FILLING JONATHON SHARMA ROSS WHITTLE MICHAEL BATES-TRACEY
THE
GAP
MASTERPLANNING
HAMBURG
01/02 03/06
CONTENTS / EXECUTIVE SUMMARY SITE ANALYSIS & DESIGN PRINCIPLES
HAMBURG OVERVIEW CHOSEN SITE - EXISTING SURROUNDING CONTEXT DESIGN MANIFESTO
07/09 -
PROPOSED PROGRAMME OF USES & ACTIVITIES
10/12
-
THE MASTERPLAN
13/16
-
PRECEDENTS & DESIGN STUDIES
17/18 19/26 -
PROPOSED USE COMPARISON TO EXISTING AREAS CITY OVERVIEW SITE OVERVIEW MASTERPLAN ANALYSIS
PRECEDENTS MONTAGES DETAILED STUDY MATERIALITY
SCHEDULE OF DEMOLITIONS / PHASING PLANS APPENDIX
CONTENTS
EXECUTIVE SUMMARY Hamburg is a port city situated on the river Elbe. It is the second largest city in Germany and the eighth largest city in the European Union. With a population over 1.7 million people and growing to 1.9 million by 2030, it is a city that is constantly developing, changing and adapting. The official name reflects its history as a member of the medieval Hanseatic League, as a free imperial city of the Holy Roman Empire, a city-state, and one of the 16 states of Germany. Before the 1871 Unification of Germany, it was a fully sovereign state. Prior to the constitutional changes in 1919, the stringent civic republic was ruled by a class of hereditary grand burghers or Hanseaten. Our project aims to develop an area of post industrialised land in the Veddel area to the south of the Elbe, it is located between the new IBA development and the city centre (roughly 30 minutes walk from each). Within this report we have utilised graphic design to express our ideas and thoughts on how the area should be developed in the coming years. Our initial research looked broadly at the historical context in which the area sits, by exploring this further we believe we have developed a sensitive design approach that should match the growing needs of the city and its population.
3 / SITE ANALYSIS & DESIGN PRINCIPLES HAMBURG OVERVIEW
CHOSEN SITE - EXISTING
1660
Most of the built landscape exists within the cities defensive walls, this no doubt was due to the thirty year war which affected most European cities between 1618 and 1648. Citizens living outside of the walls prior to 1618 would have moved into the defensible area and would have likely made their lives there.
1790
Continued development to the north east of the city centre, constructed began during the thirty year war over 150 years earlier, this most likely being the first large scale urban plan to be thrust upon Hamburg. Our chosen site (Veddel) looks like it was sub divided into landowners plots, possibly used for the production of beer, the city’s main export.
1910
LOCATION
Hamburg is located in the north eastern region of Germany, it is a port city whilst still being 40 miles from the coastline. Its rich heritage of import and export has allowed its infrastructure to flourish and so is still one of the leading European ports to this day.
SITE ANALYSIS & DESIGN PRINCIPLES / 4
This map pre dates WWII and shows clear signs of development on the Veddel site. Road infrastructure is in place and rail routes have been bridged across on the south end of the site. Stronger links have also been made with the city centre as the large Elbe bridge is shown.
1725
In 1725, there was little change in the development of the city. You can start to see development to the East with the new city wall created just after the thirty year war. The central city fortifications are still in place and enclose part of the river Alster as before, this ensured a steady supply of water was available during war times.
EXISTING SITE
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1893
Political unrest during the early 1800s led to a senate being formed, this governmental body would have undoubtedly had a huge impact on the further development in and around the city. Areas to the East of the city centre in 1893 show expansion and urbanisation, the ‘Veddel’ site still has large areas of open ‘green’ land.
1944
The RAF mapped the city along with its surroundings showing the extent of bomb damage during WWII, both the UK and the USA heavily bombed the port as shown in this map. Many buildings of note were rebuilt, the sites Veddel and Bille did not contain a great number of notable structures and so these were only built on in later years.
Whilst walking around the site we noted each building we saw and recorded details of those that we believed to be of heritage and architectural value. It just so happens that within the confines of the site edge red shown here there is very little in the way of notable buildings worth keeping. Below is a list of highlighted buildings, views and zones that we felt should be noted so that the quality and style of architecture was recorded. 1 - There are two bridges in this image one of them being the main rail route into and out of the city for both freight and passengers. 2 - One of Hamburgs many air raid shelters, during WWII these structures were left untouched by RAF and allied bombers to allow refuge for civilians. 3 - The Barry Callebaut cocoa processing plant, we have noted this as one of the few remaining successful industrial facilities in the area. 4 - An example of the unused buildings on the site, this one makes little use of the footprint it is offered taking up only a single storey. 5 - The view out to one of the river inlets, from our research we found that this was no longer in use. 6 - A building we have aptly named ‘the Castrol building’ is located in the southern area of the site, as far as we could tell this building is being used as a distribution point along with office space.
