Bartlett School of Planning (UCL) Sustainable Urban Development Project:"Assembling The Seaport" by Kevin Hurley

ASSEMBLING THE SEAPORT A Strategic Sustainable Urban Plan BENVGTC7: Sustainable Urban Development Project Bartlett School of Planning, UCL 2014 Word Count: 7360

Cyntia L贸pez

James Harris

Kaspar Fischer

Kevin Hurley

Kristina Wensaas

Vision

Uncertain future

I CONTEXT

II ASSEMBLING THE VISION

I.I I.II

6 7

II.I II.II II.III

Facts and Figures: Sweden Facts and Figures: Stockholm

Current SRS Plan Future Scenarios for Sweden Goals

Goals

9 10 12 14

III GOALS

III.I Adaptability III.II Opportunity III.III Culture and Heritage

16 18 19

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31%

Reserved land area

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â&#x2C6;&#x17E;

Community trusts

Possible outcomes

IV DEVELOPMENT PLAN

V GOVERNANCE & FINANCE

VI THE FUTURE

IV.I IV.II IV.III IV.IV IV.V IV.VI IV.VII IV.VIII IV.IX

22 23 24 25 26 30 31 32 34

V.I Vision V.II Governance Structure V.III Financial Viability V.IV Phasing V.V Future Growth & Review Mechanisms

36 36 36 38 39

VI.I

Fixed Development Assets Planned and Reserved Connectivity Transport Strategy Sub-District Functions Plot Development The Toolbox Toolbox Example Development Timeline

Possible Future

VII REFERNCES

VIII APPENICES

iii

This document proposes a new Sustainable Strategic Urban Plan for the Stockholm Royal Seaport (SRS) in Sweden. This 277 hectare site is located to the east of the city centre, and historically functioned as an industrial zone and port. This plan will describe its transformation into a highly sustainable, inclusive and adaptable urban environment - one which meets current high standards while allowing for positive change in the future.

Assembling the Seaport

I CONTEXT

I.I Facts and Figures: Sweden

A sustainable urban development must be sensitive to national and local context. These pages outline the key economic, social and environmental trends which will impact upon urban development over the coming decades.

100+ 90-94 80-84 70-74 60-64 50-54

Male

40-44

Female

30-34

Sweden is a progressive and prosperous country with comprehensive welfare provision, high income equality and strong employment levels in a predominantly service sector economy. However these positive trends are increasingly threatened by an ageing population (Bengtsson, 2010), while inequality has started to rise as a result of recent economic crisis and social exclusion (OECD, 2014).

Growth rate

Total population

9,723,800 0.79%

Urban proportion

GDP per capita

85%

0.6%

$40,900

0.9%

Figure: 4. Population. (Source: CIA World Factbook, 2014)

The country also benefits from efficient energy policies and ample natural resources, which have enabled the development of a large renewable and low-carbon energy sector (IEA, 2013).

20-24 10-14 0-4 400

200

Male

200

400

Female

Figure: 1. Swedish population by age group (000s). (Source: UN, 2012)

Agriculture 1.1%

0.4

United States United Kingdom

0.35 Industry 28.2%

France

0.3

Sweden

0.25

0.2 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 Figure: 2. Labour Force. (Source: CIA World Factbook, 2014)

Context

Energy produced 148.7bn kWh

CO2 emissions 53m tonnes

Energy Nuclear consumed 24.6% 136bn kWh

Germany

Services 70.7%

Other Fossil fuels renewables 13% 16.6%

III

Figure: 3. Gini Coefficient. (Source: OECD, 2014)

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Hydroelectric 45.5%

Exports 31.28 bn kWh Imports 11.68 bn kWh

Figure: 5. Energy production and consumption per annum. (Source: CIA World Factbook, 2014)

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Facts and Figures: Stockholm I.II

Total population

Land area

Parks and green spaces

Stockholm has a growing green economy which is increasing demand for medium and high skilled labour in the service sectors. However ethnic and spatial segregation is increasing as fewer low skilled jobs are created and property prices rise (Harsman, 2006).

814,418 188 km2

Figure: 6. Population. (Source: Stockholm City Plan, 2009)

200

300

Services Retail, transport & comms Public sector and defence Finance and real estate Education

The city received the first European Green Capital award in 2010, recognising the emissions reductions that had been achieved through the expansion of low-carbon district heating and the protection of natural spaces. However total emission reductions have been partially offset by a rapidly growing population and increased electricity consumption (City of Stockholm, 2011).

40%

100

Manufacturing Healthcare Construction Energy and waste Agriculture & forestry

1998

Other

2008

Figure: 9. Stockholm employment by sector (000s). (Source: OECD, 2013)

4000

Population 800000

3000

700000 2000 600000 1000

Population

500000

Emissions (thousand tonnes CO2e)

900000

Other Countries Africa Latin America Rest of Asia Turkey Iraq Iran

Sweden

Rest of Europe

Germany Poland Other Nordic Countries

Finland 400000

0 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010

Figure: 7. Stockholm greenhouse gas emissions and population. (Source: City of Stockholm, 2011)

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Skill level:

Low to medium

Medium to high

Medium

Even distribution

Figure: 8. Population by country of background (Source: Harsman, 2006)

Figure: 10. Percentage segregation by country of background (Source: Harsman, 2006)

Context

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II ASSEMBLING THE VISION 10

Indicators

Scenarios

Goals

II.I Current SRS plan The City marked the SRS site for redevelopment following the relocation of the shipping industry to a new port at Nynäshamn. Their vision proposes a “World-Class Environmental Urban District” to act as an “…international prototype for sustainable and high-quality urban environments” (City of Stockholm, 2010). The development is led by the Municipality of Stockholm, who are using their position as land-owners to impose strict environmental requirements on private developers as a condition of purchase.

Analysis: Part 1 English version

The existing SRS plan was first analysed against the One Planet Living (OPL) indicators to assess current sustainability performance. Information was reviewed from key strategic documents, supplemented by notes from a site visit, academic papers, and by reference to the Hammerby development.

Norra Djurgårdsstaden Stockholm Royal Seaport Hjorthagen – towards a world-class Stockholm www.stockholm.se/international

Key features of the existing 2030 vision include: High environmental standards 2/3 CO2 reduction

Fossil free

NEIGHBORHOOD CASE STUDY

Stockholm Royal Seaport

Stockholm Royal Seaport Innovation

Innovation and green growth Green tech cluster

Formerly a brownfield site, the Stockholm Royal Seaport is designed to be a world-class waterfront urban district with a strong focus on sustainability. When completed in 2030, it will provide 10,000 apartments and 30,000 workspaces. Construction started in 2010, and the first apartments will be occupied in 2012. The Stockholm Royal Seaport aims to be a diverse neighborhood green inner-city character. Its environmental targets are ambitious. For example, carbon dioxide emissions are expected to be below 1.5 tonnes per person by 2020 (as to compared to the Stockholm average of 3.4 tonnes per person in 2009, and the City’s general target of 3 tonnes

per person in 2015). By 2030, the target is for Stockholm Royal Seaport residents to be fossil fuel-free. All neighborhood development will also be adapted according to the prognosis for future sea-level rise. To meet environmental targets, the neighborhood will provide public transport in the form of subway, biogaspowered buses, tram, and boat buses. It includes a closedloop integrated waste management system and LEEDcertified buildings. The area is prepared for a future smart grid electrical system. The Stockholm Royal Seaport also represents an investment to market Swedish solutions for sustainable development.

