The Veddel Gateway
Community:Integration:Culture Aliya Farjo:James Mullen:David Murphy
CONTENTS
Introduction Site
03 05
Context and Site Site Photos Site History Site Analysis
6-8 9-12 13 14-15
Research
17
Emmigration History The Migrant Crisis
18 20-23
Manifesto
25
Design Principles Design Phases
26 27
Concepts
29
Route and Nodes Initial Sketches Precedents
30-31 32 33
Design
35
Phase 1 Phase 2 Phase 3 Site Sections Typologies Visuals Model
36-37 38-39 40-41 42 43 44-45 46-48
Costings
Sustainability
49
55
INTRODUCTION
The ‘Veddel Gateway’ is a response to the current migrant crisis in Europe. We asked ourselves the following questions: •
How can we accommodate the migrants?
•
How can we integrate them into the local community?
•
How can we make the crisis into a positive rather than a negative?
The ambition for this project was to create a city that accommodates refugees from the moment they first enter Hamburg, providing emergency measures, and helps them settle and integrate into the existing community. The strategy will be implemented in three phases. We imagine these developments to be a template for other parts of Hamburg, Germany and other EU countries to follow. The proposal includes new residential blocks, a ferry terminal, retail spaces and cultural buildings. These are all connected by a new strengthened pedestrian route that guides people from the north of the site to the south.
4
SITE
Site City Centre
CONTEXT Hamburg is a port city located in the north of Germany, situated on the River Elbe. It is the second largest city in Germany with a population of over 1.7 million. Hamburg is an affluent city in Europe and has been an important financial centre for centuries. It has also become a media and industrial centre. Hamburg is a major transportation hub, connected to four motorways and the most important railway junction on the route to Scandinavia. The city is a notable tourist destination for both domestic and overseas visitors; it ranked 16th in the world for liveability in 2015.
1.7 million POPULATION OF HAMBURG
SITE
5,000
POPULATION OF VEDDEL
70%
PERCENTAGE OF RESIDENTS HAVING FOREIGN ROOTS
Veddel, one of the quarters of Hamburg, is an island on the River Elbe. It is located just minutes from the city centre, on the other side of the river. The current population of Veddel is around 5,000. Veddel is a poor district of Hamburg, with 70% of the residents having foreign roots. Half of these being of Turkish nationality. The site lies between a major motorway and a rail line and comprises of mostly residential, commercial, and light industrial buildings. Notable features of the site include: the BallinStadt Emmigration Museum, the IBA offices, both at the south of the site, and the old water tower towards the north. Hamburg is prone to flooding, therefore Veddel has implemented flood defences to reduce the risk.
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9
10
11
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SITE HISTORY In the 1930s, Veddel was a lively neighbourhood with many pubs, shops and dance halls. But since the 1980s, the neighbourhood has been deserted by the original inhabitants and neglected by politics. Today, the district is distinctly run down. The still existing housing estates were built in the 1920s as one of the first municipal small housing construction projects in Hamburg. Previous to this, small houses were placed on the settlement, built by a Hamburg ship owner. The street long brick buildings that characterize the district today were planned by Hamburg’s building director Fritz Schumacher. The individual building blocks are grouped around a school in the central square, and were built according to the plans of various Hamburg architects. The buildings in the northern part of Veddel were destroyed in the Second World War. The ones left standing were demolished for the construction of roads and a customs office.
The buildings now known as the Emigration Museum were originally emigration halls used as sleeping quarters for people travelling through Hamburg to reach America in the 1900’s. Places of worship and a music pavilion were also provided for the residents on this site. The complex was hidden from the rest of Hamburg, surrounded by brick walls. By 1938 the complex had outlived its original purpose and was used as a barracks and holding cells during World War II. Most of the halls were demolished by the 1960s, with the exception of hall No. 9, which still remains today as the museum.
