Bauhaus-Universität Weimar Real estate project development WS 14/15
BLOCK T H O M A S eck 24 HOURS QUARTER Erfurt, Germany
Raíza Constança Costa de Macedo Aleksandra Kudriashova, Valeria Castiello,Marta Bacuzzi, Joachim Vogt
TABLE OF CONTENTS
Geographical location analysis ............ 4 Demographics analysis
............ 8
Economic structure analysis ............ 10 Image of the city
............ 12
Marketing analysis
............ 13
Image of Thomas Eck
............ 14
SWOT analysis
............ 15
Target groups
............ 16
Use-frequency concept
............ 17
Concept
............ 18
Masterplan
............ 19
Accessibility
............ 20
Uses
............ 21
Perspective
............ 22
Development timeline
............ 24
Prices according BKI
............ 25
Developer calculation
............ 26
Calculation results
............ 31
GEOGRAHICAL LOCATION analysis
Erfurt is in the ideal location, ...
the perfect place .. Martin Luther (1533)
ERFURT The Free State of Thuringia is a federal state of Germany, located in the central part of the country. It has an area of 16,171 square kilometres (6,244 sq mi) and 2.29 million inhabitants, making it the sixth smallest by area and the fifth smallest by population of Germany’s sixteen states. Most of Thuringia is within the watershed of the Saale, a left tributary of the Elbe. Erfurt is the capital city of Thuringia. Trough the new ICE connections Erfurt is the main city nearest to the geographical centre of modern Germany, located 100 kilometres south-west of Leipzig, 150 km north of Nuremberg and 180 km south east of Hanover.The state capital‘s central location and excellent accessibility is today highly regarded by trade fair visitors and meeting guests Erfurt becomes an attractive location for business and living in the near future. Erfurt will be a traffic not for the high speed ICE connection Berlin - Munich and Dresden - Frankfurt.
4
Number of commuters
46.257
46.527
Commuters Balance Under 1000
Under 1000
1000 -1500
1000 -1500
1500 - 2000
1500 - 2000
Erfurt’s outstanding network of transport links and its central location have encouraged the development of the logistics sector. High-speed InterCityExpress train services, excellent access to the autobahn network and the airport make the rest of Germany and Europe easily accessible. Erfurt Freight Terminal (GVZ) with its cuttingedge rail terminal provides a quick, easy interchange between road and rail. The Schaeffler Group’s European distribution centre is one of the many logistics companies lined up for the newly built ILZ business park. TNT Express, one of the world’s leading specialists in express delivery services for business customers has opened an operation at the airport. Erfurt is TNT Express’s first branch in Germany to combine a road hub with an air hub in one location – using its own freight plane. A total of over 70 logistics companies based in Erfurt provide their customers with logistical services ranging from consolidation
The city of Erfurt is presently connected to the greater regional street-network through the Autobahn connections A 4 (Eisenach- Dresden), A 71 (Erfurt-Arnstadt-Meiningen) . In addition, east of Erfurt, there is a connection to the A 4 called Erfurt-Vieselbach, which connects with the B 7 (Erfurt-Weimar) with the freight and through traffic.
5
GEOGRAHICAL LOCATION analysis
Inner city border trade streets main inner streets special service area pedestrian routes
THOMAS ECK ThomasEck quater is located in the iner city of Erfurt, close to the Central train station. It surrounded by main roads, such as Jiri-Gagarinring on the North and Loberstrasse on the West. There are several us stops around the developing area. As a result it can be seen that ThomasEck quater is well connected with the city by automobile and pubic transport. On the East area bordered by Bahnhofstrasse - the main pedestrian/ touristic arteria from the Central train station to the city. Surrounded buildings are predominantely residential, however some of them has public purposes as well ( bank, kindergarden, shops, cafes)
6
development directions shopping malls(built) shopping malls(project)
THOMAS ECK
ICE-CITY CENTRAL BUS STATION
THOMAS ECK
CENTRAL TRAIN STATION
7
demographics analysis
Along with the transformation process of Erfurt´s business structure the sociology structure changed. The former industrial manufacturing business transformed in hight-tech and innovative companies and new knowledge based business such as children’s media productions chose Erfurt as their domicile. This caused a demographic change: New people are coming to Erfurt to work, study and live. This people demand an urban contemporary environment such as single flats with very good access to transportation and urban cultural life
overall population trend
Analyzing the numbers is possible to see a decreasing trend from the nineties to 2001 and later on an inversion that brings the overall population to around 205.000 inhabitants. The birth rate is constantly rising and is approximately doubled in the last 30 years. As concerning the presence of foreigners officially living in the city, the current situation counts around 8.500 non-german inhabitants, four times more than in the nineties
8
Despite the legal entanglements result from the new system after 1990 involving the re-privatisation of numerous real estate and accommodation units, the provision of homes has still managed to recover quickly in Erfurt. Between 1993 and 1996 more than 4,600 apartments were built at 20 different locations throughout the city. Additional house building activities have already begun. The increase in inner city (re)building on vacated industrial areas due to the closure of empty sites has also played an important role in the re-building programme.