STRATEGIC PARTNERS

FINANCING

Local government, private business (energy producers, cruise ship operators, banks, clean-tech companies), the Port of Stockholm.

The City of Stockholm is investing around $150 million in the project. The biggest costs for the city are cleaning polluted soil, as well as groundwork and infrastructure. Any land to be build up was to be owned by City of Stockholm; desirable lots were then

Spaces for living and working 600.000m2 commercial space

30.000 jobs

10.000 homes

The Capital of Scandinavia

WWW.ECODISTRICTS.ORG

Stockholm Green Economy Leader Report

A report by the Economics of Green Cities Programme at the London School of Economics and Political Science.

Strategic transport Cruise ship arrival

Stockholm action plan for climate and energy

Connectivity Figure: 11. Collection of Stockholm Planning Strategies

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• • • • • • •

Biofuel CHP with smart electricity grid Low-carbon national energy system Local renewables and high energy efficiency Fossil fuel free by 2030 Dependent on biofuel/waste incineration Renewables strategy limited Poor solar orientation

• • • • • •

Vacuum waste system Minimal waste to landfill On-site logistics centre for demolition waste Some building retrofit Locked into waste incineration, low recycling rates Limits individual responsibility for consumption

Zero Waste Sustainable Transport

Zero Carbon

• • • • • •

New tram link Promotes walking/cycling Biogas and electric vehicle car-pool Waste collection Highway development Cruise ship industry dependence

4 4 •

Not addressed

3.5

1 • • •

Some water sensitive design Limited flood mitigation/adaptation Water consumption and marine ecosystem not addressed

• • •

Excellent

Strength

Poor

Weakness

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•

Not addressed

• •

Proximity to green space Social or community aspects not addressed

1 3

3 Sustainable Water

Preservation/extension of natural habitats Requirements for new green space Limited resilience to climate change

Local and Sustainable Food

Sustainable Materials

Health and Happiness

3.5

Land Use and Wildlife

• • • • • •

Culture and Heritage Equity and Local Economy

• • • • •

New cultural areas Some historic preservation Limited cultural diversity Loss of industrial heritage No connection to Swedish architecture/design

Innovation Centre and green growth strategy 30,000 new jobs Land sold to private developers Few low-skilled jobs proposed High property prices Does not address spatial segregation

Figure: 12. SRS Project based on one planet living indicators (Source: OPL indicators from Bioregional, 2014)

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II.II Future Scenarios for Sweden Implications for the SRS

Scenario: 2020-2050

Analysis: Part 2 The second part of the analysis considers how the existing SRS plan might respond to different likely future scenarios. This uses a 2011 report published by the Commission on the Future of Sweden, which considered how global drivers of change might impact upon the country between 2020 and 2050 (Hallding et al., 2011).

Scenario

2014-2020

An erosion of faith in government shifts power towards community

Governance: Weakening of top-down land use policy

groups and non-state actors. Well-being and resource efficiency

Economic: Materialism declines, demand increases for recycled

are prioritised, with an accompanying rise in cooperatives, and

products and local businesses. Innovation Centre constrained by

sustainability-focused businesses. Communities are involved with

lack of investment.

infrastructure management, and energy costs decrease through

Social: Community groups manage energy, transport, water

improved efficiency and reduced consumption. Weakened

and waste infrastructure. Decline in welfare system, growing

governments are less able to tackle climate change or ensure

inequalities.

wealth distribution.

Environment: Community manages climate adaptation

A strong global governance system emerges as nation-states collaborate to recover from economic and environmental threats.

Global Citizenship

Growing imbalances and economic crises, local ecosystem collapse

Formerly wealthy nations experience a fall in living standards, while corporations are weakened as international trade declines. Improved management of the global commons slows climate change and ecosystem degradation, while coordinated regulation

Global Governance

Return to Geopolitics

Big Business

Global financial breakdown and deep recession, climate-triggered food crisis

Growing global financial imbalances, increased competition for resources

Economic volatility and debt crisis, erosion of nation-state system

leads to higher energy costs.

Economic: Cruise tourism declines as transport prices increase. Innovation Centre responds to global demand for climate adaptative technologies, smaller businesses struggle. Social: Low growth harms welfare system, growing inequalities contribute to segregation. Environmental: Full transition to renewable energy. Severe environmental disruption with some benefits from warming (urban agriculture).

The sustainability agenda is overshadowed as the world fractures

Economic: Increased commodity prices and supply-chain conflicts

into a multipolar system and governments prioritise security.

incentivise economic self-sufficiency. Innovation Centre focuses

Geopolitical tensions occur over resource access, while an

on resource efficiency.

inefficient and weakened economy leads some countries to

Social: Low growth makes harms welfare system, living standards

experience a dramatic fall in living standards. Markets expand in

fall and urban poverty increases.

energy and security, although general productivity and innovation

Environment: Adaptation prioritised as extreme climate change

declines. The energy sector remains relient upon fossil fuels, and

causes biodiversity loss, sea-level rise, flooding and summer

runaway climate change occurs as ecological limits are breached.

heatwaves.

A new model of global corporate governance emerges as indebted nations outsource services to the private sector. The economy is intially characterised by strong productivity and growth, driven by corporations and smaller, niche businesses. Sustainability is conducted through CSR and supply chain efficiency, with market solutions addressing climate change. Ecosystem degredation eventually limits growth, while growing inequalities and resource scarcity generates conflict.

Governance: SRS driven by business agenda Economic: Green economy bolstered by expanding sustainability markets, retail sectors grow to match increased consumption Social: Benefits of growth are unevenly distributed, widening inequalities create social tensions Environment:

Innovative

renewable

and

energy

efficient

technologies deployed to mitigate climate change

Figure: 13. Scenario descriptions from Hallding et al., 2011.

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Assembling the Seaport

Part 1 The current plan delivers environmental sustainability, with interventions proposed for low-carbon energy, building emissions, waste, sustainable transport and green space. However the economic strategy should be more inclusive, given widening inequality in Stockholm, and the development should better reflect local cultural and heritage.

