a long connecting basement garage with few entryways.
Preparing ground work
The entire Västra Hamnen consists of filled land. The filling took place in stages during the 19th and
20th centuries. The ground where BoO1 is consists of mixed contaminated masses. The whole BoO1
area was filled up and terraced with 2 meter of clean volumes of mud that were taken from shafts that
were being built in connection to the completion of the Öresundsbro (Öresunds Bridge).
Building
he plan's height composition assumes that the area is having an open surface water system with aqua
spots in the middle of the plan. The aqua spots create open spaces/squares which are combined with
designed playgrounds. The places design varies and together with the circulating water a calm
environment is created. Aqua spots and alleys arc mainly on developed area and are managed through
community associations.
The erection of the houses started 2000. There was not a lot of time to build and the short time before
the opening of the fair was intense. The time plan demanded that streets, public land and buildings
were built at the same time. The requirements on a functioning and coordinated building process were
enormous. The co-ordination and realization of all infrastructure projects within the area of the
development plan was led by Fastighetskontorer (the Property Office) with a joint project organisation
with Gatukontoret (the Streets and Parks Department). In the BoO1 project expensive and sensitive
materials have been used. There have also been trials with never before tried material mixtures to get a
figuration that is unique. The combination of sensitive materials and heavy build transports did not
work, though. A lot of damages occurred and some materials were not suitable in an ocean
environment.
Finances
The sale of BoO1s planning permissions covered the whole SEK 511 billion investment cost. The
investments include expansion of streets, expansion of Scaniaplatsen {I'he Scania Place). It also
Small urbanism -‐ case Malmö– Robert Broesi 17 includes demolition and evacuation, ground clean up, ter racing, temporary measures before the home
fair, repairs, BoOI Harbor, Bo01 Canal, Daniaparkcn (Dania Park), Kanalparken (the Kanal Park),
Scaniaparkeu (the Scania Park), Scaniabadet (the Scania Bath), The Scania bath's parking lot,
"Gencralnet" which is the vacuum waste handling system that is the management system for the
mobile vacuum waste handling system which all buildings but two within the BoO1 area are connected
to and surface water system with aqua spots.
Urban Plan fsi 1,4 total building capacity 180.715 m2 project area 266.844 m2 street area 44.712 m2 Program • 1.425 dwellings of which 40% are rental flats • 164 student flats • 95 flats for senior citizens • parking places: 1.477 Prices Land price tenant-‐owner flat 1.083 -‐ 4.593 SEK / m2 gross floor area Land price rental flat 1.150 -‐ 3.826 SEK / m2 gross floor area Land price office 900 -‐ 4.200 SEK / m2 gross floor area Planning process 1999, 2000, 2004, 2011 Detailed development plan 2000 – 2010 Land allocations 2000 – 2011 Property registration 2000 – 2010 Site map 1999 -‐ 2000 Grading & construction streets 2000 – 2010 Deed of conveyance 2000 – 2010 Building permit 2000 Start of construction 2001 – 2011 Possession 2001 – 2010 Completion of streets, squares and parks Property Gross floor area Developer Ankarspelet 1 4.040 Jakri AB Ankarspelet 2,6-‐14 2.300 lB-‐Hus Ankarspelet 22 4.260 Riksbyggen Ankarspelet 23 8.065 MKB Ankarspelet 24 2.970 Riksbyggen Ankarspelet 3, 15-‐18 760 lB-‐Hus Ankarspelet 4, 19-‐21 960 l8-‐Hus Ankarspelet 5 120 LB-‐H'us Barometern 3,17-‐20,23-‐38 Packwerk Barometern 4-‐12 Barometern 39 4.700 Packwerk Skansen 1 3.250 HSB Sundsfastigheter Skansen 2 2.850 Wikeborg&Sander Skansen 3 3.430 Akelius Hytten 1 1.591 Matmar i Sodra Sandby Hytten 2 3.470 Skanska Hytten 3 484 lIR-‐lnvest Hytten 4 3.809 NCC Hytten S 695 Interskol Hytten6 218 Privatperson Small urbanism -‐ case Malmö– Robert Broesi 18 Hytten 7 222 Privatperson Hytten 8 2.038 Mjoback Kompassen 1 7.320 Södertogärden Propellern 1 3.267 MKB Propellern 2-‐8 3.100 JM Propellern 3 5.698 Skanska Salongen 1 1.500 Midroc Salongen 2 2.555 NCC Salongen 3 1.272 Skanska Salongen 4 1.160 Wihlborgs Fastigheter Salongen S 1.445 PEAB Selonqen 6, 23-‐27 1.344 Packwerk Loft-‐living Salongen 7 2.032 NCC Salongen 8 1.826 Riksbyggon Salongen 9, 36-‐40 3.610 Skanska Salongen 10 4.070 MKB Salongen 11,17-‐19 2.555 JM Salongen 12 3.023 MKB Salonqen 13, 28-‐30 603 Midroc Salongen 14, 31-‐34 1.002 Nor-‐Sve Salongen 15 125 Anderberg Salongen 16 3.410 Orescnosbostaoer Salongen 20 1.505 Interoc .5aIQngen 21 200 LB-‐Hus Salongen 22 260 Yxhult Salongen 35, 52-‐54 753 Förvaltnings AB Kajutan Salongen 4S 2.400 Midroc 5olongen 46-‐50 772 Götenehus 5olongen 51 2.270 Öresundsbostäder Aktern 1 1.638 Parkangen Aktern 2 Sydkraft Aktern 3 5.350 Wikeborg&Sander Aktern 4 6.670 P-‐malmö Bilen 6 7.150 Vasakronan Foren 3 32.420 HSBSundsfastigheter Foren 5 14.438 PEAB Kajutan 1 2.600 MKB Lanternan 1 1.140 Jan Wieslander Illustration plan Bo01
Small urbanism -‐ case Malmö– Robert Broesi 19 Small urbanism -‐ case Malmö– Robert Broesi 20 Aerial view Flagghusen
Map of Flagghusen
Flagghusen7
After the BoO1 homes fair in 2001, there was some criticism and reaction. This mainly concerned
the high housing costs. the segregated housing, poor construction quality and the high energy
consumption of the housing. When the planning of the next area. Flagghusen, was due to begin ,
the city wanted to counter the criticism by formulating new objectives. The City of Malmo invited
the developers to a 'positive discussion' (Det godet samtalet) within the framework o f the Swedish
National Board of Housing, Building and Planning's "Byggalso dialogue" (an initiative to achieve
sustainable construction and housing). The planning method is based on the dialogue between the
actors and on voluntary agreements. The parties met regularly between 2004 and 2008.
Workshops. seminars and lectures were held and working groups were formed.
The detailed development plan that the City of Malmö developed with the thirteen developers is a
simple, streamlined plan with relatively high flexibility, homes, health care, nursery schools, central
facilities and parking are possible throughout the plan area. The building heights vary between
three and five floors with the higher buildings at the periphery The plan permits business premises
on the ground floors. The development area contains large areas that may not be built on. The
development area includes outdoor parking, streets, alleys, squares and parks.
Land allocation
The terms and conditions of the land allocation contracts were the result of the 'positive
discussion'. The contracts, signed in 2004, emphasize that the parties must work together in a
spirit of openness and participation, that the project must result in a sustainable community
development, that 60-70 % of the housing must be rented flats and that the housing must have
reasonable housing costs.
Sustainability agreement
The agreements between the developers and the city departments were made within social,
financial and ecological areas and comprise objectives and methods for architectural quality;
security aspects, dwelling design for lifelong occupation, enhancement of energy efficiency, choice
of materials, moisture-proofness and biological quality. Examples include having entrances facing
the street, thermography of the flats, a person responsible for moisture in each project and at least
one biotope in each courtyard.
Parking
The parking standard for cars was lowered to 1.0 for housing with the justification that primarily
small flats were to be built. During the process, it was also decided that the parking for the tenantowner flats would be in basement car parks. To keep down the costs of the rented flats, outdoor
parking was permitted. These spaces are on Vimpelgatan and are part of the communal facility.
Parking spaces were also sold (SEK 80,000 per space) in the beach car park on Vàstra Varvsgatan.
Communal facility
The communal facility consists of Vimpelgatan, where the outdoor parking is located . Land is also
included in the two Flaggskepparen and Kommendòrkaptenen quarters for streets, alleys for
pedestrian traffic, one square and two small parks with playgrounds and rest areas. The communal
facility is also used by the nursery school. The developers and the City of Malmö drew up the
principles for the design of the facility together. The Real Estate Office paid for the construction of
pedestrian and driving areas in the interior of the quarter. The developers paid for the remaining
parts. The Flagghusen Joint Ownership Association) is now responsible for the communal facility.