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SITE ANALYSIS It was clear from visiting the site that the area is lacking The existing fabric comprises in community activity. As you walk around the streets of: it feels quite deserted with only a few people around. The majority of buildings in the centre are residential Residential blocks blocks with only a few retail spaces below. Schools The current buildings on the site are quite closeChurch Outdoor sports courts knit, in the centre of Veddel, with very little gap sites. Therefore the majority of new developments will be to Hotel the north and south of the site. Supermarket Fire station The topography of the site is mostly flat apart from Museum Commercial offices the changes in level adjacent to the river. The land here sits at a higher level, acting as a dyke for flood Light industrial warehouses defences.
Figure Ground
14
Building Typology Residential
Transport
Commercial
Education
Light Industrial
Religion Government
Primary Roads/ Public Tranport
Secondary Roads
Green Space
Water
15
RESEARCH
HISTORY OF EMMIGRATION Veddel has a rich history in the transition of people, many either escaping war or tough times Germany has faced in previous years. Some travelled alone, others with their families but they were all searching to find a better life and seek new opportunities away from poverty and unemployment. Hamburg was the starting point for many emigrants from Central and Eastern Europe en route to America. An estimated 5 million people utilized the River Elbe to travel to both North and South America. Hamburg was a main gateway towards the migration process, as many people left their villages, languages and culture behind, travelling by foot, cart, train or riverboat to Hamburg.
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THE MIGRANT CRISIS How many migrants are there?
1.5 million
It is estimated that up to 1.5 million refugees will enter Germany this year. This is a huge increase ESTIMATED NUMBER OF MIGRANTS ENTERING GERMANY IN 2015 from last year. Germany seems to be the most popular destination in Europe due to its “open door� policy.
Where are they coming from? The main countries the refugees are coming from are Syria and Afghanistan.
Why are they seeking asylum? The on-going war in Syria is forcing the migrants out, and shows no sign of stopping any time soon. The refugees are seeking out a better life for themselves and their families.
Who is given asylum in Germany?
5 months
HOW LONG THE APPLICATION PROCESS TAKES
3 years
HOW LONG A RESIDENCE PERMIT IS GRANTED FOR
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An application for asylum is made at the reception centre on arrival. Temporary permission to stay is granted. Asylum seekers normally stay at reception centres for up to six weeks. After that they are offered either communal accommodation or housed individually. The decision of the application takes about 5 months. If granted refugee status, a residence permit for three years is granted. After that time a permanent residence permit can be applied for. Anyone given a residence permit has unrestricted access to the labour market after four years.
2.5%
PERCENTAGE OF MIGRANTS DISTRIBUTED TO HAMBURG
37,500
ESTIMATED NUMBER OF MIGRANTS SETTLING IN HAMBURG
What happens once they enter Germany? Once the refugees have entered Germany, they are given emergency medical care and food. After this, they are distributed around Germany or to other countries. Hamburg expects to receive 2.5% of the total number of refugees in Germany. Therefore Hamburg could receive up to 37,500 migrants in 2015.
Where are they entering Hamburg? Around 500 people reach Hamburg every day. They either arrive by train to the central station or travel by boat to the south of Hamburg. Whilst we were visiting the city, 2000 asylum seekers entered Hamburg in one night. The district to the south of Veddel, Wilhemsburg, already has a migrant camp.
500
NUMBER OF MIRANTS ENTERING HAMBURG EVERY DAY
How does Germany currently deal with migrants? Germany is struggling to cope with the number of migrants entering the country. Currently migrants are housed in tents in camps. Hamburg has started to build more permanent accommodation, made from converted shipping containers.
Our proposal tackles how to better deal with the migrant crisis in Germany.
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MANIFESTO
The idea is to create a culturally diverse area that welcomes migrants, allowing them to integrate into the community, bringing skills to the area that might not already be there and for the local people to engage with their cultures.