Part 2 Given an uncertain global future, a sustainable plan should seek to strengthen urban resilience against economic, environmental and social challenges (EC, 2014). The concept of resilience draws from the ecological sciences, and presents a metaphor for understanding cities as open, dynamic and complex systems. Ecological principles suggest that resilient cities should be adaptable to internal and external change, spatially heterogeneous, and focus on the functioning and processes which underpin the system (Pickett et al., 2004).

Change

Functionality

Resilient city

Rigid city

Time

Figure: 14. Analsysis 1.

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Figure: 15. Analsysis 2.

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II.III The Goals

Three distinct goals have emerged from the preceding analysis that form the central vision for the new Strategic Sustainable Urban Plan (SSUP) for the Stockholm Royal Seaport (SRS):

Adaptability Opportunities for All Culture and Heritage Adaptability is the primary goal of the SSUP and the basis of the siteâ&#x20AC;&#x2122;s future growth strategy. The SSUP will ensure the SRS is adaptable to a range of future scenarios and responsive to the needs of emerging communities. Opportunities for All will promote economic and social diversity on the site, while the cultivation of Culture and Heritage will ensure continuity with the history of Stockholm while creating a distinctive site character which builds on its existing assets.

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III GOALS 3

Goals

Priorities

Strategies

The table below details priorities and strategies for the design of a scalable, convertible and versatile built form, drawing from the work of colleagues at Loughborough University (Adaptable Futures, n.d.a). A scalable approach allows for changes in the size of the built form, while a convertible and versatile environment enables transitions in function and use. Convertible refers to changes in functions at the same point in the space’s lifetime, whereas versatile refers to a complete change in the space’s function over the long term (Adaptable Futures, n.d.b).

POTENTIAL FUTURES

Adaptability will be acheived by creating an urban environment that is resilient to disruption and able to deliver sustainable outcomes under multiple future scenarios. This approach seeks to reduce lock-in to homogenous land use patterns and urban form, minimising the tension between current development practices and emergent future conditions (figure 16).

POTENTIAL DESIGNS

III.I Adaptability

CHOSEN AND BUILT DESIGN

Figures 17 and 18 demonstrate these strategies as applied to a hypothetical building on the SRS site. They show how the building’s function changes over daily and weekly cycles; along with longer-term responses to changing external pressures and trends.

TIME Figure: 16. The tension of choosing a design for an uncertain future (adapted from Adaptable Futures, n.d.c).

BUILT FORM

SCALABLE

MODULAR BUILDINGS

MOVABLE WALLS

SPACE BUFFERS

Epansion or contraction based on future needs

Flexibility for future expansions or contractions

Expansions or contractions of rooms

For expansion of social and critical infrastructure

CONVERTIBLE

VARIETY OF ROOM SIZES

DIVIDABLE/JOINABLE ROOMS

Designed for multiple functions

Provide capacity for different uses

Changes in use of rooms

VERSATILE

EXCESS SERVICE CAPACITY

GROUND FLOOR MINIMUM CEILING HEIGHTS

NOISE INSULATION

Adaptable for a changing use of space

Provision of all infrastructure services

For commercial and production

Protect residents from multifunctional use

RESILIENT

GREEN ROOFS

EXCESS RAINWATER CATCHMENT

LOCALLY SOURCED MATERIALS

Designed around a changing environmental and economic climate

Biodiversity, cooling and urban gardening

For urban gardening and flood avoidance

Strengthening the reliability of supply chain

CONVERTIBLE

VARIETY OF SIZES

MOVABLE FURNITURE

For a variety of activities LANDSCAPE

CRITICAL INFRASTRUCTURE

Goals

RESILIENT

MINIMIZING HARD EDGES

WATER SENSITIVE DESIGN

SELF-CLEANING MATERIALS

Designed around a changing environmental and economic climate

Protects from flooding and sea level rise

Canals prevent flooding as a result of increased precipitation

Low maintenance costs

SCALABLE

SPACE BUFFERS

For demand increase

For infrastructure expansion

RESILIENT

DE-CENTRALISATION OF ENERGY AND ON-SITE PRODUCTION

RAINWATER STORAGE

Designed around a changing environmental and economic climate

Decrease vulnerability of energy systems

For summer drought strategies

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USES / FUNCTIONS

Residential (single)

Residential (family)

Residential (single)

Residential (student)

Residential (single)

Offices

Residential (student)

Community common space

Shop

Light industrial

Light industrial + shop

Added modular section

TIME

Morning Community coffee place

Day Community common space (meetings, babysitting, events etc.)

Evening

Weekend

Weekdays

Adult learning centre

1st floor

ACTIVITY

GROUND FLOOR ACTIVITY

Figure: 17. The changes in a building’s functions over a long term period.

Ground floor

Offices

Community use (meetings, events etc.)

Light industrial

Learning centre for youth

Figure: 18. The multiple activities in a building through daily and weekly cycles.

CASE STUDY: Melfi Headquarters

CASE STUDY: French Quarter

Pettoranello di Molise, Italy Office and industrial Adaptability: Versatile, scalable, convertible

Tübingen, Germany Ground floor light industry Opportunity: Economic diversity Adaptability: Convertible, versatile

The office building has moveable walls to accommodate for a variety of current uses, and is overdesigned in order to change its future functions. There are also possibilities for horizontal expansion (Medir, 2014).

The ground floor of the residential development has been designed with economic activity in mind, by increasing ceiling height and providing noise insulation.

Assembling the Seaport

CASE STUDY: Almenbolig+

Copenhagen, Denmark Residential Adaptability: Versatile, scalable Opportunity: Social mix

The project uses simple boxes that are prefabricated. The interior has no walls to allow residents to decide based on needs and affordability. Additional components like porches and sheds can be bought separately and there is no finished painting to reduce costs. The façade is easy to dismantle and maintain (Vandkunsten, 2013).

Goals

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III.II Opportunity This goal supports opportunities for engagement, opportunities to shape decisionmaking processes, and opportunities for a diversity of lifestyles and cultures to emerge across the site. This goal is linked to strategies for encouraging social mix, community engagement, economic diversity and accessibility. Together with the Culture and Heritage, it is central to making the area liveable for residents and workers. An overview of the key priorities and strategies are shown in the table below. Social mix will be achieved through accommodating for different social groups through housing and social infrastructure. While the contribution of social mixing to successful neighbourhoods is debated (Galster, 2007), the increasing levels of segregation identified in Section I.II justify concerted efforts to enable people from all socioeconomic groups to live, work and spend time in the SRS.

Creating the conditions for economic diversity not only increases the opportunities for entrepreneurship, but is also critical to making Stockholm economy more resilient to potential economic transitions and shocks identified in Section II.II. This therefore supports the goal of Adaptability. Another part of this goal is the opportunity to access areas in the most sustainable way. Encouraging the use of public and active transport achieves both environmental sustainability and social equity, enabling access for those who cannot afford a car, and increasing resilience to future fuel price rises.