Deed of conveyance
The contracts of sale and site leasehold agreements govern element s such as land prices and
ground rent. The land prices for tenant owner flats varied between 2,500 and 3.000 SEK/m2 gross
floor area in the area when the sales took place in 2005-2006. To favor the construction of rented
flats with reasonable rents, the City of Malmö lowered the ground rent. At the same time. the state
offered an investment incentive for the construction of small rented dwellings. The condition for
having the ground rent lowered was that the developer received an investment incentive after the
County Administrative Board had approved the rent level. he reduced ground rent varies between
50 and 60 SEK/ m2 gross floor area. The transfers were not made until the building permit had
been granted so that the developers would not pay for more than the gross area built on. The
developers that built rented flats had to supply 10% of the rented flats to the Real Estate Office for
subletting (transition flats).
Preparatory groundwork
Like all of Västra Hamnen, Flagghusen lies on filled land. The land was reclaimed from the sea in
stages since the 19th century. In the eastern part o f Flagghusen, the filling material consists of
sand from Kögebukten and contains no contaminants. In the western part of the
Kommendörkeprenen quarter. the filling material consists o f construction and demolition waste in
which metals, PAH and oil hydrocarbons have been found. Under the redevelopment plan , the
excavation was monitored prior to the laying of foundation s for the buildings. Some materials
could be used for refilling and others were dealt with externally. In addition to contaminated
materials, boat hulls, scrap iron and concrete were found and removed. The Real Estate Office met
all the costs for clean-up and obstacles in the land and graded the area prior to the start of
construction. All developers chose piling as the method for laying foundations.
Small urbanism -‐ case Malmö– Robert Broesi 22 Construction
The construction of the buildings began in 2006. The developers were required to coordinate
construction themselves. The construction coordinator held construction coordination meetings
with the eleven contractors active in the area . The first building was taken into possession in 2007
and the last in 2009. The Streets and Parks Department completed the public land as the buildings
were taken into possession. The Streets and Traffic Department also completed the communal
facility on behalf of the developers.
Costs
The Real Estate Office's cost forecast is approximately SEK 50 million . This also includes costs for
the general infrastructure in Västra Hamnen.
Urban Plan fsi 1,2 total building capacity 42.000 m2 project area 64.340 m2 street area -‐-‐ Program • 626 dwellings of which 62% are rental flats • Nursery school for approximately 60 children • Accommodation for disabled people • Offices and business premises on the ground floors Prices Land price tenant-‐owner flat 2.500 -‐ 3.000 SEK / m2 gross floor area Land price rental flat 2.500 -‐ 3.000 SEK / m2 gross floor area Planning process 2003 – 2005 Detailed development plan 2004 – 2005 Land allocations 2004 – 2005 Property registration 2005 Site map 2005 – 2006 Grading & construction streets 2005 – 2008 Deed of conveyance 2005 – 2007 Building permit 2006 Start of construction 2007 -‐ 2009 Possession 2007 – 2009 Completion of streets, squares and parks Property Gross floor area Developer Flaggskepparen 1 6.075 Wikeborg& Sander Byggprojekt HB Flaggskepparen 2 6.401 HSB Flaggskepparen 4 2.482 Packwerk Loftlivinq AB Flaggskepparen 6 9.835 MKB Fastighets AB Flaggskepparen 7 3.091 Byggnads AB Tornahem Flaggskepparen 5 2.503 Stanlybostäde r Nr 1 AB Flaggskepparen 3 1.408 Midroc Property Development AB Kommendörkaptenen 6 5.827 Midroc Property Development AB Kommendörkaptenen 8 1.837 Nevsten Fastighets AB Kommendörkaptenen 7 7.759 AkeliusFastigheter I V Hamnen AB Kommendörkaptenen 5 2.094 Midroc Property Development AB Kommendörkaptenen 10 2.090 ByggVesta 80 AB Kommendörkaptenen 1 6.071 ByggVesta 80 AB Kommendörkaptenen 2 2.380 Europahus Kommendörkaptenen 3 1.212 Brf Urbana Villor Kommendörkaptenen 4 3.275 Parkänqen Small urbanism -‐ case Malmö– Robert Broesi 23 Small urbanism -‐ case Malmö– Robert Broesi 24 Detailed development plan Fullriggaren
Fullriggaren8
Fullriggaren is the third development project on municipal land in Västra Hamnen. The previous
projects, Bo01 and Flagghusen, have had a great influence on Fullriggaren's objectives and
implementation.
The planning work took place mainly in 2007. The plan has an inner city feel with a dear division
into streets, quarters and courtyard s. The plots are relatively small, mainly 25x50 meters. The
buildings towards the surrounding streets have 5-6 floors and those in the inner part of the area
have 4 floors. The plan allows for homes with business premises on the ground floors, offices, a
nursery school and a multistorey car park. Streets and parks are on public land. There are only
small areas for communal purposes.
Land allocation
In 2007, the Real Estate Office established the 'Vision and preconditions for land allocation'
program for Fullriggaren. Of around fifty expressions of interest received, ten developers were
chosen with which the Technical Committee signed land allocation contracts.
Dialogue with developers
The City of Malmö initiated a dialogue with the developers after the contracts had been signed. The
dialogue focused on sustainable urban development All technical administrations have participated
in the dialogue.
Sustainability requirements
Requirements for the sustainability ambitions of the developers were made in the land allocation
program.The experience from Flagghusen in relation to energy efficient homes, moisture-proof
construction, healthy materials and biological quality was used, among other things. The City of
Malmö has also required since 2009 that the Green Construction Program South has to be applied
The developers were required to engage a joint sustainability coordinator to prepare documentation
and calculations and follow up on the results.
Sustainability work
During the joint work carried out, the city has supported the developers in their own expressed
ambitions. In Fullriggaren, you therefore see features such as solar panels, solar cells, urban wind
power, green walls, buildings with natural ventilation, buildings with wooden carcassing, etc. Food
waste is used for biogas production and as fertilizer. In Fullriggaren, all residents and workplaces
will have access to a car pool. The developers pay the membership fees for the first 5 years. The
City of Malmö has therefore reduced the usual parking standard. The Delegation for Sustainable
Cities decided in 2009 to allocate Fullriggaren approximately SEK 23 million in investment subsidy
because:
• of the overall situation with integrated solutions for sustainable urban development
• it is a role model and an object example of applied green technology
• of high estimated climate effects (reduction of C02 and greenhouse gases)
• o f innovative solutions
Parking
Cars must mainly be parked on the owner's property. In practice, this means parking in the
basement. One multistory car park is also being built. The parking purchases (SEK 100,000 per
space) that are required to meet the parking standard are located here. The multistory park will
also house the shared car pool.
Deed of conveyance
The contract of sale and site leasehold agreement governs elements such as land prices and ground
rent. In order to stimulate the construction of rental flats, the City of Malmö has lowered the
ground rent from 150 to 60 SEK / m2 gross floor area per annum. The developer mist supply 10%
of the rented flats to the real estate office.
Preparatory ground work
The entire Västra Hamnen consitst of filled land. The filling took place in stages during the 19th and
20th centuries. The land where Fullriggaren is located consists of sand from Kögebukten and is not
contaminated, unlike many other locations in Västra Hamnen where development has taken place.
The sand is approximately 10 meters deep ans is loosely stratified, which has meant that all
developers are building on piles. There are no obstacles in the ground. The Real Estate Office has
graded the area but as nearly all properties need have a basement, they have not been filled up.
Excavation material from the plots has been accepted by the Streets and Parks Department which
intends to use it as fill on sandy beaches, among other things.
Construction
The construction of buildings began in 2010. As all properties are being built at the same time, it is
essential that construction is being coordinated. The developers engaged a construction coordinator
who was responsible for site manager meetings and for preparing a joint crane plan and joint
regulations. The first buildings were taken into possession in autumn 2011 and the last in autumn
Small urbanism -‐ case Malmö– Robert Broesi 26 2012. The Streets and Parks Department completed the public land as the buildings were taken
into possession. The Streets and Traffic Department completes the public land as buildings are
taken into possession.
Costs
The Real Estate Office's cost estimate is approximately SEK 59 million . This also includes costs for
the general infrastructure in Västra Hamnen.