DESIGN PRINCIPLES •Retain as much existing fabric as possible •Build temporary accommodation and emergency resources •Build as many new residential buildings as possible •Create a better route through the site – connecting the north of Veddel towards the south •Encourage a stronger sense of community •Develop a cultural destination
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DESIGN PHASES Phase 1 - Immediate Needs
Temporary Accomodation
Food
Water
Washing Facilities
Warm Clothing
Phase 2 - Community Integration
Permanent Accomodation
Learning Skills
Community Centre
Phase 3 - Cultural Hub
Permanent Accomodation
Mosque
Markets
Library
Ferry Terminal
Museum Extension
Retail
Cafes
Theatre
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CONCEPTS
30
The main concept of the scheme was to extend the key route through the site. This will connect the north of the site to the south. Along this route would be a series of nodes that guide people along creating more activity. These nodes could be public buildings or spaces. The idea is that wherever you are on this route, you should be able to see one of these nodes.
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PRECEDENTS
HaffenCity, Hamburg
Moscow Masterplan
Shipping Container Homes
Seftenberg City Harbor
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DESIGN
PHASE 1 Phase 1 addresses what the site needs immediately in order to cater for the refugees coming into Hamburg. This includes emergency shelter, food, washing facilities, and medical care. The abandoned distribution centre buildings towards the north of the site have been utilised and re-used to form emergency accommodation. Shipping containers have been used, stacked around the site, to increase the capacity. The containers have also been used to create temporary floating houses on the River Elbe towards the south of the site. The containers will sit on barges which will make it easier to move the containers to and from the site.
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Phase 1
1:5000@A3
PHASE 2 Phase 2 starts to implement permanent accommodation by building residential blocks on gap sites along the motorway. A community centre has also been included in this phase. The idea is this will start to bring the community together and it can also act as a space for education to help the refugees learn new skills and languages in order to settle into their new environment.
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Phase 2
1:5000@A3
PHASE 3 As you travel along the main route from Veddel train station, the first node you see is the community centre. Moving further north from this leads you along a path of retail spaces under the residential buildings. The idea was that these retail spaces would strengthen the route and guide people along towards the new developments. The existing supermarket on the site has been repositioned and made bigger to accommodate the new demand. The old distribution centre has been demolished, allowing for the redevelopment of this part of the site. The main route through the site has been extended to the river. As the majority of asylum seekers coming into Hamburg are Muslims, a mosque has been introduced into Veddel to accommodate the new residents. This building acts as one of the nodes along the main route. A public square has been created around the water tower. To create activity within the square, cultural markets edge two sides where residents can sell handmade goods and food. At the very north end of the site, a ferry terminal has been placed to create a new entry point into Veddel, encouraging movement. New residential blocks fill the rest of the north end of the site. We estimate accommodating for up to 3,000 more people in the area, making the new population of Veddel around 8,000. The main route also leads people to the south of Veddel. A library has been introduced overlooking the water. This will encourage community activity and also serve the several schools in the area. A new pedestrian bridge has been designed to connect people over the water. This leads to new cultural developments around the existing museum. The current museum tells the story of people leaving Germany to move to America. We have extended this museum with the idea that the museum could now also tell the story of migrants coming into Germany. Next to the museum, along this south strip of land, sit a number of other cultural buildings. Our intention was to create a cultural area that would not only serve the community but also attract visitors and tourists to the area and encourage movement into Veddel. The culture of Syria and other countries like Afghanistan celebrate art, music, dance, poetry and sports. A theatre has been placed in the area to encourage the migrants to engage with the local community. A palm house sits in the middle of this strip, acting as a beacon to draw people across the new pedestrian bridge. A series of temporary and permanent markets and restaurants tie this area together.
40
Phase 3
1:2000@A1
42 Section AA
1.500 @ A1
Section CC
Section BB
1.500 @ A1
1.500 @ A1
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Proposed Street View
Proposed Bridge
44
Proposed View of Square
Proposed Waterfront
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Key Route through Site
COSTINGS
The proposal will cost Hamburg a significant amount of money, however, it will strengthen the economy of Veddel. The scheme brings affordable housing into the area for new residents, which the area needs. As well as the construction of the new development, the proposed retail units create jobs for local people as well as bringing business to the area. The cultural buildings attract visitors and tourists, boosting the city’s economy.