Freiburg, Germany Open space Opportunity: Community engagement In the Vauban development the residents, formed in community groups (“Baugruppen”), are a part of the process when designing common space between residential buildings. They are also involved in the design of the buildings and the neighbourhood (Hall, 2013).

CASE STUDY: Vauban

Some of the positive neighbourhood effects of social mix are believed to be social cohesion and social mobility (van Kempen & Bolt, 2009). However, this does not come as a natural consequence of physical measures and geographic proximity. Facilities and strategies for increasing social engagement, cooperation and participation must be in place, and is why another priority is community engagement. This also brings in the principle of a local, bottom-up approach to planning; taking the local residents’ needs and wishes into account. More on community engagement will be found in the Governance and Finance section (V).

CASE STUDY: Baugruppen

Freiburg, Germany Parking strategy Opportunity: Social mix, access In the neighbourhood streets of Vauban parking is only permitted for loading. The parking facilities are situated outside the neighbourhood area, making the bike or tram more convenient to use. The space is bought with the residence, but non-car owners pay a smaller fee to preserve open space in the periphery of the development (Hall, 2013).

SOCIAL MIX

VARIETY OF HOUSING SIZES AND TYPES

MODULAR BUILDING APPROACH

NEIGHBOURHOOD SOCIAL FACILITIES

Creates a more vibrant and resilient community

For the needs and income of different social groups

Create more affordable housing

Proximity to social infrastructure and community facilities

COMMUNITY ENGAGEMENT

SPACES FOR COMMUNITY USE

SELF-DESIGNED AREAS

LOCAL COMMUNITY TRUSTS

Improves quality of life and social capital

Encourage participation and create local social ties

Giving the decision of how the common areas will look and function to the residents

Give the power of development to local residents

ECONOMIC DIVERSITY

INCUBATOR SPACE

GROUND FLOOR ECONOMIC ACTIVITY

Creates economic resilience

Encourage entrepreneurial activity

Spread out economic activity and encourage smaller firms

ACCESS

PERIPHERAL PARKING

EXTENSION OF LIGHT RAIL

CYCLE INFRASTRUCTURE

WALKABLE STREETS

Sustainable transport for residents of Stockholm and the SRS

Encourage use of public transport and biking

Improve connectivity and access

Encourage more cycling through bike lanes and parking

Make walking a preferred travel option

Goals

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Culture and Heritage III.III The objective of adaptability does not guarantee a successful urban development, and could risk the creation of spaces which are devoid of character. The third objective is therefore to encourage development which supports local culture and heritage. Culture can be conceptualised in layers. At the centre are deeply held beliefs, norms and attitudes which change slowly over time, surrounded by the embedded systems and institutions that reflect or perpetuate these values. On the outer layer are the physical manifestations - artefacts, products and rituals that carry cultural meaning and change more rapidly (Delobbe, 2010; Smolicz, 2010; Gundry & Rousseau, 1994).

Values: relationship with nature

Values: support for the arts

Sweden has a strong agrarian and nautical past. The SRS can reflect this heritage through the design of urban space which interacts with the surrounding environment.

Art is an important aspect of Swedish culture, and will be reflected in the development of the SRS which promotes:

Relationship with nature

• Inclusive opportunities to experience culture, participate in educational programmes and develop creative abilities • The artistic revival of vacant space • Accessibility • Cultural exchange between social groups

Relationship with water

Industrial heritage

Artefacts, products, rituals Systems, institutions Beliefs, norms, attitudes

Relationship with water

Relationship with the city

Successful societies have strong cultural cohesion which develops naturally over time and is adaptable to change. Sweden views its cultural heritage as a dynamic, challenging and independent force (Swedish Arts Council, 2010), and this development will seek to reflect national and local values through the design of the built environment. Community organisations located in the SRS will receive support for cultural activities, and adaptable buildings and spaces will provide a versatile canvas upon which changing artefacts and products can be situated over time.

Pre-1800s

1860-1910

1920s

1970s

Relationship with nature Figure: 22. Relationships with surroundings.

Figure: 20. Block patterns common to Stockholm (Source: Stockholm Architecture Museum)

LOCATION IDENTITY

RELATION WITH THE ENVIRONMENT

PRESERVE EXISTING BUILDINGS

ARRIVAL AREAS

Site reflects location and history

Create public spaces that connect to water and green space

To maintain industrial heritage

Create strategic mixed use interchange nodes to enhance the sense of arrival

CULTURAL DIVERSITY

CULTURAL SPACES

FLEXIBLE CULTURAL FACILITIES

Encourage different cultural activities

Provide locations for specific cultural and artistic activity

Create spaces that are adaptable to cultural change

Figure: 19. The vision of culture and heritage translated into goals and strategies.

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Figure: 21. Traditional Swedish architecture. (Photo: James Harris)

Goals

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IV DEVELOPMENT PLAN 31% Reserved land area

Subdistrict visions

40 Toolbox items

Construction finished 2030

IV.I Fixed Development Assets In order to ensure that the self-assembling communities of the SRS can thrive, certain core elements of the site will need to be developed in advance, and excluded from the open development process. This includes the waterfront promenades, several dedicated parks, northern ‘cultural hub’, Ropsten Interchange Terminal, Värthamnen Pier, and Fortum combined heat-and-power facility. Development activity on these core elements must be treated as an early priority as they are integral to the integration of new residential and commercial populations.

Ropsten Interchange

Additionally, a number of existing buildings have been identified as having strong heritage value and adaptive reuse potential. These buildings will be integrated into the site redevelopment plans and will become centres of community activity. Fortum CHP

Värtahamnen Pier

Waterfront promenade Frihamnen Pier

Waterfront promenade

Map Legend Residential area SRS Existing industrial area Existing buildings Fixed cultural area Fixed green public areas Flexible plots 200 meters

200

400

600

800

1000 m

Figure: 23. Masterplan with fixed assets.

III

Development Plan

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Planned and Reserved IV.II

Planned

Reserved

Fixed Flexible

Reserved and fixed

Planned and flexible

Specific plots with a specific use will be saved for development at a later stage.

Can be developed now, but purpose and specific plot is flexible. However, the developer must choose from a pool of land uses (outlined on pages 26-27) in order to meet overall housing and job targets and support the three goals.

Reserved and flexible

Planned and fixed

Will be developed now for a specific purpose in a specific plot due to strategic importance.

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A proportion of the flexible plots are not developed in the plan, but are set aside for development in the future. Their land use can respond to emerging future scenarios and the resultant pressures or opportunities that arise.

III

Development Plan

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IV.III Connectivity

University

Airport

1:05

20’

0:15

Tomteboda

1 Highway

City Centre

Freight on Lightrail

0:20

to City Centre

15’ to University

65’ to Airport Tranport modes 0

1000 m

Highway

Lightrail

Underground

2000 m

Figure: 24. Accessibility of the SRS site.