Urban Plan fsi 1,5 total building capacity 45.000 m2 project area 83.036 m2 street area -‐-‐ Program • 636 dwellings of which 85% are rental flats • Multi storey car park • Nursery school for approximately 60 children • Accommodation for disabled people • Offices and business premises on the ground floors Prices Land price tenant-‐owner flat 3.600 -‐ 4.500 SEK / m2 gross floor area Land price rental flat 2.500 -‐ 3.000 SEK / m2 gross floor area Land price office 2.750 – 3.050 SEK / m2 gross floor area Planning process 2007 – 2008 Detailed development plan 2008 Land allocations 2008 – 2009 Property registration 2009 Site map 2009 Grading & construction streets 2009 – 2010 Deed of conveyance 2010 – 2011 Building permit 2010 Start of construction 2011 -‐ 2012 Possession 2011 – 2013 Completion of streets, squares and parks Property Gross floor area Developer Fullriggaren 2 7.319 ByggVesta AB Fullriggaren 3 3.970 Botrygg Fullriggaren 4 6.890 Fastighets AB Briggen Fullriggaren 5 4.775 Botrygg Briggen 1 3.973 Stena FastigheterAB Malmö Briggen 2 3.125 Stena FastigheterAB Malmö Briggen 3 2.890 Nevsten Fastighets AB Briggen 4 3.125 ByggnadsAB Tornahem Galeasen 1 2.115 -‐-‐ Galeasen 2 12.378 Parkering Malmö Siupen 5 3.267 White arkitekter AB Siupen 4 3.316 HagaGruppen Siupen 3 4.852 Bengt Nevsten Fastigheter Siupen2 1.872 Haga Gruppen Siupen 1 4.398 HSB Skonaren 3 3.611 HSB Skonaren 2 2.700 Derome Skonaren 1 4.896 Derome Fregatten 1 2.258 Botrygg Small urbanism -‐ case Malmö– Robert Broesi 27 Small urbanism -‐ case Malmö– Robert Broesi 28 Small urbanism -‐ case Malmö– Robert Broesi 29 4.
Innovative planning instruments
.......................................................................
Malmö is a laboratory for urban planning methods in Sweden. And within Malmö, Västra Hamnen is a
laboratory itself. On the occasion of the Bo01 International Housing Exhibition and in the years which
followed, complementary and partially experimental methods were tried out on the Western Harbour.
Here, we mention three of them.
4.1
Bo01 - Quality Program9
When planning the construction for Bo01, a quality program was drawn up to establish standards for
aspects such as ecological sustainability. The program was developed through a collaboration between
the City of Malmö and the involved developers. The program takes a comprehensive view of the quality
issues, with sections on ecological sustainability, architecture, greenery, technical infrastructure, social
issues etc. What made Bo01’s quality program unique was that it was formulated through
collaboration, and that this was done before the land was sold. The quality program has since been
monitored by research groups, and the results show that the developers have generally kept to the
program.
4.2
The green space factor and the green point system10
The objective of creating new, high-quality green space in the Bo01 project, incurred a breakthrough
when the City Council agreed to use a ‘Green Space Factor’ and a ‘Green Points System’ to achieve
minimum level of greenery, and special green and blue qualities for the courtyards.
The aim of using the Green Space Factor was to secure a certain amount of green cover in every
building lot, and to minimise the degree of sealed or paved surfaces in the development. It is applied to
the whole building lot, taking into account both the building areas and the open space. The courtyards
are mainly private although it is possible to pass through some of them if you are a visitor. The
developers have to describe in their detailed plans how they will achieve the requested Green Space
Factor of 0.5. The plan is then checked by landscape architects at the city planning office, and the
developers are asked to improve it if necessary.
The approach essentially assigns factors to different surface types, which are then multiplied by the
area of each within the courtyard and summed; the total is divided by the courtyard area to give the
overall Green Space Factor, which must reach a specified target level. The minimum level of the Green
Space Factor to be reached in Bo01 was set at 0.5. The Green Space Factor (GSF) is calculated as:
GSF =
(area A x factor A) + (area B x factor B) + (area C x factor C) + etc.)
------------------------------------------------------------------------------------total courtyard area
The factors assigned to the different surface types vary from 1 for vegetation which is in contact with
ground water (i.e. where there is no underground parking beneath) and open water, to 0 for sealed
areas. High factors are also assigned to green roofs, large trees, and wall areas covered with climbing
plants.
The Green Space Factor does not really fully encompass the quality of the green cover. For example,
using this approach a mown and manicured lawn is of equal value to a more natural meadow which
supports greater biodiversity; an extensive green roof with a thin growing substrate for vegetation is of
equal value to an intensive green roof with a thicker substrate which supports increased biodiversity
and can help to intercept more rainwater, thereby reducing the amount of stormwater run-off. To
overcome this issue, in the courtyards of the Western Harbour, Green Points were added to the Green
Space Factor to achieve certain additional qualities. Developers were given a list of 35 Green Points and
were required to choose 10 of them. As for the Green Space Factor, the chosen 10 Green Points were
described in the detail plans. Among the points, some aimed to aid biodiversity such as the inclusion of
bat boxes and wild flowers in the courtyards, whilst others were included to improve the architectural
qualities of the yard or help with stormwater management.
The green space factor and the green points system work because the developer has some choice of
delivery, the municipality can meet its targets, and the community benefits from improved green
infrastructure and a reduction in the impact of extreme heat and excessive rainfall.
The Creative Dialogue11
In 2004, the City of Malmö, together with 13 developers, architects and citizens, launched a new
communication process referred to as “The Creative Dialogue”. This dialogue provided a platform
bringing together various stakeholder groups to discuss common themes related to the
builtenvironment: architecture, planning, environmental aspects as well as a focus on quality. The
primary goal was that the process itself would result in a detailed plan incorporating sustainability as
well as affordability for new homes built in Flagghusen – the next development in Malmö’s Sustainable
District, the Western Harbour. In essence, the goal was to build on the success of the Bo01 area, but
take it to the next level: mainstreaming sustainability. The intention of the dialogue was that both
public and private actors – particularly private developers – would benefit from sharing knowledge,
building upon their collective expertise. By working together they could develop new solutions focused
on sustainability whilst simultaneously reducing their production costs. “The Creative Dialogue”
focused on four aspects of sustainability:
• High quality architecture
• Social sustainability: Balancing versatile buildings which incorporate housing and businesses,
together with safety and security, as well as providing meeting places. Houses should also ensure
access for handicapped persons and the elderly.
• Economic sustainability: A focus on affordability which incorporates efficiency and a careful
building process which reduces waste in the construction process.
• Ecological sustainability: Energy efficiency, ensuring moisture-proof buildings, phasing-out toxic
substances, focusing on high biological quality and access to recycling facilities.
Officials in Malmö City met the 13 developers every two weeks over a period of two years during
seminars and conference workshops. Smaller working groups discussed specific details and important
issues. A test panel of voluntary citizens was linked to the project, following related developments. The
collaboration process created a common understanding of the project’s main goals and resulted in a
culminated agreement signed by all parties. Cooperation between developers included: a common
marketing of the district under the name Flagghusen (including a website produced by the developers);
the area’s foundational development was jointly-coordinated, and building materials purchased
together.
The agreement
•
•
Apartment rentals will be leased at a “reasonable price”. (Approximately 1300 SEK/ square meter/ year 2008).
A focus on architectural diversity – as well as façade heights not to exceed a maximum of 25 meters to ensure the
area is developed at ‘a human scale.’
•
Low energy consumption to reduce costs (total energy use should not exceed 120 kWh / square meter / at a decent
temperature / year).
•
A healthy indoor climate incorporating moisture control, whilst minimizing toxic substances (incorporating the socalled BASTA-system).
•
Ensuring buildings are designed to incorporate accessibility for all: apartments should guarantee usability during
different life-stages; supporting handicapped and elderly persons with decreased mobility.
•
Safety – buildings are designed and planned to create a safe environment.
•
A certain proportion of the built-surface should incorporate green space (the so-called green factor system).
•
A number of green points should be integrated to improve biodiversity.
•
Providing waste separation facilities nearby every building’s courtyard area.
Conclusions
The Västra Hamnen project is an example of a big scale project being realized step by step and with
the use of small scale development units. From this perspective, it has proofed to be an interesting
case for how realize high ambitions with a high variety of developers, from 1 dwelling to over 300
dwellings. This strategy reduces the financial risks and enlarges the changes to improve the quality
during the planning process for the whole area. Using the time factor by learning from previous
stages has proofed to be important in order to improve the planning process. The result has been
judged by many international experts as an outstanding example for urban planning in many
different aspects: sustainability, urban scheme and architecture. Based on the documents being
studied and the interviews with representatives oft he municipality and one of the developers
involved, the following conclusions can be drawn.
The right mentality
At the beginning oft he planning process, the municipality has invested in getting the right mentality
inside her own organisation. This aspect is often underestimated: business as usual does often not
work when a radical change is needed Setting up a programm for all her servants to become
ambassadors oft he vision to become the most sustainable city in the world and introducing internal
working methods like ‚paperless meetings’ must have been crucial to get the right working attitude
from the side oft he municipality.