5 / SITE ANALYSIS & DESIGN PRINCIPLES
SITE ANALYSIS & DESIGN PRINCIPLES / 6
SURROUNDING CONTEXT VEDDEL RESIDENTIAL
HAFENCITY
DESIGN MANIFESTO
SUMMER OLYMPICS 2024
HOMELESSNESS IS THE VISIBLE FORM OF TRUE POVERTY
To prevent a permanent problem from emerging a new housing policy must be developed — with social and political perspectives. With this in mind, Bundesarbeitgemeinschaft Wohnungslosenhilfe (BAG), a labour organization which aids the homeless, has demanded that the Federal Government and State create structures to help communities develop a more socially-aware housing policy, creating cheaper housing and integrating the homeless into mainstream housing as opposed to ghetto-like overcrowded lodgings. - Barbara Stamm, the Bavarian employment and social affairs minister, 2015
MANIFESTO
Just west of our selected site is a residential zone pinned in between a large motorway and a busy railway. The motoway has a large exit into this area which is used mainly by articulated vehicles to access our site and more industrial units to the east. The blocks were constructed in the 1920's in an expressionist brick style. The community is relatively self serving with a few small shops, a fire station (covering this area and further south) and several open spaces. From a demographic point of view the site houses mainly lower income families and immigrants. This is something we see in every riverside city, one side will usually take priority due to its connections with the rest of the country. Below: Examples of the expressionist brick apartment blocks in the 1920's Veddel residential area.
On the north edge of the river Elbe is a new apartment development that has reclaimed land from an unused area of warehousing. Where possible historically significant buildings have been utilised and converted - the Elbphilharmonie is an example of this, its 'base' (lower 6 stories) was once a riverside warehouse. The new apartments were met with some controversy as they do not offer social housing, it seems to be an attempt by landowners and developers to monetise the desirable location. Areas of HafenCity utilise a courtyard layout to breakup the apartment blocks,this allows free movement throughout. The architects have also considered the need for density and so have cantilevered some buildings to reduce the amount of redundant land. Below: HafenCity apartment blocks and examples of the cantilevering structure to create open walkways.
Hamburg will hold a referendum in November on whether the city actually wants to hold the games, but the early signs are promising, 20,000 people recently joined a torch-lit march to demonstrate their support. Bidding to stage the Olympics for the first time, Hamburg proclaims itself as Germany's 'sportiest' city and a recent survey revealed 80.5% of men and women in Hamburg take part in at least one physical activity each week. Hamburg is also proposing a carbon neutral Olympics with venues within walking distance of each other. "We want to show that sustainability - environmentally, socially and economically can give a decisive edge towards Hamburg's success," city environment senator Jens Kerstan. Below: Renderings of the three main sections in the proposed Olympic park, the stadium, village and media/visting buildings.
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The below conditions should be the driving force behind our design The GDP (gross domestic product) of an employed person in Hamburg is manifesto and must also affect every decision in relation to the master €50,557, the nation average for Germany is €29,465 [6]; Hamburg has the planning in Hamburg. highest economic power per employee outside of Munich. We have no concern as to the economic viability of a large scale masterplan Population within the port city. Germanys population is decreasing, early estimates (from 2006) show a drop from 85 million people to anywhere between 70-75 million people by Olympic Bid Hamburg is currently a contender to host the 2024 Summer Olympics. the year 2050 [1]. By 2030 the population in Hamburg will have increased by 150,000 to 1.9 Early master planning shows the site arranged with the main stadium located million people. closest to the river, various other stadiums have been placed around this, Angela Merkel, Germanys current prime minister, vowed to accept over the accommodation zone is pushed back towards the Veddel site [7]. 800,000 refugees within the next 12 months starting in August of 2015 [2]. Our project is based on the assumption that Hamburg wins its Olympic bid. We forsee more acts of mass migration like this in the future. The Edge and Public Space Homelessness With the site being situated close to a body of water we see it as important 860, 000 people are homeless in Germany, 269, 000 of which are that the edge is retained and that it be used for public activities. immigrants from prodimanantly Eastern European Countries and Western Asia, Syria. Liveable City In 2008 Hamburg citizens made 58% of journeys by foot, bicycle or public Water Levels transport [8]. The city must be able to withstand a sea level rise of +8.00m [3]. We expect to make bicycles (or similarly green options) more accessible Sea level rise [4] and erratic weather due to global warming will push the architecturally – wider cycle paths, better connections with the city and river Elbe over the withstandable +8.00m sea level more regularly. less focus on car routes. Where possible, buildings should sit on ‘floating’ foundations. If this design standard cannot be met then the lower floors of new buildings should be Current Users designed to withstand severe ‘100 year floods’ numerous times within the Current site users will face higher taxes and strains on infrastructure in buildings lifespan. 2024 with the Olympic games. The area will need to be developed beyond its current industrial use. Economic Situation Germany is in a financially strong position, it is currently listed within the Density top 20 countries ranked by GDP as per The International Monetary Funds Our proposal will have a density more similar to that of HafenCity and will rankings [5]. use space more intelligently rather than decrease the size of apartment.
7 / PROPOSED PROGRAMME OF USES & ACTIVITIES PROPOSED USE RESIDENTIAL
As can be seen in the following diagrams, most of the buildings on site will be multi use, making the most of a public threshold. Residential apartments and housing will be situated throughout the site, larger blocks will be placed to the waterside to make the most of the river view available to them. Apartments will be situated throughout the buildings apart from certain public spaces where the ground floor will be reserved for commercial ventures.
COMMERCE
Shops, bars, cafés and restaurants will line the lower ground floors of the apartment buildings where they are suited to finding passing business. This includes parts of the edge and the central ‘hub’ of the site, as part of the masterplan we will insist that the lower ground floors be fully convertible so that if demand rises for a particular type of commercial unit this can be made available with minimal structural changes to the overall building.
PROPOSED PROGRAMME OF USES & ACTIVITIES / 8
PROPOSED USE
INDUSTRY
As will be mentioned later in this report the urban design scheme presented here will retain a few industrial buildings. The Barry Callebaut cocoa processing plant will be expanded to replace the ‘tin shed’ warehouses that will have to be removed. Several over industry buildings have been added to the site but are located away from the available views, this therefore confines them to the lower south west corner of the site (nearest the motorway and main road).