III

Development Plan

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Transport Strategy IV.IV A

A’ 7

Ropsten interchange

B’

Metres 8

Road transport Norra Länken motorway tunnel Norra Länken motorway overground Peripheral parking (0.5 per household)

B’

Green overpass Public transport and freight

The docks

Light rail

Värthamnen Pier passenger station

Underground station entry

Värthamnen cruise docking

Light rail stops

Värthamnen ferry docking

Interchange hub

Frihamnen local boat bus

A’

A A’

Street section legend Pedestrian Cycle lane Light rail Public and private transport

Freight rail connection 200 meters

200

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400

Private traffic lane 600

800

Median strip

1000 m

III

Development Plan

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IV.V Sub-district Functions The SRS will be divided into nine sub-districts, each with a specific character and function. This will help shape the emergence of a site which reflects local culture and heritage, while providing opportunities for economic and social diversity.

Northern Residential

Ropsten transport interchange

The sub-districts have been selected to maximise the value of existing assets and to allocate appropriate land use to meet key strategic objectives. These will also meet municipal targets for 10,000 new homes and 30,000 new jobs. Their boundaries are informed by pre-exisitng fixed assets. The existing 2010 plan for this area will be continued to create residential, familyoriented spaces (figure 25). Sports facilities, transport connections and nature will be easily accessible, while a new green overpass (figure 26) will minimise the negative characteristics of the Norra Länken motorway. 3

Cultural hub

This will be a hub for public transport interchange, managed by the City. With the extension of the light rail the existing metro station, “Ropsten”, will be a major node for people switching between rail, bus and metro and thus improves the accessibility to the rest of Stockholm. The model of the interchange takes inspiration from the Vällingby interchange in Stockholm (figure 29); a large elevated platform with offices and retail. The underpass by the interchange will be a place of art and activity, based on models such as the Toronto Underpass Park (figure 31).

Light manufacturing

Existing gaswork buildings will be refurbished and repurposed for cultural activities, in accordance with the existing SRS plan. A strong sense of place will be created through the preservation of industrial and architectural heritage, drawing inspiration from the Duisburg Park (figure 27).

The current Heidelberg cement plant will be relocated by 2025, and the site transformed for light industrial use. Activities such as distributed manufacturing and upcycling will prioritise sustainable resource use, contributing to the economic diversity and adaptability of the SRS while maintaining industrial heritage.

7 8

Fortum Combined Heating and Power

Residential

Culture

Hotel

Utilities

Commercial office

Green

Education

Light industry

Retail

Public space

Dock

Reserved

III

Development Plan

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The new biomass Fortnum CHP plant will provide low-carbon energy for Stockholm, improving the sustainability and resilience of the SRS site (Fortum, 2012), and stays in the hand of Fortum and the City. Additional space will be retained to the west for future expansion if required. Sports

Assembling the Seaport

Central water terminal

As part of Stockholm City’s vision to make the SRS an arrival gate they have developed a new design for the Värthamnen terminal (Stockholms Hamnar, 2013) and planned a pier extension (figure 30), opening opportunities to create a welcoming sub-district. This area will also take inspiration from the Vällingby transport interchange and will be managed by the City. The future scenarios on page 12 suggest that the cruise ship tourism is vulnerable due to escalating fuel costs or tighter emission controls. Tourism is also vulnerable to changes in the global economic climate, and the ships are high pollutants likely to reduce air quality. In accordance with the goal of adaptability, the Stockholm Port Authority’s plan of having five docking spaces for cruise ships will therefore be reduced to three.

This experimental sub-district will contain business incubators and space for creative industries while retaining the industrial heritage of the docks. Low rents will be maintained by the sale or lease of other more valuable land, and through the use of pre-fabricated, modular and adaptable buildings. This will attract entrepreneurial and start-up companies to locate in the docklands. Ferry traffic will be moved to the newly available space at the Värthamnen pier, although local boat services will still operate from here to improve accessibility. The main terminal building will be repurposed into a space for community events, meetings and creative activities (figure 48).

9 7

Photo: James Harris

Frihamnen residential

The central district

This will be a place for living and working, featuring the highest proportion of office space in the SRS. The existing plans and location of the Innovation Centre will be retained to support green economic growth. A new waterfront promenade will support cultural and heritage priorities by integrating the site with the sea, with designs inspired by those in Oslo (figure 32). This new edge will also increase adaptability to future sea-level rise.

Figure: 25. New developments in the northern residential district.

Assembling the Seaport

Creative docklands

Photo: James Harris

This area will offer experimental residential space, in keeping with the Frihamnen (“Free Port”) name. Modular building approaches will be encouraged, including the use of refurbished shipping container units which maintain the industrial heritage of the port (figure 49). A new promenade will link to the central district, providing a common waterfront theme.

Photo: Tuxyso Figure: 27. Structures in the cultural hub to be kept (top) and the Landschaftspark in Duisburg, Germany (bottom).

Photo: Henri Cormont, RWS Figure: 26. Green overpass.

Photo: James Harris Figure: 28. Gas work structures in the cultural hub.

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Development Plan

VI VII VIII

Figure: 29. The V채llingby station in Stockholm. (Photo: Kevin Hurley)

III

Development Plan

Figure: 30. The new V채rthamnen pier passenger terminal.

VI VII VIII

Assembling the Seaport

Photo: Rolf Ă&#x2DC;hman

Photo: Stockholms Hamnar Photo: James Harris Figure: 31. Under the elevated motorway in SRS (right) and Toronto (left).

Assembling the Seaport

Photo: Rodeo Arkitekter

Photo:Sam Javanrouh Figure: 32. Waterfront promenade planned in Oslo, Norway.

III

Development Plan

VI VII VIII

IV.VI Plot Development Large developer

subplot sections possible

1ha

average plot size

plots maximum per developer

same developer in adjacent plots

plots incompletely subdivided at any time

Self-build group 1

Small developer 1

Self-build group 2

Empty Subplot

Small developer

100 Meters Figure: 33. Plot division examples.

III

Development Plan

VI VII VIII

Assembling the Seaport

The Toolbox IV.VII Informed by already existing toolbox schemes such as LEED ND and BREEAM, the tailored solution for the “Assembling the Seaport” vision steers the development of this project into a highly adaptable, sustainable and liveable future. Sweden is known to already have high quality standards for building codes and sustainable energy systems. The toolbox expands on these preconditions and employs a further set of guidelines for an adaptable, sustainable and liveable future. In order to allow for maximum flexibility, the toolbox contains only few items that

are designated as a requirement. All other positions in the toolbox yield a certain amount of points from which the developer may choose a suitable combination. Due to a minimum point value requirement for all toolbox categories and an overall value target, the toolbox approach guarantees that bad design and revenue maximisation is avoided. Points acquired above the minimum target will have positive impacts on the lease level or buying price of the plot.

Figure: 34. The toolbox.