Strong vision AND informal planning
The municipality has developed a kind of double strategy, consisting on the one hand of a strong
vision on the area and on the other side applying using informal planning methods. The clear
ambition in the field of suystainability has proofed to be a good framework for different kind of
deveopers. Important for the implementation of the still quiete generic formulated overall vision on
sustainability was the fact that this goal has been specified in specific demands on the level of a
project, e.g. the green point system. These demands however still offer enough room to be specified
by individual developers, depending on their views and the lay out of their specific project.
Especially after the experiences with the first project (Bo01) the munipality started to use a form of
informal planning next to the formal planning instruments. The creative dialogues have been used in
different stages oft he planning process to focus the nenergy of all parties involved in the same
direction. This proofed tob e crucial to create a common ambition for the project and to realize a high
quality that will stand a long time.
The double strategy implies a strong involvement from the municipality during all stages of the
planning process.
Land distribution as urban planning instrument
Land distribution was used as an instrument to serve the goals in the field of sustainability, urban
design and architecture. Striking enough, not the planning department but The Real Estate Office
plays here a crucial role. First of all: land acquisition has been an important condition to be able
stirring the development in the direction desired. Secondly, the Real Estate Office has selected
developers on the basis of their proposals how to reach the goals formulated for a specific area.
Thirdly, she decides on the size of the plots within a project. And finally, in the background, her role
has been even more crucial as the Real estate Office activiley has stimulated new, small scale
developers to make a bid. The idea was that a wider and partly new range of developers than the
usual suspects (the regular, big scale developers from Sweden) would help to realize the ambitions oft
he city. In short: land distribution is a determing factor and a crucial instrument for urban planning.
This last point also shows the possible weak point: the approach for Västra Hamnen especially seems
to work because the land was in the hand of municipality. In the next phase there are hugh areas
where the municipality does not own the land. This will be an interesting test case to see if the goals
in the field of sustainability and quality still can be achieved.
Small urbanism -‐ case Malmö– Robert Broesi 32 Appendix
Small urbanism -‐ case Malmö– Robert Broesi 33 Small urbanism -‐ case Malmö– Robert Broesi 34 Planning process Fullriggar
Small urbanism -‐ case Malmö– Robert Broesi 35 Legend Detailed Development Plan Fullriggaren
Legenda Plankaart / Legenda Map Fullriggaren
PLANBESTÄMMELSER / PLAN BEPALINGEN / PLAN PROVISIONS
Het volgende is van toepassing in gebieden met de volgende benamingen. waar
aanwijzing gegeven de bepaling geldt voor het gehele plangebied. Alleen
vermelde gebruik en het ontwerp is toegestaan.
ANVÄNDNING AV MARK = LANDGEBRUIK, LAND USE
Openbare ruimte / Public space
Gata för uppsamling av trafik =
(hoofdstraat)
Mainstreet
Straat om het verkeer in te zamelen
Gata avsedd i första hand !tir trafik inom området =
Local traffic
Bestemmingsverkeer
Allmän park =
Public park
Openbaar park
Buurten / Blokken / Blocks
BD1 C1 =
Bostäder, vård utan risk för smittspridning.
Centrumfunktioner får anordnas i bottenvåning mot
uppsamlingsgata, dock ej samlingslokal =
Huisvesting, gezondheidszorg zonder gevaar voor besmetting.
Centrum functies kunnen worden verstrekt in de begane grond van het
verzamelen straat, maar niet zaal bijeen
Housing, health care without risk of contamination.
Centre functions may be provided in the ground floor of the
collecting street, but not meeting hall
BD1 C2 =
Bostäder, vård utan risk för smittspridning.
Centrumfunktioner och kontor får anordnas i de två nedersta
våningarna mot uppsamlingsgata, dock ej samlingssal
Huisvesting, gezondheidszorg zonder gevaar voor besmetting.
Center Functies en kantoren kan zijn aangebracht in de onderste twee
vloeren naar collector straat, maar niet zaal bijeen.
Housing, health care without risk of contamination.
Center Features and offices may be arranged in the bottom two
Small urbanism -‐ case Malmö– Robert Broesi 36 floors towards collector street, but not meeting hall.
BK D1 C1 =
Bostäder, kontor, vård utan risk för smittspridning.
Centrumfunktioner får anordnas i de två nedersta våningarna
mot uppsamlingsgata, dock ej samlingslokal
Woningen, kantoren, zorg zonder gevaar voor besmetting.
Centre functies kunnen worden verschaft in de onderste twee verdiepingen
richting collector straat, maar niet zaal bijeen
Homes, offices, care without risk of contamination.
Centre functions may be provided in the bottom two floors
towards collector street, but not meeting hall
S B D1 K1
Förskola, fritidshem, bostäder och kontor (ej hotell),
vård utan risk för smittspridning
Pre-school, vrije tijd, wonen en kantoren (geen hotel)
zorg zonder het risico van besmetting
Pre-school, leisure, housing and offices (not hotel)
care without the risk of contamination
PE1 K1 01 C
Parkering på högst 70% av fastighetsytan.
Teknisk anläggning, kontor, vård utan risk för smittspridning.
Centrumfunktioner skall anordnas i bottenvåning mot östra Varvsgatan
Parkeren op een maximum van 70% van het onroerend goed gebied.
Technische faciliteit, kantoren, zorg zonder gevaar voor besmetting.
Centrum functies zal worden gehouden in de begane grond van het oostelijke Varvsgatan
Parking on a maximum of 70% of the property area.
Technical facility, offices, care without risk of contamination.
Centre functions to be held in the ground floor of the eastern Varvsgatan
T1
Trafik. Område får användas för gata och parkering
Verkeer. Ruimte kan worden gebruikt voor de straat en parkeren
Traffic. Area may be used for street and parking
(P 1 )
Gatan får underbyggas med parkering
Straat kan worden ondersteund door parkeerplaatsen
Street may be supported by parking
(B 01 C2)
Byggnad med angivet ändamål får uppföras över gatumark
Bouwen met de genoemde doeleinden kan op straat worden opgetrokken
Building with the stated purposes may be erected on-street
UTFORMNING AV ALLMÄN PLATS = ONTWERP VAN OPENBARE RUIMTE, DESIGN OF PUBLIC PLACE
Plantering
Beplanting
Planting
Trädplantering skall finnas
Het planten van bomen is
Tree planting shall be
Lekplats
Speelplaats
Playground
Lekplats skall finnas
Speeltuin zal worden
Playground will be
gc-väg
gc-weg
gc-road
Gång-och cykelväg
Voetgangers-en fietspad
Pedestrian and bicycle path
ledning
lijn
line
Underjordisk ledning får finnas
De ondergrondse leiding kan worden
The underground conduit may be
UTNYTTJANDEGRAD = BEZETTINGSGRAAD = UTILIZATION RATE
E 00
Inom område med av pil markerade gränser får högst
0% av fastighetsytan bebyggas ( förgårdszon oräknad)
Binnen het gebied van de pijl aangegeven grenzen, maximaal
0% van de oppervlakte-eigenschap percelen (voortuinzone niet inbegrepen)
Within the area of the arrow marked limits, a maximum
0% of the property surface plots (forecourt zone not included)
BEGRÄNSNING AV MARKENS BEBYGGANDE = BEPERKING VOOR BEBOUWING (?) / LIMITATIONS
FOR BUILDING GROUND
…
Marken får inte bebyggas. Balkonger får förekomma högst
15 m över marknivå Mark som ansluter till allmän platsmark
skall utformas i samråd med kommunen
Small urbanism -‐ case Malmö– Robert Broesi 37 De grond mag niet worden bebouwd. Balkons zijn toegestaan maximaal
15 m boven het maaiveld. Land dat wordt aangesloten op het openbaar domein
moeten worden uitgevoerd in overleg met de gemeente.
The ground may not be build on. Balconies are allowed a maximum of
15 m above ground level. Land that connects to public land
shall be designed in consultation with the municipality.
…
Marken får underbyggas med planterbart bjälklag och anordnas
för underjordisk parkering. Burspråk får förekomma i begränsad
omfattning. På gård får mindre uthus på högst 30 kvm med
maxhöjd 2,7 m uppföras samt garagenedfart anordnas
Het land kan worden onderbouwd door planterbart balken en georganiseerd
voor de ondergrondse parkeergarage. Erkers zijn toegestaan in een beperkt aantal
mate. Op de boerderij wordt kleiner bijgebouwen tot 30 m²
maximale hoogte van 2,7 m en een garage gebouwd piste georganiseerd
The land may be substantiated by planterbart joists and organized
for underground parking. Bay windows are allowed in limited
extent. On the farm gets smaller outbuildings up to 30 sqm
maximum height of 2.7 m and a garage built piste organized.
g
Marken skall anordnas för gemensamt ändamål. Marknivå skall
ansluta till angränsande park- och gatumark
De grond moet worden verstrekt voor gemeenschappelijke doeleinden. Het maaiveld moet
aansluiten op het aangrenzende park en straat gebieden.