PARK / GREEN
The green space within the site will be pushed towards the side of the motorway, this will double up as a viewing area and sound barrier to the edge of the busy road. The design of the area calls for a free movement of people on site, this green zone will act to encourage users into the area and will also act as a soft barrier (between the built environment) for those entering. Much of this park will be filled with trees to again dampen the sound created by the motorway.
LINKS
Early in the planning stages of our urban design we knew that it was important to have a connection out to the rest of the city, this encouraged us to branch out with routes that spanned over the river taking the existing bridge as a framework to build on. Links were also a big idea with underground penetrations below the motorway, these could follow the network of vistas that we had set and could also act to reinforce them in some places.
THE EDGE
Much like the green open space, that we deemed necessary, we felt that having a walk-able promenade around the site was important, it would also act to strengthen the defined edge of the site against the water. Having buildings butting up to the side of the river was therefore not an option we wanted to consider. The edge would allow people to exercise, play and spend time with their families or friends, it was to be an area for community.
9 / PROPOSED PROGRAMME OF USES & ACTIVITIES
THE MASTERPLAN / 10
COMPARISON TO EXISTING AREAS - SEE MAP FOR LOCATIONS
HAFENCITY
[1]
The area identified here as ‘HafenCity’ includes only the newly zone built on the waterside. HafenCity is the main part of the plan to ‘cross the Elbe’, town planners have pushed new developments up to the waterfront in an attempt to populate them and to eventually move the city over to the southern Elbe bank. The area is situated 2.0km from the Binnenalster front, 8 minutes by car and 25 minutes on foot. When walking around the area you find that routes seem to ‘leak’ out into open zones. The desired effect is to have you use those small squares, however, as you experience the space there is no sense of being within a built environment, each building is like an individual monument alone on its plot.
MUNDSBURG
[2]
The Mundsburg station drops passengers off at a busy intersection between the B5 (which makes up part of the Hamburg ‘ring road’) and the Mundsburger Damm a road which leads into the city centre. For comparison, the Mundsburg area is 3.2km from the Binnenalster front, 9 minutes by car and 42 minutes on foot. Key nodal points include: the station, theatre and shopping centre, all of which are located within eye site of each other, this leaves you with little scope to leave the immediate vicinity. The plan shown here is driven by its road form, it insists that other streets radiate out around. This creates a series of triangular block formations further south in the area.
CITY OVERVIEW
SCHLUMP
[3]
HAMBURG
The area surrounding the Schlump station is situated in the North Western part of Hamburg. It is situated 2.6km from the main promenade on the Binnenalster; an 8 minute drive or 31 minute walk. There are two main roads crossing the site, the Schröderstiftstraße which links onto the A7 taking you to Demark and Sweden, and the Bien Schlump, more of a linking road between carriageways. The area is mainly populated with residential blocks, the containment ratio for these is very low and so allows cars to park freely on the side of the roads. Many roads have wide footpaths, usually this would isolate pedestrians however the roads are quiet enough to allow you to cross at will.
2 3
1
To give an overall view of the site we have produced this map, using coloured levels it easily allows you distinguish what each area of the city has to offer. Our site is situated in the south eastern corner of this map; from the Binnenalster it is 5.5km (13 minutes) by car and 5.1km (21 minutes) by bicycle. For the sake of continuity we have shown our proposed site on this map, the density has been carefully planned to match that of the more successful urban areas such as the north west (near Schlump station).
KEY Buildings Park/Open Green Water Roads Railways
CIRCLES KEY
NOT TO SCALE
City Centre HafenCity 2024 Olympics Veddel Residential Project Site
11 / THE MASTERPLAN
THE MASTERPLAN / 12
SITE OVERVIEW
MASTERPLAN ANALYSIS
MASTERPLAN
Choices that affected the masterplan design have been broadly written about in the previous pages and so this description will focus on the earlier designs (FIG 1-3). FIG 1 - An early sketch utilising the vista layout we had selected at the time. The site was to be a continuation of the Veddel residential scheme to the west. It should be noted that this plan is to be taken lightly as it was done as a sketch without a scale ruler in hand. FIG 2 - This plan was the first that started to utilise a true scale when defining the edge of the built form on the site. The vistas were again used to drive forward planning but little consideration was given to road width and spacing between blocks. FIG 3 - Having ironed out some of the issues found in FIG 2 we made the error of highlighting almost every public and private zone as ‘green space’. Green space doesn’t allow for true masterplanning, it just acts as a blanket solution to cover land.
FIG 1
PUBLIC / PRIVATE NOT TO SCALE
FIG 2
FIG 3
One of the clearer maps that we produced analyses the relationship of the buildings and their respective courtyards to the public space that divides up the site. This graphic allows you to see the street form more clearly, you can even start to see the reasons for the decisions in the planning phases of this proposal.
VISTAS
Our site layout was derived from a series of vistas that we determined would run through the site. Many came from the newly proposed Olympic park, one from the train station (which led south west through the Veddel residential area) and the other came from the large traffic bridge over the river Elbe.
ROADS
Roads through the site were driven by the need to connect views out to other areas, these follow the lines of the vistas. This digram highlights the use of each road, red being for normal vehicular traffic, orange for limited traffic (pedestrians and cyclists take priority) and green being for foot traffic only.