Category

total 7

Reduce water usage for landscape irrigation by 50% from a midsummer baseline case

Provide natural stormwater catchments for 90th percentile storm water

50% of non-roof hardscape has either structural shades, trees, high reflective pavement or permeable pavement

75% of all buildings have the longest axis (x1.5) within plus or minus 15 degrees of east-west

5%, 12.5% or 20% of annual electrical and thermal cost covered through onsite renewable energy

max 3

Use directed and motion sensor activated light sources for outside lights and public facilities

A minimum of 4 points required TOTAL

total 8

A minimum of 32 points required

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Development Plan

VI VII VIII

IV.VIII The Toolbox Process Residential high Residential medium

Residential mixed

Commercial office high Commercial office medium

Retail

Open space

60%

30%

50%

40%

Building height

Floor to area ratio

4.2

3.5

1.8

Common area

15%

20%

Land-use regulations

By positioning the street-facing faรงades to minimal distances from the property line, the neighbourhood will have a consistent pattern and deliver a liveable and walkable environment.

Faรงade alignment

R The provision of rental housing units for 60% of the area median income level AMI, ensures that the Stockholm Royal Seaport is a place of diversity and equal opportunity.

Rental prices at 60% AMI

III

Community Trust

Examples Modular building designs facilitate maximum adaptability through quick expansion or contraction of the building structure to accommodate future needs.

Modular buildings

4 On-site renewable energy produced from photovoltaic, wind, or thermal sources increase the environmental sustainability and economic resilience of the project. Surplus energy may be fed into the wider Stockholm grid system for market prices.

On-site renewables

Development of the plot

Figure: 35. Toolbox process in detail.

Vision

Toolbox

Examples

Development Plan

VI VII VIII

Assembling the Seaport

Toolbox Example: Residential Mixed Zone IV.IX

Floor to area ratio 3.5

Ground floor height

Requirement

30% open space

Ground floor noise isolation Faรงade alignment Modular buildings Joinable walls Community garden No on-site parking Bicycle stations Renewable energy Green roofs

Assembling the Seaport

Figure: 36. Plot development example.

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Development Plan

VI VII VIII

IV.X Development Timeline 2010-2015

2015-2020

Land remediation and construction in the northern residential district continues as first residents move in

Complete ‘green overpass’ in tandem with opening of Norra Länken motorway

Construction begins on transport hub, light rail and ‘green overpass’

Transport hub and light rail system open

2020-2030

Planned housing construction completed Cement plant is phased out of operation and relocated by 2025

Residential and cultural facility construction continues

Land clearing and demolition begin Construction begins on Värthamnen pier Construction of the seafront promenade starts

Värthamnen pier extension is completed and new terminal built

Residential and commercial development completed

Transport interchange hub constructed Waterfront promenade completed Commercial and residential development begin Fixed parks are created First residents and businesses move in

Container terminal at the Frihamnen dock moves to the new terminal in Norvika Land clearning and demolition begin Construction of the light rail extension and the waterfront promenade begin

Fixed park is created Residential construction begins and first residents move in Construction of light rail extension and waterfront promenade are completed Residential construction is completed

Figure: 37. Development timeline.

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Development Plan

VI VII VIII

Assembling the Seaport

V GOVERNANCE & FINANCE 1

Development Corporation

Community Land Trusts

Citizen Led

Communal Land Ownership

V.I Vision

V.II Governance Structure

V.III Financial Viability

The SRS development will be managed through an innovative process of participatory governance. This draws inspiration from the principles of the nineteenth century Garden City model (Howard, 1898), and expands upon a history of municipal leasehold agreements in Sweden.

Development Corporation

Initial Capital Requirement

Led by the City of Stockholm, the Development Corporation will steer the early stages of the development process and lay the foundations for future communityled growth.

Approximately 12% of the total site will be sold by the Development Corporation to private developers, contributing to the capital required for the remainder of the project. The sale of these plots will generate estimated revenues of SEK 1,365 million (£127m) based on comparable land value data* (Valuation Office Agency, 2011).

Key objectives of this approach are: • Community land ownership • Long-term stewardship of buildings and assets • Strong local leadership and community engagement • Land values that benefit local communities • Mixed-tenure affordable homes • Diverse employment opportunities • Consistent monitoring and review

The management structure is partially modelled on that of the HafenCity project in the central port district of Hamburg, Germany (Hafencity, 2014). See figure 41 for further details of the Development Corporation’s role.

This figure will be combined with the SEK 970 million (£90m) already committed by the City of Stockholm (EcoDistricts, 2013). This will establish a sufficient base of operating capital to prepare the site and improve infrastructure systems.

Community Land Trusts Long-term Leasehold Strategy: Public-Social-Partnerships (PSPs) After a process of capacity building, decision-making authority will be passed to three Community Land Trusts (CLTs). These are independent, locally-based, non-profit organisations which act as the principle land-owner for each section of the site. Their role is to manage key public assets and invest derived profits in accordance with stated community interests. The CLTs will also allocate any vacant land plots for temporary use by local community groups in Stockholm. Envisaged usage could be activities that promote innovation and social cohesion while increasing development potential, such as urban agriculture, pop-up retail or art installation. See figure 42 for further details of the Community Land Trusts.

The majority of the residential and commercial plots will be managed as long-term community assets, with freehold responsibility retained by the CLTs. Development rights will be leased out as required, with negotiated ground rent returning to the CLT in exchange. Only sub-districts 3, 5 and 6 (main transit interchange, Fortum plant and Värtahamnen pier) will continue to be managed as city assets due to their broader strategic importance. This progressive leasehold strategy maximises the potential for land value to deliver social return over time, with profits reinvested by the CLT rather than flowing directly to private land owners. The elimination of freeholds will reduce the costs of residential construction, making it an attractive option for cooperative organisations and providing affordable homes for a wider segment of Swedish society. Meanwhile the ground rent captured by the CLT will provide an ongoing revenue stream for community-owned infrastructure and social projects. *See Appendix A for additional information on land value estimations.

Northern District community trust

Central District community trust

Southern District community trust

Figure: 38. The three community trusts.

III

Governance & Finance

VI VII VIII

Assembling the Seaport

Development Corporation

Purpose

Scope/Mandate

Make-up

Tools

Finance

Organise: Early-stage development of SRS site.

Build: Essential site infrastructure.

Executive Board (2): Two full-time executive members. Appointed by Supervisory Board.

Partnerships: PPPs & PFIs with Ericsson, Fortum, etc.

City of Stockholm: Investment of approximately £90 million / SEK 970 million.

Tax Incremental Financing: For private sale developments.

- Clearing/cleaning of polluted soil. - Funding primary infrastructure. - Compensation of evacuated stakeholders.

Guide: SRS vision within Stockholm’s municipal authority.

Clear and Prepare: All lands for development.

Create: Capacity for local community trusts to carry out vision going forward.