The ground should be provided for common purposes. ground level is
connect to the adjacent park and street areas
x1
Marken skall vara tillgänglig för allmän gång- och cykeltrafik.
Balkong och burspråk får ej anordnas så att framkomlighet
för utryckningsfordon hindras
Het land moet beschikbaar zijn voor het publiek voetgangers en fietsverkeer zijn.
Balkon en erkers mogen niet worden geregeld, zodat de toegankelijkheid
voor voertuigen van hulpdiensten voorkomen
The land must be available for public pedestrian and bicycle traffic.
Balcony and bay windows may not be arranged so that accessibility
for emergency vehicles prevented
x2
Marken skall vara tillgänglig för allmän gångtrafik
Het land zal publiekelijk toegankelijk beschikbaar zijn voor voetgangers
The land will be available for general foot traffic
x3
Marken skall vara obebyggd till en fri höjd av 2, 7 m.
Egenskapsbestämmelser följer bestämmelser för berörd byggnad
Het land zal vacant zijn voor een vrije hoogte van 2, 7 m
Woning Bepalingen volgen regels voor het desbetreffende gebouw
The land will be vacant for a free height of 2, 7 m
Property Provisions follow rules for the relevant building
el
Nätstation
Transformatorhuis
Electricity station
u
Marken skall vara tillgänglig för underjordiska ledningar
Het land moet beschikbaar zijn voor ondergrondse bekabeling zijn
The land must be available for underground wiring
MARKENS ANORDNANDE / BODEM ORGANISATIE / SOIL ORGANISATION
Föreskriver grönytefaktor skall uppnås inom fastighet.
Överkant planterat gårdsbjälklag skall ansluta till angränsande bottenvånings bjälklag
De voorgeschreven groene ruimte factor wordt gerealiseerd binnen het pand.
Bovenop geplant binnenplaats vloer zal aansluiten op de aangrenzende begane grond
The prescribes green space factor is obtained within the property.
The top of the planted courtyard floor will connect to the adjacent groundfloor.
n1
Grönytefaktor på 0,25 skall uppnås
Green space factor of 0.25 will be achieved
Groen factor van 0,25 wordt gerealiseerd
n2
Häck och /eller trädplantering skall finnas i tomtgräns mot gata
Haag-en / of het planten van bomen moet worden in de lege grenzen met straat
Hedge and / or tree planting should be in the blank borders with street
n3
Minst 4,7 m fri höjd över mark
Tenminste 4,7 m speling over land
Small urbanism -‐ case Malmö– Robert Broesi 38 At least 4.7 m clearance over land
n4
Minst 3,5 m fri höjd över mark
Tenminste 3,5 m speling over land
At least 3,5m clearance over land
parkering
Parkering får finnas för högst 10 platser
Parkeren kan voor maximaal 10 plaatsen
Parking may be for a maximum of 10 places
…
In- och utfart får inte anordnas
Ingang en uitgang mag niet worden gehouden
Entrance and exit shall not be held
…
Enstaka in- och utfarter till garage får anordnas
Enkele in-en uitgangen naar de garage wordt georganiseerd
Single entry and exit points to the garage gets organized
…
Utfart får endast anordnas för fordon med särskilt tillstånd
De oprit moet worden verstrekt voor voertuigen met speciale vergunning
The driveway must be provided for vehicles with special license
In- och utfarter från enskilda tomter skall utformas trafiksäkra och så att
tillfredställande siktförhållande skapas.
Förorenad mark skall vara efterbehandlad i enlighet med Miljöförvaltningens direktiv.
In-en uitgangen van de individuele percelen zal verkeersgeschikt en zo worden gemaakt
dat een bevredigende relatie wordt gecreëerd.
Verontreinigde grond moet worden hersteld in overeenstemming met de milieu-richtlijn beheer
Entry and exit points from individual plots shall be made roadworthy and so
satisfactory term relationship is created.
Contaminated soil must be rehabilitated in accordance with the Environmental Management Directive
PLACERING, UTFORMNING, UTFORANDE / LOCATIE, ONTWERP, PRESTATIES /
LOCATION, DESIGN, PERFORMANCE
Placering / locatie / location
Mot allmän gata och park skall huvudbyggnad placeras i förgårdslinje eller i fastighetsgräns.
Burspråk får högst gå 1 m utanför fasadliv, lägst 3,5 m över förgårdsmark
och högst uppta 40 % av fasadlinje mot Riggare gatan och östra Varvsgatan.
Mot allmän gata och park får balkonger utföras lägst 4,7 m över marknivå
Mot Östra Varvsgatan får dock balkong utföras lägst 3,5 m över gångbana
0,5 m utöver fastighetsgräns.
Vid utbyggnader över allmän gata eller park får balkong utföras totalt högst
1,5 m från fasadliv (egenskapsgräns)
In de openbare straat en het park wordt het hoofdgebouw geplaatst in het voorplein lijn of erfafscheiding.
Erker aan een limiet van 1 m buiten voorgevel, minder dan 3,5 m boven het voorplein land en niet meer
dan bezetten 40% van de voorgevel lijn tegen Riggare Straat en Oost Row Road.
In de openbare straat en het park balkon kan worden uitgevoerd een minimum van 4,7 m boven de grond
Tegen Oost Varvsgatan mei balkon uitgevoerd ten minste 3,5 m boven het wegdek
0,5 m buiten de erfafscheiding.
De uitbreidingen van de openbare straat of park kan balkon gedragen maximaal 1.5 m van voorgevel
(erfafscheiding)
In the public street and park the main building is placed in the forecourt line or property boundary.
Bay window to a limit of 1 m outside fasadliv, less than 3.5 m above the forecourt land
and no more than occupy 40% of the frontage line against Riggare Street and East Row Road.
In the public street and park balconies may be performed a minimum of 4.7 m above ground level
Against Eastern Varvsgatan may balcony performed at least 3.5 m above the pavement
0.5 m beyond the property boundary.
The expansions of public street or park may balcony carried a maximum
1.5 m from fasadliv (property boundary)
p1
Huvudbyggnad skall uppföras längs hela gränsen mot gata eller park
Hoofdgebouw langs de grens met worden opgetrokken straat of park
Main building to be erected along the border with street or park
Vid placering av gårdsbyggnad i tomtgräns mot granne skall hänsyn till solförhållandena på granngård
tas
Bij het plaatsen van het gebouw op de grens met de buur moet rekening worden gehouden met de
bezonnings
omstandigheden zon bij het naburige pand
When placing the building in the boundary against the neighbor, sun conditions at the neighboring plot
must be taken into account
Utformning / design / ontwerp
Balkongdel utanför fasadliv eller utbyggd byggnadsdel får ej inglasas
Tak och takterrass skall vara "plant" - max lutning 1:10.
Small urbanism -‐ case Malmö– Robert Broesi 39 Sockel (ök bottenvånings bjälklag) mot allmän gata får högst utföras 80 cm
över marknivå på gångbana
Balkons buiten voorgevel of uitgebreide bouwonderdelen mogen niet worden geglazuurd
Daken en het dak moet worden "plat" - Max helling 1:10.
Plint (verhoging Groundfloor balken) tegen de openbare straat, up uitgevoerd 80 cm
hoogte aan de bestrating
Balconies outside facade or expanded building components may not glazed
Roofs and roof should be "flat" - Max slope 1:10.
Plinth (increase Groundfloor joinsts) against public street, up performed 80 cm
above the ground on the pavement
00,0
Högsta byggnadshöjd i meter, räknat från angränsande gatunivå.
Härutöver får hisstorn uppföras
Maximale bouwhoogte in meters, gemeten vanaf de aangrenzende straat.
Deze kunnen lifttoren worden opgetrokken
Maximum building height in meters, measured from the adjacent street level.
These may be elevator tower erected
0 vån
0 verdieping
0 floor
Föreskrivet antal våningar. Därutöver får hisstorn uppföras
Het vereiste aantal verdiepingen. Daarnaast kan toren tillen opgetrokken
The required number of floors. Addition may lift tower erected
v1
Bottenvånings rumshöjd skall vara minst 3,5 m mot gata
och bärande bjälklag skall ansluta till gatunivå
Begane grond kamer hoogte moet minstens 3,5 m op straat te zijn
en dragende balken moeten aansluiten op straatniveau
Ground floor room height should be at least 3.5 m on street
and bearing joists must connect to street level
v2
Möjlighet att anordna lokal på 75 kvm per 25 m gatulinje skall
ges. Bottenvånings rumshöjd skall vara minst 3,5 m mot gata
och bärande bjälklag skall ansluta till gatunivå
Vermogen om te organiseren lokale van 75 m² per 25 m straat lijn zal
gegeven. Begane grond kamer hoogte moet minstens 3,5 m op straat te zijn
en dragende balken moeten aansluiten op straatniveau
Ability to organize local of 75 sqm per 25 m street line shall
given. Ground floor room height should be at least 3.5 m on street
and bearing joists must connect to street level
v3
Takvåning medges för 25% av takytan för gatuhus.