13 / PRECEDENTS & DESIGN STUDIES
PRECEDENTS & DESIGN STUDIES / 14
PRECEDENTS
MALMO, SWEDEN [1]
VAUBAN, GERMANY [2]
MONTAGES
BRONX, NEW YORK [3]
SITE VIEWS
FIG 1
FIG 2 Malmö is the third-largest city in Sweden, with a population of 280,000. It is perfectly situated along the straights separating Sweden from Denmark and linking the North Sea to the Baltic. In 2000, Malmö became Sweden’s principal point of entry with the opening of the ‘Öresundsbron’, the bridge over the Sound that connects Sweden to Denmark. Similar to Hammarby, Bo01 was realised on a former industrial estate/port where the ground was polluted. The Bo01 district is supplied by 100% renewable energy and serves as an example for sustainable urban renewal far beyond Sweden’s borders. Bo01 represents the first step in the process of transforming the 160 hectares of industrial estate and port. When completed, the area will offer homes to 30,000 people. [1] - http://www.urbangreenbluegrids.com/projects/bo01-city-of-tomorrow-malmo-sweden/ [2] - http://www.ellenmacarthurfoundation.org/news/vauban-a-pioneering-community-ingermany
Located 5 kilometres South of Freiburg’s town centre, Vauban was built as a sustainable model district, set somewhat symbolically in the grounds of a disused military base. Today, it hosts a community of around 5,500 inhabitants and 600 jobs. It is the result of the combined efforts of the local government and a group of building owners. All the houses and buildings were designed to have the lowest energy consumption possible, and at least 100 of them meet the very strict “Passivhaus” (passive house) standard. Where heating is required, wood chip burning and cogeneration (CHP) are used, and the neighbourhood makes great use of solar power: the Solar Settlement, within the district, is a group of 59 homes which became the first housing community in the world to display a positive energy balance, hence complying with Rolf Disch’s PlusEnergy concept. In 1994, Disch built the first positive energy house and coined the phrase – Passivhaus. In Vauban, the excess of electricity produced is sold to the grid, generating an income for the residents.
This mixed-use complex provides healthy, affordable urban living for low- and middleincome residents of the South Bronx. Built on a former brownfield site, the project comprises three building types: a 20-story tower, a 6- to 13-story midrise duplex apartment component, 2- to 4-story town houses, 222-unit complex includes. Large windows, typically on two exposures, allow cross-ventilation and provide abundant daylighting. The garden begins as a courtyard on grade and steps up through a series of south-facing roof terraces. The terraces, many of which are accessible to residents, feature a small apple orchard and plots for growing vegetables while also providing storm water control, enhanced insulation, and mitigation of the urban heat island effect. Rainwater is collected and recycled for irrigation.
FIG 3
[3] - http://www.bustler.net/index.php/article/winners_of_the_2013_aia_housing_awards
FIG 4
When designing the site layout we didn’t just want to produce a series of plans that would show street form but miss out all of the other keys elements, those as simple as what it would feel like to be near the area. We overcame this by producing a series of montages both digitally and by hand (with watercolour). The main computer generated montage here depicts a view down the east side of the site which we aim to populate with recreational activities. FIG 1 - Proposed view out towards the river from the western side of the site, the view should focus the attention of the pedestrian towards to green park on the opposite side of the Elbe. FIG 2 - Proposed render of the landscaping on the western edge of the site, boulders will be used to retain the edge. FIG 3 - A similar perspective to the larger digital version on this sheet. This view was actually used to create the digital image. The view shows the desired look of the site with a step down to the waterside in the centre. FIG 4 - The western edge of the site will utilise a hard edge of built form to solidify the location of the old bomb shelter.
15 / PRECEDENTS & DESIGN STUDIES
PRECEDENTS & DESIGN STUDIES / 16
DETAILED STUDY
DEVELOPED AREA
As part of the short lived masterplanning exercise we produced a detailed view of the north eastern most corner of the site. This area is to be mainly populated with recreational activities, as part of our research we found that the river Elbe is used like a sea shore is with people swimming and sun bathing - this is what we have designed for. Below are a series of precedent images that we have worked towards when designing this recreational zone of the site. All of them include public areas (walkways) but also have more secluded zones in the form of drop down piers.
MATERIALITY
STRUCTURES
Buildings within the site will need to utilise a variety of materials, the aim is to have them all speak the same language but with different dialects, so to speak. This will allow you to view the site holistically but will give the impression that each building is separate and can be read architecturally on its own. Brick should be used within the site to highlight those buildings of particular importance, this will be our ‘stand out’ material and will not be used widely. Metal cladding, in various colours, will be used as a standard material to bring the separate structures together, it allows buildings to be more lightweight and environmentally friendly due to its re-usability at the end of its lifetime. It almost goes without saying but green roofs are a must, they provide a private garden and excellent thermal insulation.
BUILT ENVIRONMENT
As part of the scheme we have included large areas of public space which have been highlighted as ‘edge’ and ‘green space’, these were critical to the success of the design and were key to bringing outsiders (our transient population) to the area. We have proposed the use of large stone boulders to soften the edge with the water but also make it a habitable zone, these boulders will also act to slow (if not stop) the erosion of the site edge. The next consideration was what we want site users to be walking on, around the edge there should be the feeling that you are on a board walk, and so certain areas will direct traffic with the use of treated wooden boards. Paving is to be used throughout the site, this should give the impression to car users that they are intruding on pedestrian space. Devices can be used to slow traffic in these areas, raised bumps often make drivers more aware of the wear on tyres.