Total Areas
50
Construction Costs
Income
51
Income
Total Area (-10%) in m2
Cost £/m2
Income (£)
Retail
6327.4
150
£949,110
Residential
12768
630
£8,043,840
1745 Cost £/m2 500 Total Area (-10%) in m2
£872,500 Income (£)
Supermarket Income Ferry RetailTerminal
17524 6327.4
150
£2,628,600 £949,110
Theatre Residential
19756 12768
200 630
£3,951,200 £8,043,840
100 1745
150 500
£15,000 £872,500
Restaurants Ferry Terminal
2000 17524
750 150
£1,500,000 £2,628,600
Pop up shops Theatre
300 19756
150 200
£45,000 £3,951,200
100
150
£15,000
Total Income Restaurants
2000
750
£18,005,250 £1,500,000
Yield@7% Pop up shops
300
150
14.2857 £45,000
Pharmacy Supermarket
Pharmacy
Capital Value Total Income
£257,217,599.93 Cost of proposal
Construction Yield@7% Costs
Total area Cost £/m2
Retail Capital Value Residential Supermarket Construction Costs
£18,005,250
Cost of proposal
Total Cost 14.2857
6327
1,000
£6,327,000 £257,217,599.93
12768
1,200
£15,321,600
1,300 Total 1745 area Cost £/m2
£2,268,500 Total Cost
Ferry RetailTerminal
17524 6327
2,500 1,000
£43,810,000 £6,327,000
Theatre Residential
19756 12768
2,500 1,200
£49,390,000 £15,321,600
6936 1745
2,300 1,300
£15,952,800 £2,268,500
Community Centre Ferry Terminal
1264 17524
1,175 2,500
£1,485,200 £43,810,000
Fitness TheatreCentre
3129 19756
1,075 2,500
£3,363,675 £49,390,000
Mosque Library
6479 6936
1,175 2,300
£7,612,825 £15,952,800
Health Centre Community Centre
3129 1264
1,075 1,175
£3,363,675 £1,485,200
Restaurants Fitness Centre
2000 3129
1,200 1,075
£2,400,000 £3,363,675
Museum Mosque
4954 6479
1,925 1,175
£9,536,450 £7,612,825
Pop up Centre shops Health
300 3129
540 1,075
£162,000 £3,363,675
Winter Garden Restaurants
3199 2000
2,500 1,200
£7,997,500 £2,400,000
Public Realm Museum
4954
1,925
£9,536,450
Green Pop upSpace shops
13819 300
1,900 540
£26,256,100 £162,000
Hard Landscaping Winter Garden
42522 3199
40 2,500
£1,700,880 £7,997,500
521
330/m
£171,930
Footbridge Green Space
13819
1,900
£2,000,000 £26,256,100
Demolition Hard Landscaping
6282 42522
50 40
£314,100 £1,700,880
521
330/m
£171,930
Library Supermarket
Road Alterations Public Realm
Road Alterations Total Construction Cost Footbridge Demolition Total Construction Cost
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£199,434,235 £2,000,000 6282
50
£314,100 £199,434,235
Ancillary Costs (Infrastructure, services)
3%
£5,983,027.05
10%
£19,943,425.50
3%
£5,983,027.05
Professional Fees
10%
£19,943,425.50
Short-term Finance Contingencies Ancillary Costs (Infrastructure, services)
10% 3% 3%
£23,134,371.46 £5,983,027.05 £5,983,027.05
Professional Fees incurred on completion of full letting 5% on total Finance costs Short-term Contingencies Ancillary Costs (Infrastructure, services) Letting and costs sales incurred fees 5% on total on completion of full letting Professional Fees Short-term Letting feesFinance @15% of income Contingencies Advertising @2% of sale price Letting and and salesMarketing fees 5% on total on completion of full letting Letting fees costs @15%incurred of income Short-term Finance Total Development cost @2% of sale price Advertising and Marketing Letting and sales fees 5% on total costs incurred on completion of full letting Letting fees @15% income Return for risk andof profit Total Development cost Advertising andvalue Marketing @2% of sale price 15% of capital Letting and sales fees Return for risk and profit Letting fees @15% ofcost income Totalofexpected Development costs on completion 15% capital value Advertising and Marketing @2% of sale price
10% 3% 3%
£19,943,425.50 £900,262.50 £23,134,371.46 £5,983,027.05 £5,983,027.05 £900,262.50 £19,943,425.50 £23,134,371.46 £2,700,787.50 £5,983,027.05 £360,105.00 £900,262.50 £2,700,787.50 £23,134,371.46 £255,378,348.56 £360,105.00
Professional Fees Contingencies Ancillary Costs (Infrastructure, services)
10% 10% 3% 10%
£900,262.50 £2,700,787.50 £255,378,348.56 £360,105.00 £38,582,639.98 £2,700,787.50 £255,378,348.56 £293,960,988.54 £38,582,639.98 £360,105.00