Takvåning får uppföras till en höjd av högst 3,5 m och uppta
högst 1/4 av husets fasadlängd samt placeras högst 1 m utanför
egenskapsgräns mot uppsamlingsgata
Penthouse toegestaan voor 25% van het dakoppervlak voor herenhuis.
Penthouse worden gebouwd tot een hoogte van 3,5 m en bezetten
meer dan 1/4 van de gevel lengte, en geplaatst 1 meter buiten
woning grens aan collector straat
Penthouse allowed for 25% of the roof area for townhouse.
Penthouse may be erected to a height of 3.5 m and Occupy
more than 1/4 of the façade length, and placed 1 meter outside
property limit towards collector street
v4
Takvåning medges för 50% av takytan för gatuhus.
Takvåning får uppföras till en höjd av högst 3,5 m och uppta
högst hälften av husets fasadlängd samt placeras högst 1 m
utanför egenskapsgräns mot uppsamlingsgata
Penthouse toegestaan voor 50% van het dakoppervlak voor herenhuis.
Penthouse worden gebouwd tot een hoogte van 3,5 m en bezetten
meer dan de helft van de gevel lengte en geplaatst op 1 m
buiten de erfafscheiding naar collector straat
Penthouse allowed for 50% of the roof area for townhouse.
Penthouse may be erected to a height of 3.5 m and Occupy
more than half of the façade length and placed at 1 m
outside the property boundary towards collector street
Utförande / Prestaties / performance
Entreer till flerbostadshus skall vara genomgående så att trapphusen kan nås från gata och från gård.
Entredörr får ej slå ut över allmän platsmark.
l obebyggd del mot gata eller park, skall gård avgränsas och markeras med
plantering, stängsel eller plank. Där avgränsning överstiger 1, 7 m över gatans
marknivå. skall någon del utföras genomsiktlig.
Mot gata skall utfart från enskilt garage anordnas med 5 m stannplats före
passage över gångbana
Small urbanism -‐ case Malmö– Robert Broesi 40 Ingangen van appartementsgebouwen wordt continu zodat de trappenhuizen zijn toegankelijk vanaf de
straat en van de boerderij.
Deur van de Ingang Geen slaat op het openbare net.
l onontwikkelde gedeelte van de straat of het park, wordt de boerderij omschreven en gemarkeerd met
planten, hekken of slagbomen. Wanneer de grens overschrijdt 1, 7 m boven de straat
maaiveld. wordt het gedeelte uitgevoerd genomsiktlig.
Op straat de uitgang van de enkele garage georganiseerd met 5 m Town locatie voordat
kruising over de stoep
Entrances to apartment buildings shall be continuous so that the stairwells are accessible from the street
and from the building.
Entrance Door No strikes over public land.
The undeveloped portion of street or park, the building is defined and marked with
planting, fencing or barriers. Where the boundary exceeds 1, 7 m above the street
ground level. shall any part performed genomsiktlig.
On the street the exit from the single garage organized with 5 m Town location before
crossing over the pavement
Byggnadsteknik / Constructie / Construction
Markhöjd får ej understiga + 2,5 m.
Byggnaderna skall utföras radonskyddade, såvida inte lågriskområde kan påvisas
Bodemvrijheid mag niet minder dan + 2,5 m zijn
De gebouwen moeten worden uitgevoerd radon beschermd, tenzij laag risico gebied kan worden
aangetoond
Ground clearance must not be less than + 2.5 m
The buildings must be carried out radon protected, unless low-risk area can be demonstrated
STÖRNINGSSKYDD / STORING BESCHERMING / INTERFERENCE PROTECTION
Trafikbuller / Verkeer / Traffic
m1
Inga enkelsidiga lägenheter mot trafiksida.
Bostäder skall inomhus klara ljudklass B.
Minst hälften av boningsrum skall vara orienterade mot en
ljuddämpad sida med högst 45 dBA ekvivalentnivå.
Boende skall inom den egna bostadstomten ha tillgång till en
uteplats med ljudklass A
Geen eenzijdige huizen tegen het verkeer pagina.
Woningen zal binnen duidelijk geluid klasse B.
Ten minste de helft van de woning zal worden georiënteerd naar een
STILLE kant met niet meer dan 45 dBA.
Accommodatie is in hun eigen huis te hebben die tevergeefs ~ ng tot een
patio met geluid klasse A
No one-sided houses against traffic page.
Dwellings shall indoors clear sound class B.
At least half of the dwelling shall be oriented towards a
QUIET side with no more than 45 dBA.
Accommodation is in their own home land have access to a
patio with sound class A
ACHTERGROND
Het plangebied maakt deel uit van het centrale district van de West Port, in kennis, bouwt gas uit een
aaneengesloten stedelijk gebied te creëren. Het doel van de eerste fase is het oosten van de Q Flagship
dekbed en Row Park bouwen ongeveer 500 appartementen. De uitbreiding wordt gedacht te komen
minder lege units met woningen die beschikbaar zijn voor woon-en huurwoningen wordt gemaakt. Bij de
planning en ontwikkeling zullen ervaren opgedaan "ByggaBoDialogen" in een wijk die wordt
teruggewonnen. Buurtpreventie voor geïntegreerde parkeeroplossingen en het ontwikkelen van
gemeenschappelijke blok gebieden zullen worden aangemoedigd.
BACKGROUND
The planning area is part of the Western Port's central district, which shall builds gas out to create a
contiguous urban area. The objective of the first stage is to build about 500 apartments east of the Q
Flagship comforter and Row Park. The expansion is thought to occur less empty units with housing that
is made available to residential and rental properties. In planning and development will experience gained
from "ByggaBoDialogen" in a neighborhood that is recovered. Neighborhood watch for integrated parking
solutions and developing common block areas will be encouraged.
CENTRALE PLANDOELSTELLINGEN
Het plan is om het mogelijk te bouwen ongeveer 500 appartementen op het blok met de stad veel. De
woningen worden verkocht voor zowel verhuur en huurder-rechts. Het plan voorziet ook in de bouw van
pre-scholen in het centrale deel van het plangebied en een grote kantoorunit in het noordoosten en een
Small urbanism -‐ case Malmö– Robert Broesi 41 parkeergarage schommelstoel-'s. Centrum activiteiten zijn toegestaan op het terrein worden voorbereid
langs de omliggende straten. Totaal vergunningen van plan een uitbreiding van ongeveer 67 000 m² BTA,
waarvan ongeveer 50.000 m² voor residentiële doeleinden. Het plan voorziet ook in de uitbreiding van
"Espla markt" tegen Lap park plein Flagship dekbed in het westen en Riggargatan in het noorden.
Daarnaast reguleert de lokale straten het plangebied en parken.
PLAN KEY OBJECTIVES
The plan is to make it possible to build about 500 apartments on the block with town lots. The homes will
be sold for both rental and tenant-right. The plan also allows for the construction of pre-schools in the
central part of the planning area and a large office unit in the northeast and a parking garage rocking-'s.
Centre activities are allowed on the premises shall be prepared along the surrounding streets. Total
permits plan an expansion of approximately 67 000 sqm BTA, of which approximately 50,000 sq.m. for
residential purposes. The plan also allows for the expansion of "Espla market" against Lap park and
square Flagship comforter in the west and Riggargatan in the north. In addition, regulates the plan area's
local streets and park areas.
VOORWAARDEN EN WIJZIGINGEN
Vereisten
Het plangebied is gelegen op infill grond aan de vroegere SAAB fabriek. Plangebied werden gevuld met
zand in 1987. Het land is onontwikkeld en is gelegen op ongeveer + 2,5 m aan de East Row Road. De
geplande esplanade in het westen zal worden opgevuld te worden aangesloten op Lap park Flagship Arens
grond hoogten van ongeveer 3,6-3,9 m vloeroppervlak zal worden gevuld met een richel in het midden.
Voor de uiteindelijke planning en het ontwerp van het veldwerk is uitgevoerd door Sweco Viak verricht en
die heeft voorgesteld een verhoging voor het gebied.
CONDITIONS AND CHANGES
prerequisites
The planning area is located on infill land to the former SAAB factory. Plan area were filled with sand in
1987. The land is undeveloped and is located at about + 2.5 m at the East Row Road. The planned
esplanade in the west will be filled up to be connected to Lap park and Flagship Arens ground heights of
about +3.6 to 3.9 m floor area will be filled up with a ridge in the middle. Before the final planning and
design of field work has been carried out by Sweco Viak which has proposed a elevation for the area.