17 / SCHEDULE OF DEMOLITIONS / PHASING PLANS DEMOLITIONS
BUILDINGS TO BE RETAINED
There were several buildings that we believed were worth retaining on the site, most belonged to the Barry Callebaut cocoa processing plant however the other was the ‘Castrol building’. Many of the other buildings on site were what could be considered ‘tin sheds’ with little to no architectural value, for ever one that was being used (when we visited - twice midweek) we found at least three that were empty. In our scheme we have proposed the Castrol building be used for industrial purposes due to its locality to the main road running through the southern half of the site. The Barry Callebaut plant will also be retained as an industrial area, we have proposed to ‘dress it up’ with the addition of a low level public walkway on the waterfront and a new warehouse facility to the east. Most of the goods produced by the factory are dispersed by road and so our design has had to respond to this with the allowance of a wide road running up through the middle of the site.
SCHEDULE OF DEMOLITIONS / PHASING PLANS / 18
PHASING PLANS
PHASING PLAN
There will be three phases to the redevelopment of the Veddel area, these will be broken up within themselves, the three sections are highlighted in this key:
Retained buildings - Phase 1 Motorway works - Phase 2 New build structures - Phase 3
19 / APPENDIX
APPENDIX / 20
POLICY CONTEXT
POLICY CONTEXT
FIG 1: The current short term solution for homelessness in Hamburg
FIG 2: A decade after Greece’s 2004 Olympic Games many of its once-gleaming Olympic venues now lie abandoned.
hamburg-wochenblatt.de
theguardian.com
‘Filling the Gap’ is an urban design scheme based on Hamburg winning the 2024 Summer Olympic Games bid and the continued redevelopment of the docklands in HafanCity.
Regeneration in this example using UK planning policy, combines the national planning authority with a local planning authority and wants to promote a regeneration initiative for a large managed-workspace and residential complex, maintaining its few historic industrial buildings and demolishing and redeveloping the large disused, derelict sites. Important design objectives are to be promoting character, ease of movement, adaptability and diversity. Improving the public realm will also help to promote positive change. In drafting design policy and supplementary planning guidance, (SPG) thought has been given to how the various aspects of form deliver the important objectives:
POLICY CONTEXT
The Veddel site is intended to contribute towards Hamburg’s need for more residential areas in the city through a community approach that reduces the number of homeless people within the city, houses many of the refugees entering Germany and addresses the general increase in population of the city. The approach will be achieved through, in most cases, compulsory purchasing of the existing derelict industrial units on the site and integrating social housing with private investors in a healthy environment. The mixed use area will allow the inhabitants to live comfortably, contribute to society and when applicable, rehabilitate themselves in such a way that makes a positive impact on the city. The linkage to the proposed Olympic bid and the existing residential area of Veddel will ensure that, post Olympic Games, the area remains a prevalent, appealing area to inhabit and thereby avoiding the common outcome of the capitalist driven approach of an Olympic development where often it becomes a redundant unused space on the fringe of a city. The focus of this report is based on the urban design objectives outlined in: https://www.gov.uk/government/uploads/system/uploads/attachment_data/ file/7665/158490.pdf
• • • • • •
The proposed urban structure responds to the existing Veddel settlement pattern west of the site and creates a clear hierarchy of routes and spaces; Through subdividing large sites into development blocks and sites can encourages mixed uses; Density guidelines can be framed to take full advantage of accessibility to local public transport; The height of new buildings relates to the existing scale of development in the area, avoiding overshadowing existing residential areas; The massing of new development respects the scale and building forms of the historic industrial buildings; New development can be successfully integrated into the landscape.
FIG 4: Existing bridge across the Veddel site to incorporate a new Bicycle link across to the city centre
FIG 5: Photo montage showing how the edge may be used in the site to engage the public and frame views across the River
FIG 6: Photo montage showing the relationship between the different blocks incomporate the public realm, green space and framing of key views
“THINKING ABOUT URBAN DESIGN”
Objectives of urban design
“Good urban design is rarely brought about by a local authority prescribing physical solutions, or by setting rigid or empirical design standards but by approaches which emphasise design objectives or principles”[1] Objectives of urban design
Character A place with its own identity The masterplan proposal taps into the existing links to and from the city centre through pedestrian and vehicular routes, including the Veddel train station. However, the proposal reinvents the area using the public realm to weave the use of the site into a place that you no longer pass through but now visit as a purposeful destination. The architecture will reflect the themes of the site and the character will be formed through its inhabitants.
social interaction between inhabitants and visitors of the site. More central to the site, public routes frame views and guide people to public squares that have a flexibility of use that engages with the public.
e.g. shops, restaurants etc. Floors above ground will be primarily used as residential areas. Like any mixed use masterplan, the success is based on the popularity from the public. To ensure adaptability, the public realm is spread across the site. Diversity A place with variety and choice The combination of green space, hard landscaping, riverside activities and the urban fabric help the masterplan, as intended, encompass a number of reasons to go to the site. It has appeal across all seasons and promotes social interaction.
Successful streets, spaces, villages, towns and cities tend to have characteristics in common. These factors have been analysed to produce principles or objectives of good urban design. They help to remind us what should be sought to create a successful place. There is considerable overlap between the objectives and they are mutually re-enforcing.” [1]
Ease of movement A place that is easy to get to and move through The existing motorway and train station dissects the site, making the area already easily accessible. A continued push to create carbon neutral, sustainable developments has meant more focus has been put on linking the site with cycle routes to and from the city centre. Movement through the site is also addressed through varying scale of streets and framed routes in and out of site.
Continuity and enclosure A place where public and private spaces are clearly distinguished The block formation of the proposal provides clarity to the public and private areas of the site and provides clarity of the main routes through the site. A variation of street widths and squares create areas of varying enclosures that reflect in the use of the site e.g. A busy high street differs from the main vehicular route through the site.