HOUSEHOLDS 14.000
http://www.erfurt.de/
2.656 5.033 8.306
1994 2003 2013
overall migration trend
The demographic situation in a number of eastern German cities has improved on the back of their strong economic performance. Upward trend ni the nigration rates is regirested of last 10 years. Also migration has seen its population rise to over 205,000 in recent years. Forecasts predict a rate of around 1,000 migrants a year by 2035, and these do not yet take into account the positive effects expected to be generated by the ICE-hub. http://www.ice-city-erfurt.de/
9
Economic strucrure analysis
2010 Erfurt was identified as one of the best locations to invest in Germany. The new ICE connections are not only for the companies interesting. The University, the triad fair as well cultural ventures in Erfurt will benefit from the new ICE line and become international attractive. Moreover, the subsidize program facilitates young people to start new businesses or big companies to settle in Erfurt. This economic structural change already started and will reach its peak with the opening of the ICE train connection.
13‘000 businesses with 134‘500 employees Employment by economic sector public service
16%
manufacture
10% 7% 14%
service
10
45%
construction
commerce
8% logistic
NETT income per month
4%
2%
Hence, many people will com for short term Projects. The demand for culture, leisure activities and urban life will increase. There will be a demand for new housings, hotels and for public spaces where people can meet after work and mingle with the citizens of Erfurt or with university students. In general many economic branches will grow. Thuringia’s logistical benefits will increase further from 2017, when two important ICE (high speed train) connections intersect in its capital city
11%
15% 20%
Avarage Rent price
avarage household size 2004 16%
10% 4 person/ household
2person/ household
33%
40m² = 356 euro
9,50 euro /m² in good location
3 person/ household
41% 1 person/ household
11
IMAGE of the city
Erfurt «... is ideally situated. There just has to be a city on a spot like this!...» In the 16th century this was the judgement of Martin Luther the great reformer. The first official reference, however, was in 742 when Erfurt was mentioned in a letter to Pope Zacharias. St. Boniface, who was a missionary archbishop, also recognised that the «Erphesfurt» location situated on the fertile meadows along the river Gera seemed as if it were predestined for a great future so that he recommended the settlement to the Roman Catholic Church as a suitable place for a bishopric. Erfurt’s colourful history goes back at least 1,250 years. Thuringia’s largest city is distinguished by several unique features such as the cathedral and the Church of St. Severus, which have now become the emblem of the city, and such as the almost perfectly preserved medieval city centre. In addition, Erfurt of today now has an excellent infrastructure on account of its airport and its ICE rail and its motorway links so that it is now a «meeting point at the centre of Germany». Erfurt is a modern thriving city that also enjoys a unique historical setting Erfurt is a proud, yet charming city located at the heart of both Germany and Europe!
12
http://www.banjado.com/
marketing analysis
Office space and services Old town Industrie, trade and Logistic Logistic and trade Messe and Media Solar and technology Univercities School
Assessing the market on a local scale there are many aspects to be regarded. The town let work out a integrated development concept for the city. The concept explains how cultural, economic and social processes are interlinked and where, through the process, demands and needs arise which poses many opportunities for future estate developments. According to the „city development concept of Erfurt 2020“ the town set the following developing GOALS for the city of Erfurt: • Development of classic culture as well of alternative and subculture with national recognition • Development of the high-tech industry and the required facilities • Development of media and particular children’s media production and the required facilities for the employees • Supporting attractive student housings • Creation of green network. • Walking and cycling routes to motivate people not to use cars. High level of administrative and services jobs create a demand for lofty stile apartments. The 46´000 Commuters are potential going to be tired of commuting and are going to live in Erfurt.
13
the IMAGE Thomas eck Thomas Eck is actually a very central district but it has an abandoned core, located close to the station. The reason is that there was a big train maintenance and storage area, which in the last years was no needed anymore. The buildings there turned slowly in a state of decay and, although they still represent the history of this plot, they just play a negative role in the image of the neighborhood. The surrounding area has a definitely fragmented image: there are houses, offices, car facilities and some small shop and restaurants. The border to the historical center of the city is formed by high-rise social housing blocks from the seventies. These huge structures and the high frequented street, part of the city inner-ring, really cuts out the area from the center of Erfurt. The southern border has also a very dividing character, both physical and visual: the railway lines doesn’t aloud any connection with the southern part of the city and the noise-protection wall next to the trucks impede to have a wider view. The potential of this area is very high because of its position: it has the chance to become the connection band between the main afflux point, the station, and the city center.