Het plan voorstel
Het voorstel houdt in dat het gebied kan worden gebruikt voor woningen, kantoren, zorg zonder risico van
besmetting, kleuterschool en een parkeerplaats. Plan regelgeving ook dat centrum activiteiten kunnen
worden georganiseerd in de huizen rond de collector straten. In deze gebruiksrechten aanduidingen
bevatte de mogelijkheid om kantoren, winkels, cafes en nog veel meer vast te stellen. In het gebied ook
moeten worden geregeld groene omgeving en de lokale straten. Plan voorstel bevat ook een breed plantte
de Esplanade in het westen, en een up-street collectie met ruimte voor het openbaar vervoer in het
noorden.
The plan proposal
The proposal means that the area can be used for homes, offices, care without risk of contamination,
kindergarten and parking. Plan regulations also state that center activities can be arranged in the houses
surrounding the collector streets. In these use designations contained the ability to establish offices,
shops, cafés and more. In the area must also be arranged green areas and local streets. Plan proposal
also includes a wide planted the Esplanade to the west, and an up-street collection with space for public
transport in the north.
Wijk Settlement
De blokken bestaan uit percelen met een terugkerende voorgevel lengte van de straat aan voornamelijk 25
meter. De basiseenheid een eenvoudige toewijzing basis voor diverse projecten, en draagt bij aan een
stedelijke onderverdeling van de wijk.
3 (15)
Toegestane bouwhoogte is 5-6 verdiepingen, met enkele takrätt in de buitenste delen van het gebied. Naar
de binnengebieden wordt beperkt bouwhoogte tot vier verdiepingen. In het voorplein van de zones tegen
East Row Road in het oosten en Riggargatan toegestaan het noorden enkele uitbreiding van huizen.
Ingangen van appartementsgebouwen trappen moet ononderbroken worden zodat de trappenhuizen is
zowel uit de publieke kamers en een binnenplaats.
Tegen de omliggende straten, de kamers zijn zo ontworpen dat de activiteiten kunnen worden
ondergebracht in hen. Deze moet minimaal 3,5 meter plafondhoogte en toegankelijk is vanuit een
aangrenzende straat niveau.
Neighborhood Settlement
The blocks consist of plots with a recurring frontage length of the street on mainly 25 meters. The basic
unit provides a simple allocation basis for various projects, and contributes to an urban subdivision of
the district.
3 (15)
Allowable building height is 5-6 storeys, with some takrätt in the area's outer parts. Towards the inner
areas being restricted building height to four storeys. In the forecourt of the zones against East Row Road
in the east and Riggargatan the north allowed some expansion of houses.
Entrances to apartment buildings stairways shall be continuous so that the stairwells can be accessed
both from public rooms and courtyard.
Against the surrounding streets, the rooms are designed so that activities can be accommodated in them.
These shall have a minimum 3.5 meter ceiling height and accessible from an adjacent street level.
Small urbanism -‐ case Malmö– Robert Broesi 42 groene ruimten
Het plangebied grenst aan de Scheepswerf Park in het zuidwesten. Ten zuiden van het gebied gepland een
groter park die plaats biedt aan een bal veld.
Gepland voor het gebied twee groene ruimten. Op een tuinieren zuiden van school gronden van het
gebied, een speeltuin aanwezig. Bijzondere aandacht zal worden besteed aan de opbouw van de aanplant
bedden op het gebied opvulling land, zodat passende växtbe-tingelser groen gemaakt.
Ten westen van de bouwstenen, een meer dan 45 meter breed "esplanade" dichtst bij Park Row worden
uitgerust met 4 lijn planten van bomen
green spaces
The planning area is bordered to the Shipyard Park in the southwest. South of the area planned a larger
park that can accommodate a ball field.
Planned for the area two green spaces. On a gardening south of the area's school grounds, a playground
provided. Particular attention will be paid to the build-up of the planting beds at the area's padding land
so that appropriate växtbe-tingelser greenery created.
To the west of the building blocks, a more than 45 meters wide "esplanade" closest to Park Row to be
equipped with 4 line tree planting
Groene ruimte op de bouwplaats
In de westelijke haven van toepassing een groene ruimte voor de nieuwe stedenbouw. Het gebied is de
exploitatie hoog en friytekvoten ( onontwikkelde deel / perceel ) laag is - vooral op een hoekje percelen .
Groen gebied, dat recht evenredig met de onontwikkelde friytan . Dit betekent dat grönytekvoten zal
worden toegestaan om laag gaan voor een aantal hofjes , maar tegelijkertijd aan de kleine ruimte
beschikbaar is voor het planten moet worden gebruikt tot het uiterste . Dit betekent dat elk bedrijf ,
ongeacht de grootte , moet met groen en rijk aan vegetatie .
Een belangrijk doel is dat het gebied krijgt een groen karakter niet alleen bedrijven , maar ook de straten .
Groen oppervlak wordt derhalve ontworpen dat de voordelige verkregen via väggrönska de vestibule
bodem voorzien .
Groene zone wordt bepaald door hoe veel van een plot dat is onontwikkeld , die wordt gemeten op het
gehele perceel . De verschillende sub - ruimtes binnen de site hebben een waarde tussen 0,0 en 1,0 ,
afhankelijk van wat de voorwaarden die zij bieden voor de vegetatie en de lokale regenwater management.
Als het goed is vacant voor 45 % bestemd sector bedrag grönytefak tot 0,45 en de 40 % factor wordt
geschat op 0,40 . Als een site is gebouwd met minder dan 40 % hoeft geen factor hoger zijn dan de duur
van maximaal 0,60 .
Het vervullen van de groene zone zal worden opgenomen in de bouwvergunning beoordeling. A's
rapportage van het plan, gevel (op elk subfactor van groen op de muren) en in tekst met berekeningen
worden aan de bouwvergunning aanvraag gevoegd.
Green space on the building sites
In the Western Harbour apply a green space for the new urbanism . The area is the exploitation high and
friytekvoten ( undeveloped part / plot area) is low - especially on some corner plots. Green area , which is
directly proportional to the undeveloped friytan . This means that grönytekvoten will be allowed to go low
for some small courtyards , but simultaneously to the small area available for planting must be utilized to
the utmost. This means that each farm , regardless of size must be properly green and rich in vegetation.
An important goal is that the area is given a green character, not only on farms , but also to the streets.
Green area is therefore designed so that the advantageous points obtained by väggrönska the vestibule
ground be provided.
Green area is determined by how much of a plot that is undeveloped , which is measured on the entire
plot area . The various sub-spaces within the site will have a value between 0.0 and 1.0 depending on
what conditions they offer for vegetation and local stormwater management. If the property is vacant for
45% shall grönytefak sector amount to 0.45 and the 40% factor is estimated at 0.40. If a site is built with
less than 40% need not factor exceed a maximum duration of 0.60.
Fulfilling the green area will be included in the building permit review. A's reporting of the plan, facade (at
any subfactor of greenery on the walls) and in text with calculations shall be attached to the building
permit application.
verkeer
autoverkeer
Het plangebied zal voornamelijk worden gevoed verkeer van de Esplanade en Oost- Row Road . Binnen
het plangebied georganiseerd lokale straten van afmeren aan eigenschappen . Drie lokale straten
verbinden met East Row Road en twee op de Esplanade . Naast deze zijn er af en toe steegjes die dienen
als voetgangers en - cykelförbindel uit, maar ook als de landing op individuele eigenschappen . De landing
op de school geschiedt op blokken van het land door middel van lokale straten . Plangebied blok
structuur wordt niet verwacht te genereren door het verkeer op de lokale straten .
Bij Western Harbour volledig ontwikkeld is geoordeeld wijk produceren ongeveer 56.000 bilre-sor/dygn .
Verkeer op het plangebied omliggende straten zijn al voorspeld : Esplanade 5000 f / d , Oost Varvsgatan
5000 f / d ( ten noorden van de universiteit parker
7 ( 15 )
inbrengen toegangspoort ) en Riggargatan 3000 f / d De huidige plangebied wordt geschat getrokken , ra
over 2300 autoritten , waarvan ongeveer 1800 van de woningen .
openbaar vervoer
Momenteel is er geen busdienst die op de straten langs planområ -it . Huidige regel 2 trafieken Oosten paars - en West Row Road , direct ten zuiden van het gebied. Met de bestaande bushalte locatie op Lilla
Varvsgatan de afstand tot de dichtstbijzijnde bushalte tot minder dan 300 m voor zijn hele verblijf ing in
de buurt. In verband met de uitbreiding van het plangebied zal lijn 2 wordt verlengd van het baden van de
parkeerplaats en tot aan de Esplanade .