Develop: Strategic partnerships with private enterprises (Ericsson, Fortum, etc.) Sell: Strategic plots of land to commercial and residential developers. Timeframe: Approximately 15 years.

Figure: 39. Development corporation.

Supervisory Board (5): - Stockholm Mayor (chair) - Stockholm CEO - Chairman, Stockholm Urban Development Advisory Board - CEO, Stockholm Business Region Development Office - City Councillor (Ostermalm)

Site Leasehold Agreements: For long-range community assets.

Land Sale: Limited number of residential and commercial land to be made available for sale. Target Sale Revenue: £127 million / SEK 1,365 million.

Advisory Committee (12): Range of community representatives, academics, professionals, business and institutional leaders. Appointed on fixed-term lengths.

- Secondary infrastructure. - Parks and public spaces. - Start-up funding for Community Land Trusts.

Figure: 41. Development corporation responsibilities.

Community Land Trusts

Purpose

Scope/Mandate

Make-up

Finance

Review Tools

Administration: Long-term land lease collection and re-investment.

Locally Organised: Based around concept of Communities of 7,000 (Alexander et al, 1977).

Director in Trust (1): Paid directorate position with term limits.

Land Capital: Given legal stewardship and responsibility of city-owned land-assets within community boundary.

Coordinated Community Review: Shape strategic growth strategy by evaluating sustainability indicators and assign sustainability priorities.

Growth & Planning: Execute local visions for future growth.

Land-Use Decisions: Responsible for initiating, deciding and executing development decisions around future land-use.

Board of Trustees (5): Local volunteer positions with strong voting power. Nominated/elected annually.

Leashold Revenue: Development rights ‘sold’ to third parties on the basis of a long leasehold arrangement.

Quantitative: Wide-range of indicators from climate and environment, socioeconomic to regional resource conditions.

Participation: Led by local residents. Strategies determined at five-year community reviews.

Review: Coordinate regular reviews of key environmental, social, economic and institutional indicators.

Advisory Committee (8): Made up of experts & stakeholders. Can be from outside community.

Structure will allow community to manage rent price fluctuations and reduce impacts of land spectualtion.

Qualitative: Primarily crowd-sourced data relating to satisfaction levels, conditions of public spaces, transportation, etc.

Timescale: Permanent and ongoing. To be formed by Development Corporation, within initial development phase of local area.

Figure: 40. Community land trusts. Figure: 42. Community trust responsibilities.

Assembling the Seaport

III

Governance & Finance

VI VII VIII

V.IV Phasing The SRS Development Corporation should be formed as soon as possible and will oversee the development process until each Community Land Trust has the capacity to exectute its own decision-making mandate (estimated to be near the mid-way point of each neighbourhoodâ&#x20AC;&#x2122;s build-out cycle).

At the rate of 500 homes built per year, the Northern District is forecast to reach completion of its residential development target by 2020. As the new community forms, the Development Corporation should focus on building capacity here for the Community Land Trust to assume decision-making duties by the end of 2015.

Key site-level infrastructure (roads, parks, tram lines, water services, energy production and distribution, waste and waste water) will be installed as early as possible and will be coordinated by the Development Corporation with the demolition and clearing activities in each area.

In the meantime, relocation activities, land clearing and soil remediation will be under way in the Central District of the site. This process should continue as the first of this district becomes available for construction in 2015.

2010

2015

2020

The Southern District will be available for development last, as the Frihamnen facitlity is required to stay active here until at least 2019 when the replacement logistics shipping centre in Norvik opens to the south of Stockholm. The Development Corporation will play a supporting role to each Community Land Trust through its first years and wind down its formal activities and involvement on the site by approximately 2028, once construction has been completed in the Southern District.

2025

2030

Northern District Demolition, clearing and construction

Community Land Trust

Central District Demolition, clearing and construction

Community Land Trust

Southern District Demolition, clearing and construction

Community Land Trust

SRS Development Corporation

Active

Supporting

Capacity building

Review cycle

500 homes

Demolition and clearing

Figure: 43. Phasing map.

III

Governance & Finance

VI VII VIII

Assembling the Seaport

Future Growth & Review Mechanisms V.V At five year intervals, each Community Land Trust will engage in an extensive review of social, economic, environmental and governmental performance, in order to establish the community priorities for upcoming stages of development. These reviews will be supported by various sets of review data and interpreted through public working groups, resulting in a dynamic and organic vision for community growth that can respond to developing scenarios.

Statistical Review

“… people should design for themselves their own houses, streets and communities. This idea… comes simply from the observation that most of the wonderful places of the world were not made by architects but by the people” - Christopher Alexander, A Pattern Language (1977)

Material reports summarising a range of quantitative and qualitative data will form the basis of this review. Base-line reports will be created allowing for existing trends to be tested against future scenarios.

Data collected

Sources

Collection points

Quantitative • Energy consumption • Climactic conditions • Waste diversion • Water consumption • Business turnover • Employment levels

•

Qualitative • User reviews of community and local services • Community feedback • Biodiversity reports

• • • •

Partner technology companies Municipal authorities NGOs Local residents, business and community groups Visitors to SRS

• • • •

GIS monitoring stations Public records Smart meters Participatory planning platforms Crowd-sourcing mobile applications

Figure: 44. Review process.

Working Groups

This data will feature heavily in the priority-setting stage of the review process, where a number of working groups will work within set theme areas to bring into focus the necessary future priorities for the Community Land Trust. Each working group will be composed primarily of community residents and chaired by a member of the Advisory Committee. They will be asked to rank the subsections of their examination areas as either low, medium or high importance (see table, right, for sample working group topic areas) and provide tangible action items for the Community Land Trust to consider for implementation.

1 Climate Resilience

2 Connections

3 Good Governance

4 Economic Resilience

5 Healthy Environment

6 High Quality Place

7 Sustainable Resources

8 Strong Community

Figure: 45. Sample working group topics.

Future Direction

Assembling the Seaport

Armed with the working group input, the final decisions for the future strategy will be made by the Board of Trustees and Director in Trust, informing which plots of land will be developed (with what land use and under what ground rent conditions), what public spaces will be created and what community assets and programs will be invested in.

III

Governance & Finance

VI VII VIII

VI THE FUTURE ∞

Possible Outcomes

Photo: James Harris Figure: 46. The passenger terminal at the Frihamnen pier.

Figure: 48. The retrofitted terminal. Artist: Kristina Wensaas.

Photo: James Harris Figure: 47. Containers at the Frihamnen terminal.

Figure: 49. Modular approach to buildings, using containers from the site. Artist: Kristina Wensaas.

III

The Future

VII VIII

Assembling the Seaport

Possible Future VI.II Based on the vision, goals and strategies of this plan, the complete development of the SRS could unfold in a number of different ways. The residential and employment targets established by the City of Stockholm will be met by 2030 with a sizeable remainder of developable land reserved for future needs. These future decisions will be made by the Community Land Trusts in concert with applicant developers using the toolbox format. For illustrative purposes, it is helpful to look into the future and imagine one potential development outcome for part of the site. While the land use mix is hypothetical, the diversity of plot developments illustrated would be maintained under any future scenario.