14
Strong simbol
backside facades
Fragmentation
visual barierrs
sWOT- ANALYSIS
• • • •
vicinity to the City Centre vicinity to the Central stations developed transport acsess vicinity to Stadt park
• tourism in the city • commuters in the city • new ICE-knot development (new people, new business) • kids activities • young people activities
• visuall bariers( walls, roads) • noise and vibration from trains
• • • • •
isolation of the area neglection bad reputation of te area bad qualities of free spaces lack of space for leisure activities.
15
TARGET GROUPS
Business worker • Apart-Hotel • Public space • Parking • Retail/shops • Carsharing service • Cultural center • Housing
single • Public space • Parking • Retail/shops • Carsharing service • Culture Center • Housing families • Public space • Parking • Retail/shops • Carsharing service • Cultural center • Housing
Children • Main square • Public space • Chidren center • Cultural Center
Youth • Public space • Bike services • Retail/shops • Carsharing service • Culture Center • Hostel
16
seniors • Public space • Parking • Retail/shops • Carsharing service • Culture Center • Housing
THOMAS ECK - 24 HOURS QUARTER
USE/ FREQUENCY
The uses proposed on our Project result on 24 hours frequency. As shown on Graphic, Housing and Apart – Hotel contain activities during all day long, however they are more intense at evening, night and early morning , when most of the people are not out working and studying. The Retail, office and services have a higher frequency during the working time, between 9:00 and 19:0, it also contain a lesser number of activities, such as Cafe, Restaurants, Pubs during the evening. The Kids Center has activities during the working time, with more intensity between 16:00 and 19:00, since is the time most of the parents and kids are available. On the other hand, the Culture Center has is open longer, and has different activities at day and night. The Public spaces, as well the garages can be used 24 hours. This diverse frequency and use provides a more secure and livable place, since there is always people on the area and arise the economic and social mix. This allows a higher and variety amount of people to share the same locality, infrastructure and parking in different times of the day.
17
concept
Respecting the points evaluated above we propose to develop a mixed use compact city quarter with the following character: Variety of flats to attract a big scope of citizen to establish a lively urban quarter in the center of Erfurt. A dense network of pedestrian and bicycle paths integrated and well connected with the neighborhood in order to support people using bike. Green spaces with public children playground to attract families. Establish a green encounter zone or quarter street with restaurants, bars and small retail stores to support a lively urban life. Establish a cultural center (for kids) with national vibration as a cultural hart of the quarter.
18
THOMAS ECK - 24 HOURS QUARTER
THOMAS ECK - 24 HOURS QUARTER
masterplan
HOUSING
HOUSING
HOUSING
RETAIL BUILDING
APART HOTEL/ HOSTEL
CULTURAL CENTER
RETAIL BUILDING
CAR SHARING
studio /office mixed-income housing /garden shop
mixed-income housing /bio market mixed-income housing /cafe
cultural center adults/ coworking children center/toy shop
19
THOMAS ECK - 24 HOURS QUARTER
accessibility
pedesrian access
Pedestrians play one of the main roles in the development concept. Main square of the «Thomas Eck quarter» formed from the Bahnhofstrasse serves as an invitation to the whole area.This is a public space with the facilities for different target groups: playgrounds and active fountains for children, quiet zone for adults and old people. There is a start to the main pedestrian flow to the area. People’s access from the train station reinforced by the additional way from the platforms, lined with cafes, small shops, facilities for bike service and parking.
