Development Needs to be Integrated into Wider Environment

DEVELOPMENT NEEDS TO BE INTEGRATED INTO WIDER ENVIRONMENT The development process in Budapest brings in environmental issues relating to the capital as a business center, locational issues, the look and feel of the city, architecture, heritage and public transportation.

By Gary J. Morrell

Budapest has a number of business districts throughout the city, although no clearly defined central business district. Therefore, locational issues are an important part of the planning processes and, by the very nature of the city, business complexes are expected to integrate into their surroundings by offering services and public squares and green areas.

“It is highly important to evaluate a project also on the community level and not just as a stand-alone project. Sustainable buildings are smart buildings as well and they respond to the needs of the building’s users, but they also interconnect with their environment,” comments Zsombor Barta, president of the Hungarian Green Building Council (HuGBC). With regard to the development of an

office project, for example, the most important factors are the proximity and variety of public transport, the amenities within walking distance, the business nature of the district and also accessible green areas nearby. With regard to transportation links, the most favorable is a metro within 400 meters; however, other fixed track modes of transportation are also advantageous in the view of Edina Hornok, head of sustainability at DVM.

Office developers have a number of priorities when sourcing a development site, however the overriding priority is location, services and transport links that serve the needs of tenants and staff.

“Our base criteria for the location of a good development site is unchanged. Metro and other kind of public transport connections as well as the services and facilities of the micro and macro environment are key factors,” comments

GTC White House

Nikolett Püschl, leasing and development director at Atenor Hungary. “Sourcing development sites is our daily job, which is challenging, but as we experience there is still significant potential in the different parts of Budapest,” she adds.

For Hornok, public transport systems will have to accommodate different usage patterns post-COVID, as people now feel less comfortable using crowded, shared facilities.

FOCUS ON CONGESTION

“They have to focus on managing congestion in peak times: passenger counting smart technologies can be used, service frequency should be increased, but with reduced capacity, with seats that are at an appropriate distance from each other. Sanitizer points at the stations and appropriate signage are also important,” she says.“One downside of the crisis is that people now prefer to use their own cars; however, this could change due to economic issues. In city centers, pedestrian traffic and biking has to be promoted, which means that cities have to invest in cycling infrastructure and provide wider, safer streets for cyclists and pedestrians through limiting car traffic at downtown areas,” Hornok adds.

Office developments in the historic center are rare, although there are a number of boutique hotels, of which Párisi Udvar Hyatt Collection is an obvious example of the renovation of an historic listed building, providing a

business role for the building while at the same time attracting investment.

Another example along similar lines, but of an office, is Eiffel Palace by Horizon Development. “Through the restoration of architectural values, the smooth integration of quality contemporary architecture and respecting zoning, regulations and heritage protection guidelines will support the preservation of the historical values and further elevate it. Infrastructural development is a cornerstone of heritage conservation. Tourism, though, carries a high risk for local society. If we can keep the city alive by supporting local businesses and residents, the historical center will remain a living part of the city,” comments Ida Kiss, head of design at DVM.

The Central European University campus development is seen as another good example of how a modern real estate development project can be imbedded into historic Budapest. Old, refurbished and new elements are combined in an aesthetic and appealing way and the community is also invited into the new spaces, as publicly accessible areas form a significant part of the development.

“The regeneration of the historic center of Budapest is an ongoing process, with lots of successful projects, but still more to complete,” comments Éva Beleznay, architect, planner and senior sustainability consultant at the HuGBC.

“The energy-efficient retro-fitting of old buildings, while preserving their historic character, is a great challenge. There are quite a number of urban development opportunities in Budapest for developers and investors. The so-called transition zone surrounding the center city also holds an immense under-used and brownfield area that could be developed into urban spaces,” she adds.

STRIKING A BALANCE

The question remains how the look and architecture of Budapest can be improved and maintained while

Eiffel Palace atrium

development takes place. “Urban development in historical areas should reflect and respect this heritage. But developments outside of the heritage ‘circle’ should also reflect their environment and location properly,” says HuGBC president Barta.

“An environmentally friendly and sustainable development has an active dialogue and relationship with its neighbors and surroundings in order to increase sustainability and energy efficiency, but also in order to integrate the community as well. For me, the look and architecture of urban developments should represent all of this,” he adds.

With regard to how city authorities and national governments should promote and facilitate the sustainable development of the city, Hornok argues for maximizing the quality of life for the inhabitants.

“Alleviating factors such as improving the cycling infrastructure and limiting car traffic at central areas can, at the same time, offer positive effects on carbon emissions too. Providing more livable, walkable neighborhoods, and quality green areas enhances the emotional and psychological wellbeing of inhabitants, and also helps improve air quality, which is a key factor in the fight against the pandemic.

“It is important to promote communitybased mutual aid networks and local businesses, and smart technologies should be applied for risk mitigation and efficient and safe service delivery. An affordable, low-carbon public transport is also an indispensable part of a sustainable city; however, in the current health crisis it can work only with the implementation of specific safety measures,” she says.

Ida Kiss argues that architects and urban planners are the minds who hold the big picture of the city development and longer-term goals. They have to lead developers towards creating a livable and not just economically, but environmentally and socially sustainable city. The lessons learnt from the current situation could drive the city towards becoming more green, walkable, cyclable and therefore, becoming more resilient. Budapest will not change much, as developments will also slowdown in the coming years, but it will be better organized and cleaner, Kiss hopes.

“As a developer with an architectural background, I have always considered developing individual buildings and shaping entire neighborhoods the greatest personal and professional responsibility,” says Attila Kovács, managing partner at Horizon Development. “Leaving your mark on the urban fabric for at least 50-100 years means that you will touch generations of people with your design preferences and the way you respect the historic setting you build in.”