FIG 3: Bicycles for rent are available across the city.
publicdomainpictures.net
Quality of the public realm A place with attractive and successful outdoor areas The public realm plays a key role in the success of the proposal. The riverside areas (the edge) have been made completely pedestrianised for the public and encourages
Legibility A place that has a clear image and is easy to understand The clear need for residential areas within Hamburg has been identified. Malmo in Sweden has proven how a sustainably driven, mixed use residential scheme works. The Veddel proposal is looking to replicate this idea and engage with the public realm to ensure that the site won’t just be used by the residents of the site but will also bring people to the site from all over the city. Adaptability A place that can change easily The intended use of the site is to have publically accessible areas on ground level
References [1] GOV.UK, Department of the Environment, Transport and the Regions. © Crown Copyright 2000. p. 14
21 / APPENDIX
APPENDIX / 22
SUSTAINABILITY
SUSTAINABILITY
FIG 1: The Marco Polo terraces tilt in different levels to the water.
FIG 2: A dense net of foot- and bicycle paths provide a sustainable traffic.
FIG 3: Illustration of Hamburg 2024 Olympic bid plans
FIG 4: Via Verde - The Green Way; Bronx, New York
FIG 5: Place St. Annen, Brooktorkai
FIG 6: Magdeburg Harbour, Elbtorquartier
hess.eu
hess.eu
gamesbid.com
bustler.net
hess.eu
hess.eu
Sustainable development Defined by the Brundtland Commission (1987, and quoted in PPG1) as ‘Development which meets present needs without compromising the ability of future generations to achieve their own needs and aspirations’. The UK’s strategy for sustainable development “A better quality of life” was published in May 1999 and highlights the need for environmental improvement, social justice and economic success to go hand-in-hand. [1]
Over the last two decades, these changes have been manifested in a variety of ways, including alterations in transportation infrastructure, sustaining green spaces within the city, building codes and innovations for greater efficiency, and promotion of individual behaviour changes.
With regards to ‘Filling the Gap’ Veddel masterplan design will embrace all the regional sustainable infrastructures in place as mentioned above, however, will also push for sustainability on a local scale:
Grimshaw Architects. The Green-Living Concept entails: 66 kW building-integrated photovoltaic system, onsite co-generation, green roofs, community vegetable gardens, green interior finishes, rainwater harvesting and drought-tolerant vegetation, which earned the complex LEED NC Gold certification. [5]
sustainable future, it highlighted; increasing prosperity, reducing inequality, increasing employment, improving public services, better health and education, tackling crime and antisocial behaviour. [7]
References [1] GOV.UK, Department of the Environment, Transport and the Regions. © Crown Copyright 2000. p. 93 [2] GOV.UK, Department of the Environment, Transport and the Regions. © Crown Copyright 2000. p. 8 [3] http://earthzine.org/2014/04/11/greening-hamburg-a-model-for-sustainability/ [4] http://gamesbids.com/eng/featured/hamburg-2024-reveals-bid-details-withfocus-on-a-green-olympics/ [5] http://www.greenroofs.com/projects/pview.php?id=1609 [6] http://inhabitat.com/8-ultra-low-energy-passive-buildings-around-the-world/ [7] http://eprints.lse.ac.uk/28313/1/CASEreport23.pdf
SUSTAINABILITY
The Veddel urban design proposal aims to create a sustainable development with conditions for a flourishing economic life, a prudent use of natural resources and social progress. The proposal creates a lively place with distinctive character; streets and public spaces are safe, accessible, pleasant to use and human in scale; It is a place that inspires. [2] Hamburg was declared the 2011 European Green Capitol by the European Commission and has spent decades working to improve the quality of life for its residents while shrinking its ecological footprint. The movement toward being green, the HafenCity Project, centres around two main hubs: inner-city development to encourage shorter commutes and diminish sprawl, and encouraging industry to promote environmental actions beyond those designated in standards and legislation.
Changes in individual behaviour are encouraged in a variety of ways. Disincentives include high taxes on gasoline, while incentives include rent-able bikes, installation of charging stations for electric vehicles, and close proximity to buses or subways — 99 percent of the city’s inhabitants live less than a quarter mile from public transportation. However, Hamburg is not done re-imagining itself as a city. As a major industrial centre and port, it has to find a balance between business and its ecological goals and has begun by striving to create an ecologically sound foundation from which to build. In “Clean Break,” Earthzine’s Osha Gray Davidson compares a trip across Hamburg to “visiting the launch pad of Germany’s renewable energy revolution.” The description seems to fit well with the goal of Hamburg’s policymakers and stakeholders — that their innovations will serve as a model for other cities seeking to follow a more sustainable path. With more than 1.8 million residents, Hamburg is the second-largest city in Germany, so its stride toward a less carbon-dependent future makes a considerable difference toward the country’s overall goals. [3]
Transportation/Carbon Neutral Although a motorway runs through Veddel, separating the east side proposal with the west side Olympic site and existing residential area. New clearly marked cycle routes will link the sites together and bridge across to the city centre, through the introduction of a cycle path built beneath the existing vehicular bridge. Pedestrian routes will also be the main focus to the proposal, as the scheme is attempting to replicate the carbon neutral aims of the Olympic Games. To achieve this, in the face of hundreds of thousands of guests and corresponding traffic issues, Hamburg says it is considering a climate levy, making the downtown area of the city a car-free area during and beyond the duration of the Games. [4] Photovoltaic’s and Green Roofs As the development proposes a large number of building blocks, the scheme is aiming to incorporate as many photovoltaic systems and green roofs to the buildings as possible, unless the use of the building restricts it. A successful example of the approach to sustainable roof design can be seen in the multi-use building complex in Bronx, New York City, New York designed by collaborating architects Dattner Architects and
Materiality Very little of the current buildings on the site have any architectural merit and are neither built from any materials that could be reclaimed and used for the build of the new proposed buildings. However, in order to reduce the carbon footprint of the fabrication of the proposal, efforts will be made to source the materials from the local industries to the east of the site where possible. Additionally, A “passive house”, from the German passivhaus, concept, will be the approach to the way in which the buildings are constructed and have proven to be an extremely energy-efficient manner in which to have a little affect on the environment. A true passive building not only demands very little energy for heating, cooling and electricity, it also wastes almost no heat or air through leakage. [6] Community/Live-Work Schemes The Sustainable Communities: Building for the Future 2003 document outlined that urban planning should tackle wider social and economic problems in the pursuit of a
The existing Veddel residential area already proves to have a diverse multicultural demographic, which despite not being the most prosperous, still has a strong community spirit and healthy ethos. The neighbouring proposal intends to continue these goals through welcoming people from all walks of life. Social housing will be allocated to refugees and homeless people however they will be integrated within the scheme as to avoid ghetto like communities to develop within confines of an area. This will ensure a mixed demographic living together which through mixed use of the buildings will help provide work for residents. Thus, strengthening the community spirit, reducing the carbon footprint in travelling to work and sustaining a constant flow of capital into the local area.