car access
P
20
P
Differentiation between pedestrian and transport flows in the developing area allows an effective urban cooperation. Each building has a car access, which not disturbs pedestrian activity. In case of emergency pedestrian routes can be used by service transport. There are two general parking areas in the «Thomas Eck quarter»: the west spot - multistory building, with the opportunity of the car sharing, as well as rent a box; the south spot - underground parking, as a part of the Apartmenthotel building possible to use by the all residents. In addition temporary open parking lots provided
THOMAS ECK - 24 HOURS QUARTER
Car - sharing point, Car service, Car wash, Multistorey parking
uses
Studio- apartments offices on the ground floor, Garden shop
Mixed-income housing, Bio -products shop, Bio-cafe, Art shop, Restaraunt
Cultural center for adults, Educational facilities, Gallery, Children museum «Kika», Children store
Offices, studio- apartments, gastronomy, Laundry-bar
Apart-hotel with self-service facilities, Bar, Restaraunt, Hostel, Parking facility
Book-shop. Flower shop, Bike-service, Cafe, Offices Bike parking facility
Shops «to-go», Coffee, sandwiches Travel accssesories
21
perspective
Main square. cultural center
22
perspective
central pedestrian street
23
development timeline
15 YEA
15-20 YEARS • Construction of the second group of housing • Retail building • Car sharing/ Parking multistorey building
15
10-15 YEARS • Demolition of the industrial buildings • Construction of the Apart-hotel • Construction of the first group of housing • Increasing space for the car sharing service
0-5 YEARS • Construcrion of the new traffic structure • demolition of the old buildings on the Bahnhof strasse • Formation of the public space
24
+
10 YEA
10
5-10 YEARS • Construcrion of the buildings with the most attractive function: cultural center, public spaces • Temporary use of the existing industrial buildings • Introduction of the car sharing service
- constu housing, sharing m
5
+
- demoli and cons +
- increa service
5 YEAR
- constr the most - tepor industria - introdu START
structure - demoli station
prices according BKI
Tabelle1
Calcualtion buidling costings/m², prizes according BKI Function Prize 2005 Residential (Wohnhäuser mit Mischnutzung einfacher Standard)
with index
850
1057
with local factor
Offices (Geschäftshäuser Baulücke) Culture space (Gemeindezentrum hoher Standard) Apart Hotel (Alten und Pflegeheim mittler Standard s420)
1250
1554
1393
1530
1902
1705
810
1007
902
Retail
1250
1554
1393
69
86
Bauland
Formel zur Berechnung der prozentualen Veränderung:
index change
local factor
124,34%
1
25
developer calculation developer calculation A. land acquisition reference value basis of calc. real estate
site
price
costs
amount 46 928 m2
90,00 €/m2
4 223 520 € 4 223 520 €
costs for real estate notarisation
costs for real estate
1,00 %
42 235 €
tax
costs for real estate
3,50 %
147 823 €
courtage
costs for real estate
5,50 %
232 294 € 422 352 €
additional costs for real estate
4 645 872 €
sum land acquisition costs B. land preparation
500 000 €
demolition
0€
decontamination infrastructure provision
100 000 €
release from obligation
0€
other costs
0€ 600 000 €
sum land preparation
C. building costs 1. direct building costs (KG 300+400+600 nach DIN 276) m2 GBA
26
residential offices
10 873
price €/m2 GBA 947
costs 10 296 731 €
7 563
1 393
10 535 259 €
600 000 €
sum land preparation
C. building costs 1. direct building costs (KG 300+400+600 nach DIN 276) m2 GBA residential
price €/m2 GBA 947
10 873
costs
BRI = 7.948,92 m3
10 296 731 €
offices
7 563
1 393
10 535 259 €
cultural
10 400
1 705
17 732 000 €
apart hotel
11 167
902
10 072 634 €
retail space
4 399
1 393
6 127 807 € 54 764 431 €
sum C1 reference value basis of calculation
price
costs
amount
parking space
quantity
50,00
2 500,00 €
125 000 €
garage
quantity
0,00
0,00 €
0€
underground parking space
quantity
100,00
10 000,00 €
1 000 000 €
release of parking space
quantity
0€
0,00
1 125 000 €
sum C2 exterior features
(2.700-1.900)=
50,00 €
10 000,00 m2
500 000 €
provision of exterior features 500 000 €
sum C3
56 389 431 €
sum C4 (C1+C2+C3) unforeseen events
Summe C4
56 389 431,00 €
1 691 683 €
3,00%
1 691 683 €
sum C5
58 081 114 €
sum direct building costs 2. additonal building costs reference value sum additonal building costs sum building costs
price
basis of calc.
amount
sum direct building costs
58 081 113,93 €
costs 12,00%
6 969 734 € 65 050 848 €
27 D. projekt management fee
developer calculation
28
29
developer calculation
30
calculation RESULTS
ThomasEck Key Costings calculation with GFA (gross floor area)
1. Residential and apart hotel
2. Office and retail
Inhabitants: 500
Workplaces: 480 jobs 12´000m2 office and retail for 10 EUR/m2 Calculation workplace:12´000 m2 25 m2/workplace = 480 jobs
Apart hotel flats: 220 rooms, size: 30 m2, rent/m2: 11 EUR, rent/flat: 360 EUR Rental flats: 200 flats, size: 65 m2, rent/m2: 9 EUR, rent/flat: 585 EUR
Base for the rent/m2 calculation: source: Mietspiegel 2014, Erfurt 49 – 75,99 m2 = 6.5 bis 9.50 EUR
Base rent/m2 calculation: „Hervorzuheben ist die Wertsteigerung der Einzelhandelsimmobilien in der 1A-Lage. Über 60 Prozent legten die Immobilien im Vergleich zum Jahr 2001 zu.“ Source: http://www.mietspiegel.com/
Total investment: 76 million EURo Multiplier: 13,8 rent per annus
3. Cultural space Size: 10´000m2, Rent 62´300 EUR
31