Small urbanism -‐ case Malmö– Robert Broesi 43 Het doel is om de wijk een zeer goede openbaar vervoer voorziening te hebben. De route zal dus geleidelijk
worden uitgebreid in overeenstemming met de uitbreiding van de westelijke haven . In het gebied rond de
kruising van de Esplanade / Riggargatan zijn discussies over de aanleg van een toekomstige locatie voor
bussen naar West Harbor , waar twee buslijnen en mogelijk twee regionale buslijnen hun eindhalte
zouden hebben . Langs de Oost Varvsgatan lopende planning voor de invoering van look- parata openbaar
vervoer rijstroken.
Wandelen en fietsen
Het belangrijkste principe van de westelijke haven is de belangrijkste verbindingswegen en verzamelaar
straten voorzien van bi- directionele voetgangers en fietspaden aan beide zijden . Voor planområ -it
betekent dat fietspaden zal worden langs de East Row Road , Esplanade , Riggargatan . Naast deze , een
vrijstaande voetgangers en fietsen kelväg in Flagship Way extensie worden georganiseerd naar het oosten
door het gebied . Fietsverkeer in de wijk , anders gaan de straat op.
traffic
Car traffic
The planning area will primarily be traffic fed from the Esplanade and East Row Road . Inside the
planning area organized local streets for berthing to properties. Three local streets connecting to East Row
Road and two on the Esplanade. In addition to these there are occasional alleys that serve as pedestrian
and cykelförbindel - looking but also as the landing to individual properties . The landing at the school
shall be made on blocks of land through local streets. Planning area block structure is not expected to
generate through traffic on local streets.
When Western Harbour is fully developed judged neighborhood produce approximately 56,000 bilresor/dygn . Traffic on the plan area surrounding streets have been forecasted to: Esplanade 5000 f / d ,
Eastern Varvsgatan 5000 f / d ( north of the university parker
7 (15)
insertion entrance gate) and Riggargatan 3000 f / d The current planning area is estimated pulled, ra
about 2,300 car trips , of which about 1,800 of the dwellings.
Public transport
Currently there is no bus service operating on the streets along planområ - it . Current line 2 traffics East
- purple - and Western Row Road , immediately south of the area. With the existing bus stop location on
Lilla Varvsgatan the distance to the nearest bus stop to be less than 300 m for all stay -ing in the
neighborhood. In connection with the expansion of the planning area will line 2 will be extended from
bathing the parking lot and up to the Esplanade.
The goal is for the district to have a very good public transport provision . The route will therefore be
gradually expanded in line with the expansion of the Western Harbour. In the area around the
intersection of the Esplanade / Riggargatan are discussions on the construction of a future venue for bus
services to West Harbor, where two city bus lines and possibly two regional bus lines would have their
final stop. Along the East Varvsgatan ongoing planning for the introduction of look - parata public
transport lanes.
Walking and cycling
The main principle of the Western Harbour is the main thoroughfares and collector streets fitted with bidirectional pedestrian and bike lanes on both sides . For planområ - it means that bike lanes will be along
the East Row Road , Esplanade, Riggargatan . In addition to these, a detached pedestrian and cycle
kelväg be organized in Flagship Way extension eastward through the area. Bicycle traffic inside the
district, otherwise go to the streets.
parkeren
Parkeren voor huisvesting en activiteiten op grond van de stad Malmö pair - keringsnorm georganiseerd .
Voor residentiële toepassing 2,5 fiets per appartement en voor bedrijven 18 fietsplaatsen per 1000
vierkante BTA .
Het plan erkent dat de ondergrondse parkeergarage is ingericht in blokken , alsmede een parkeergarage
voor 300-450 zitplaatsen wordt gebouwd in een wijk die ook plaats biedt aan kantoren , netwerk- station
en het centrum van bedrijven . Het verzorgingsgebied voor een dergelijke faciliteit omvat ook gebouwen
zuiden en oosten van het plangebied . In overeenstemming met de parkeerplaats principes die in planpro
programma voor auto- 4 , het doel is om parkeerplaatsen voor de bewoners , vraag - zoekers en werken
samnyttjas zoveel mogelijk . Dit betekent dat de parking behoeften van bedrijven en parkeerplaatsen voor
bezoekers ( wooneenheden + sites) de eerste plaats moet worden opgelost door middel parkeringsköp in de
geplande parkeergarage . Terwijl bewoners in het gebied moeten worden aangemoedigd om p - aankoop ,
in eerste instantie in huurwoningen waar het moeilijker is om een eigen parkeerplaats kosten te dragen .
8 ( 15 )
Plank met parkeerplaats op de begane grond op de geaarde delen van de bedrijven is niet toegestaan in
het plan.
Fiets set- up wordt geregeld in blokken van grond binnen elke woning. Sites moeten gemakkelijk
toegankelijk zijn, zodat het dagelijks gebruik van de fiets wordt bevorderd .
parking
Parking for housing and activities organized pursuant to the City of Malmö pair - keringsnorm . For
residential apply 2.5 bicycle space per apartment and for businesses 18 bicycle spaces per 1,000 sq. BTA
.
The plan recognizes that underground parking is arranged in blocks as well as a parking garage for 300
to 450 seats being built in a neighborhood that can also accommodate offices, network station , and
downtown businesses. The catchment area for such a facility also includes buildings south and east of
the plan area . In accordance with the parking principles presented in planpro program for car 4 , the
goal is to parking spaces for residents, ask - seekers and working samnyttjas as far as possible. This
means that the parking needs of businesses and visitor parking ( residential units + sites) should be
primarily resolved through parkeringsköp in the planned parking garage . While residents in the area
should be encouraged to p- purchase, in the first instance in rental housing where it is harder to bear
their own parking expenses.
8 (15 )
Small urbanism -‐ case Malmö– Robert Broesi 44 Shelf with parking at ground level on the grounded portions of the farms is not allowed in the plan.
Bicycle set-up shall be arranged in blocks of land within each property. Sites should be easily accessible
so that daily use of the bicycle is promoted.
Het huisvestingsbeleid doelen
In Woonbeleid doelstellingen voor Malmö, door de gemeenteraad 2004-01-29 aangenomen, is een
belangrijke doelstelling om een sociaal gerichte woonbeleid bevorderen en bieden een verscheidenheid aan
woningen.
Binnen het plangebied zullen optredens voor zowel de huur-en condominium voor residentiële toepassing.
Afdeling Vastgoed heeft een markanvisnings programma opgesteld voorafgaand aan een oproep voor
ontwikkelaars om hun blijk van belangstelling binnen het plangebied dienen voor bouwprojecten. Dit is
een aandoening die huizen een mengsel van 50% van de huur en flatgebouwen moet bevatten.
Housing policy goals
In Housing Policy objectives for Malmo, adopted by the City Council 2004-01-29 is a key objective to
promote a socially oriented housing policy and offer a variety of homes.
Within the planning area will tenures with both rental and condominium for residential apply. Real Estate
Department has prepared a markanvisnings program prior to a call for developers to submit their
expression of interest for construction projects within the planning area. This is a condition that homes
must contain a mixture of 50% of rent and condominiums.
Small urbanism -‐ case Malmö– Robert Broesi 45 Sources
1 Malmö, Västra Hamnen (Sweden): methods and tools for urban transformation, Mats Olsson and
Göran Rosberg, Les Cahiers de L'IAURIF, no. 146, June 2007.
2. www.malmo.se/English/Sustainable-City-Development/Sustainable-Urban-Planning.html
3 Malmö, Västra Hamnen (Sweden): methods and tools for urban transformation, Mats Olsson and
Göran Rosberg, Les Cahiers de L'IAURIF, no. 146, June 2007.
4. Planer & strategier för Västra Hamnen, Municipality of Malmö, 2005 / updated 2008
5. Västra Hamnen´s goals and design principles, Malmö 2008, City of Malmö Planning Office
6. Västra Hamnen, Bo01, Fastighetskontoret Malmö, Jan Johansson, August 2012
7. Västra Hamnen, Flagghusen, Fastighetskontoret Malmö, Pernilla Andersson, October 2013
8. Västra Hamnen, Fullriggaren, Fastighetskontoret Malmö, Pernilla Andersson, October 2013
9. Bo01 - Quality Program, City of Malmö, 1999
10. The green space factor and the green points system, Annika Kruuse, GRaBS Expert Paper 6
11. ‘The creative dialogue’ for Flagghusen, Malmö City Planning Office and The Swedish Environmental
Agency in conjunction with the National Housing Board, 2011
Internet
www.malmo.se
Interviews
Pernilla Andersson, Real Estate Office City of Malmö,, project leader Flagghusen and Fullriggaren;
21.10.2013
Kristina Nilsson, urban planner / architect, Urban Planning Office, City of Malmö; 21.10.2013
Cord Siegel, developer / architect at Hauschild Siegel, Malmö; 22.10.2013
Small urbanism -‐ case Malmö– Robert Broesi 46

Small Urbanism

Transcription

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