Further Reading Barton, B. Davis, G. Guise, R., (1995) Sustainable Settlements: a guide for planners, designers and developers, University of the West of England and Local Government Management Board. DETR (1998) Planning for Sustainable Development: towards better practice.
23 / APPENDIX
APPENDIX / 24
COST PLAN
COST PLAN
CONSTRUCTION COST
INCOME & VALUE
Demolition
Area m² 96543
Cost £/m² 45
Residential Retail Offices Public Realm
144873 62437 34145 75460
821 795 675 956
Professional Fees Constingencies Short-term Finance Ancillary Costs, Infrastructure
Planning Permission Building Regulations Finance from Banks @10% Site Cost(Post Olympics)
10% 3% 10% 8%
Cost GBP GBP 4,344,435.00
The costs have been divided into sections. Demolition, construction, fees and finance, site costs and loan interest. We then calculated the income for all our rentable space including public realm areas suitable for holding events. Minus negative costs of letting fees, advertising and sale to investor
GBP 118,940,733.00 GBP 49,637,415.00 GBP 23,047,875.00 GBP 72,139,760.00 GBP 268,110,218.00
These figures generated our total in come therefore we were able to calculate the capital value using an investment yield of 7%. The value worked out higher than the costs of construction and so the site value is positive. Furthermore we calculated the site value for 2.5 years after completion with a depreciation value of 10% and taking into account acquisition costs..
GBP 28,811,021.00 GBP 8,043,306.00 GBP 28,811,021.00 GBP 21,448,817.00 GBP 87,114,165.00 GBP 1,000,000.00 GBP 1,000,000.00 GBP 48,184,638.00 GBP 6,437,835.00 GBP 56,622,473.00
This urban design strategy that we are adopting improves the social, economic and environmental outcomes of the area many of which would not occur otherwise.
FIG 1: HafenCity redevelopment. In close proximity to the Veddel site
Rental Value Residential Retail Offices - 10%
Area m² 144873 62437 30730
Letting Fees Advertising Sale to inverstor @2%
12% 2% 2%
Cultural Annual Rental Income Total Income Yield at say 7%
5437
CapitalValue = Annual Rental Income x 100 / investment yield
Total Development Income PA
GBP 411,846,856.00
Return for Risk and Profit @ say 15% of Capital Value Total Expected Costs on Completion
hafancity.com
Preset value of £1 in 2026 @ 10% (Completion in 2024) Site Value in 2026 Less acquisition Costs @ 2.5%
Average Income/m²/ month 15 110 105
Income PA GBP 26,077,140.00 GBP 82,416,840.00 GBP 38,719,800.00 GBP 147,213,780.00 GBP 16,766,560.00 GBP 2,794,426.00 GBP 2,794,426.00 GBP 22,355,412.00
265
GBP 1,440,805.00 GBP 124,858,368.00 GBP 126,299,173.00 14.2857 GBP 874,009,450.01
Due to a rising population in Hamburg we are providing the necessary residential, retail and business opportunities needed in this area of Veddel. We are not only providing the demanded residential but also creating employment to create a live work environment. We look to assist business start-ups, promote enterprise and attract investors through a improved public realm and infrastructure links to the city centre. Introducing the above with reduce the negative impact and economic decay that the area is currently suffering from. With the Olympics in close proximity this will have a knock on effect for our site in becoming a desirable and better connected area to live and work. The scheme is also closely linked with IBA Hamburg which will help in attracting large scale investors along with those already regenerating the Olympic suburb sites. Large investors will see a opportunity for return where smaller urban regenerators will follow maintain this area and will look to produce a wave of investment, business ideas, social benefits and the much need residential.