Return for risk and Land Value Total expected costsprofit on completion Total Development cost 15% capital value Totalof capital value - Total cost of development
£293,960,988.54 £255,378,348.56 £38,582,639.98 £1,839,251.37
2.5% Value Land Return for risk and profit expected costs on completion £1839251.37-2.5% Total capital value - Total cost of development 15% of capital value Total land value (In 2.5 years time) 2.5% Land Value £1839251.37-2.5% Total capital expected costs on completion value Total costtime) of development Total land value (In- 2.5 years 2.5% Land Value £1839251.37-2.5%
£45,981.28 £293,960,988.54 £1,839,251.37 £38,582,639.98 £1,793,270.09 £45,981.28
Total value Total costtime) of development Total capital land value (In- 2.5 years 2.5%
£293,960,988.54 £1,839,251.37 £1,793,270.09 £45,981.28 £1,839,251.37 £1,793,270.09 £45,981.28
£1839251.37-2.5% Total land value (In 2.5 years time)
£1,793,270.09
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SUSTAINABILITY
Hamburg was appointed the title of the European Green Capital in 2011, thanks largely to its pioneering environmental efforts. The urban centre is already well connected, with almost all residents living within 300 metres of public transport. However, the city has also planned a green network that will cover 40% of the city, connecting parks, playgrounds and gardens through green pathways. This will mean that in 15 to 20 years, it will be possible to move around Hamburg entirely by bike or on foot through a lush, green environment. As Hamburg sits on the river Elbe, it is at risk of flooding. It is hoped that the green spaces will also act as flood defences, soaking up water.
Land For our scheme we have utilised all the unused land whilst retaining as many existing buildings as possible. This reduces the amount of demolition needed.
Materials The new buildings will all be constructed from sustainable and locally sourced materials. Although there are not many, the buildings that are being demolished can be recycled and the materials used for new developments.
Water The proposed buildings will have grey water recycling systems. Rainwater harvesting will be used on the roofs of the residential blocks. The collected water can then be used to flush toilets and for the green spaces within each courtyard.
Flood Control Hamburg is prone to flooding therefore the existing flood controls have been kept in Veddel. The buildings closest to the river sit on the dyke, at 7 metres above sea level.
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Energy Generation The depth of floor plans has been considered in the residential blocks allowing as much natural light into the spaces as possible. This reduces the need for artificial lighting. Where artificial lighting is required LED light bulbs will be used. Our scheme aims to use renewable energy throughout to reduce greenhouse emissions. Photovoltaics will be used throughout the scheme especially on the residential blocks to provide heating and lighting to the apartments as well as to the retail spaces below.
Transport Networks The new areas of the site have been given pedestrian priority, therefore reducing the number of cars. This encourages people to travel on foot, by bike or public transport. This is similar to HafenCity’s code for sustainability which gives priority to pedestrians and cyclists, and reduces the number of stationary cars on the roads. The reduction of cars will help improve the air quality of this area of the site. Cars generate around 100 grams of CO2 per kilometre, equating to an average of about 70 grams per passenger. When compared to electric trains it is down to 50 grams of CO2 per passenger. Worldwide, road users account for 71% of CO2 emissions, with railway companies making up less than 1.8%. Trains also last longer than cars; trains built today will last for at least 20 years whereas cars will last around 5 years. The new ferry terminal creates a new connection to the city centre and other cities along the river. This also encourages people to use public transport.
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