FIG 2: Hamburg’s 2024 Summer Olympic Bid Proposal. West of the Veddel site
GBP 126,299,173.00 GBP 170,180,759.00 GBP 296,479,932.00 0.7888 GBP 233,863,370.36 GBP 255,532,606.00
architectureofthegames.net
25 / APPENDIX
APPENDIX / 26
DESIGN STRATEGY
DESIGN STRATEGY
As a group we first analysed both of the chosen Hamburg sites coming to the agreement that the southern of the two (the Veddel area) had the most potential for development. Whilst looking at historical maps it was evident that Veddel (and the rest of Hamburg) had had a troubled past. Having only been built up with warehousing between 1893 and 1910 (see historical maps) it managed to escape the great fire of 1842, however, the area was not so lucky in the 1940s, having been bombed by the RAF and allied forces during WWII. Over the last 70 years it has been built back up but only with smaller brick buildings and tin sheds, we saw that almost all of these buildings held little architectural value, most of them now lying empty as the industrial work moves away from the city. In our research we found that Veddel was situated right in the centre of an infrastructural attempt to push the city over to the southern side of the river Elbe. Both northern and southern zones are spreading out but currently do not include the
DESIGN STRATEGY
site we have chosen. We also noted that Hamburg is in the bidding phases (down to the last 5) to hold the summer 2024 Olympic games. We have utilised this to inform our master plan and so noted that our project would be set at a time when Hamburg has won its bid and is awaiting construction of the new stadium and related infrastructure. Currently HafenCity (a new expansive zone of master planned city) is spreading south to meet the edge of the river where it crosses via three bridges, one rail and two road. There is also an existing 1920s residential development in Veddel, though we found it to have little connection with the city centre or the southern areas of Hamburg. In summary our project aimed to fill the gap in the city by expanding, emulating and modifying the master planned design of the residential zone in Veddel. We aimed to do this by spring boarding off the very likely success of the future Olympic games. When first looking towards a design we proposed a series of vistas and routes that matched with the current and future use of the site. We surmised that users would
need to make use of views out across the river along with views over to the Olympic park and so utilised these lines of visibility to propose a rough road layout. This is found in many masterplans, roads are used to direct flows of traffic and the angular nature of buildings penetrating into that road can discourage entry, this is particularly useful as our site aims to reduce the amount of vehicular traffic it will inevitably receive. One of the main roads we wanted to make use of was the angular route that currently leads from the train station up through Veddel towards our site. This road has been extended and so now links through to the heart of our site providing a direct line of site to the nearest transport link. Roads have been designed as narrow as possible again to discourage the use of cars (or similar), the pedestrian should take priority in all situations on site to encourage an easily traversable community. The streets played a huge role in defining what could and could not be built when designing the block layout. Initially the vistas created required lines of site, other roads were then generated by the requirement for access throughout. The buildings
are arranged in a similar manner to the masterplanning done in 19th century London, public squares would have 5-6 storey town houses looking out onto them, inner streets 4 storey and back alley mews’ 2 storey. On our site this has been modified slightly, the 5-6 storey apartment blocks have been reserved for the outer regions of the site. This provides a view out to the river and surrounding landmarks but also acts to shelter the inner smaller blocks due to size of the outers. The inner buildings will vary between 3-4 storeys and will look out onto each other and inner courtyards. Smaller buildings at 2 storeys will sit within the narrow alleys that direct you out to the waterside, these should be built as standalone bespoke structures. Another design feature we wanted to add was of the building thickness, outer structures will act as a metaphorical defensive wall and so the transition from out to in will be greater on the senses. The next most evident planning device we have used is the open space, many newer estates lack well planned open space and so isolate individuals within their own homes.
Our initial design talks revolved mainly around this need for public space, we therefore decided that encouraging outsiders to the area was of upmost importance. The site is to be used as a transient settlement that can be utilised by members of the wider community as they see fit. When planning we resolved that distances to congregation areas shouldn’t be too great and so settled on a combination of public and private space. Public space includes the green park to the west of the site, this park acts as a barrier to the motorway siding. We utilised a span of trees as a natural sound management device, this is seen in most countries – especially Germany where sound pollution is closely monitored. The expanse of the park then acts as a secondary barrier due to its sheer size, this also provides a view for the apartments over the river inlet. Most notable on the site is the set back of the apartment blocks from the riverside, this is done to better define ‘the edge’. During our project development we made a concerted effort to preserve and create an edge for the public to utilise. We have included zones that take you down towards the waters edge and some that take you even further to
smaller diving platforms. The aim is for the public to hold recreational activities in the area and use it in a similar way to a beach with relaxing and exercising taking place. Not mentioned within this short project outline are the residents of the site; as has been shown in other schemes globally, separating demographic communities only isolates and radicalises the views of those outside. Housing projects within the USA are a prime example of this, local political powers push one community into a particular area and ghettos are then formed. To combat this we found that Hamburg housing currently sits at 30% socially owned, we aim to better this to encourage a greater demographic mix of those living in the area.
27 / REFERENCES Each page will have its own references where required, pages where the references will not fit have had them relocated to this page.
MANIFESTO REFERENCES [1] - https://www.destatis.de/EN/Publications/Specialized/Population/GermanyPopulation2050.pdf?__blob=publicationFile [2] - https://www.newscientist.com/article/mg22730383-800-why-welcoming-more-refugees-makes-economic-sense-for-europe/ [3] - http://www.academia.edu/2045506/Storm_surges_an_option_for_Hamburg_Germany_to_mitigate_expected_future_aggravation_of_risk [4] - https://www.ipcc.ch/pdf/unfccc/cop19/3_gregory13sbsta.pdf [5] - https://en.wikipedia.org/wiki/List_of_countries_by_GDP_(nominal)_per_capita [6] - https://web.archive.org/web/20090503093833/http://www.hamburg.de/daten-fakten/257342/volkswirtschaftliche-basisdaten.html [7] - http://sportetsociete.org/tag/hambourg-2024-olympics/ [8] - http://www.sustainablecitiescollective.com/luis-rodriguez/131416/road-map-making-our-communities-more-liveable-examples-germany-and-scandinavia