200 meters

200

400

600

800

1000 m

Possible land - use of the development in the future

Map Legend Green Public area

Green public and cultural spaces organize the development of the area

Cultural Area Empty areas are left for public use according to the implementation toolbox

Public promenade Residential area Commercial office area Commercial retail area

Figure: 50. Possible future outcome.

Assembling the Seaport

Plots that are not yet built would have flexible functions until lease or sale Plots could be subdivided for lease or sale Possible development of the plots

III

The Future

VII VIII

This Sustainable Strategic Urban Plan will ensure a highly sustainable, inclusive and adaptable future for the Stockholm Royal Seaport for the next twenty years and beyond. As the emerging neighbourhoods and communities develop over time, the Assembling the Seaport vision will foster generations of community-focused sustainability, resulting in a culturally rich, adaptable and inclusive urban environment.

III

The Future

VII VIII

Assembling the Seaport

VII REFERENCES

VII References Articles and Websites

Gundry, L.; Rousseau, D. (1994). Critical incidents in communicating culture to newcomers: The meaning is the message. Human Relations, 47, 1063-1088.

planning realms. [Online] 69 (4), 369-384. Available at: doi: http://dx.doi. org/10.1016/j.landurbplan.2003.10.035 [Accessed 5/3/2014].

Adaptable Futures. (n.d.a). Adaptable Futures. Retrieved April 16, 2014 from Adaptable Futures: http://adaptablefutures.com/

HafenCity Hamburg GmbH (n.d.). “Development Management and HafenCity Hamburg GmbH”. Hamburg: HafenCity Hamburg. [Online] http://www. hafencity.com/en/management/development-management-and-hafencityhamburg-gmbh.html [Accessed 15 April 2014]

Swedish Architecture Museum. (2014) Published on the occasion of the exhibition at the Swedish Centre for Architecture and Design, Stockholm, permanent display. Stockholm: Swedish Architecture Museum.

Adaptable Futures. (n.d.b). D11: Frame cycle. Retrieved April 16, 2014 from Adaptable Futures: http://adaptablefutures.com/toolkit/d11-framecycle/ Adaptable Futures. (n.d.c). D17: Uncertainty Paradox. Retrieved April 16, 2014 from Adaptable Futures: http://adaptablefutures.com/toolkit/d17uncertainty-paradox/ Alexander, C. Ishikawa, S. & Silverstein, M. (1977). A Pattern Language: Towns, Buildings, Construction. New York: Oxford University Press. Bengtsson, T. (ed) (2010) Population Ageing - A Threat to the Welfare State? The Case of Sweden. London: Springer. Bioregional. (2014) One Planet Living: The ten principles. [Online] http://www. oneplanetliving.net/what-is-one-planet-living/the-ten-principles/ [Accessed 01 March 2014]. BREEAM (n.d.). Assessment method. [Online] http://www.breeam.org [Accessed 20 April 2014] City of Stockholm. (2011) Stockholm action plan for climate and energy: 2012– 2015. [Online]. City of Stockholm. Available from: http://bygg.stockholm. se/PageFiles/278218/Stockholm%20action%20plan%20for%20climat%20 and%20energy%202012-2015.pdf [Accessed 05/02/14]. City of Stockholm. (2013) Stockholm Royal Seaport: Vision 2030. [Online]. City of Stockholm. Available from: http://international.stockholm.se/globalassets/ ovriga-bilder-och-filer/visionsrs2030_medium.pdf [Accessed 12/02/14]. Delobbe, N; Haccoun, R; Vandenberghe, C. (2010). Measuring Core Dimensions of Organizational Culture: A Review of Research and Development of a New Instrument. Université Catholique de Louvain. EcoDistricts (2013). Neighbourhood Case Study: Stockholm Royal Seaport. Portland: EcoDistricts. [Online] http://ecodistricts.org/wp-content/ uploads/2013/05/Royal_Seaport.pdf [Accessed 15 April 2014] European Union. (2011) Cities of tomorrow: Challenges, visions, ways forward. [Online]. Luxembourg: Publications Office of the European Union. Available at: doi: :10.2776/41803 [Accessed 23/3/2014]. European Commission. (2014) Integrated Sustainable Urban Development. [Online]. Brussels: European Commission. Available from: http://ec.europa. eu/regional_policy/sources/docgener/informat/2014/urban_en.pdf [Accessed 28/03/14]. Fortum. (2012). Fortum to invest in a new biofuelled combined heat and power plant in Stockholm, Sweden. Retrieved April 23, 2014 from Fortum: http://www.fortum.com/en/mediaroom/pages/fortum-to-invest-in-a-newbiofuelled-combined-heat-and-power-plant-in-stockholm-sweden.aspx Galster, G. (2007). Neigbourhood Social Mix as a Goal of Housing Policy: A Theoretical Analysis. European Journal of Housing Policy , 7 (1), pp. 19-43. 46

III

References

VIII

Hall, P. (2013). Good Cities, Better Lives: How Europe Discovered the Lost Art of Urbanism. Oxon: Routledge. Hallding, K., Eriksson, E.A, Mobjork, M., Nilsson, M., Alfredsson, E., Skanberg, K., Sonnsjo, H., Benzie, M., Carlsen, H. & Kemp-Bendict, E. (2011) Sweden in a World of Growing Uncertainties. [Online]. Stockholm: Government Offices of Sweden Prime Minister’s Office. Available at: http://www. sei-international.org/mediamanager/documents/Publications/sei-reporthallding-swedeninaworldofgrowinguncertainties.pdf [Accessed 5/2/2014]. Harsman, B. (2006). Ethnic Diversity and Spatial Segregation in the Stockholm Region. Urban Studies, [Online]. 43 (8), 1341-1364. Available from: doi: 10.1080/00420980600776434 [Accessed 04/02/14]. Hertiage Foundation Letchworth Garden City (n.d.). “About Us”. Letchworth Garden City, UK: Heritage Foundation Letchworth Heritage Foundation. [Online] http://www.letchworth.com/heritage-foundation/about-us [Accessed 15 April 2014] Howard, E., (1898). To-morrow: A peaceful path to real reform. London: Swann Sonneschein. International Energy Agency. (2013) Energy Policies of IEA Countries: Sweden 2013 Review. Paris: IEA. Available from: http://www.iea.org/textbase/nppdf/ free/2013/sweden2013_excerpt.pdf [Accessed 08/02/2014]. LEED ND (n.d.). Neighbourhood Development Certification. [Online] htttp:// www.usgbc.org/leed [Accessed 15 April 2014] LSE. (2013) Stockholm Green Economy Leader Report. [Online]. London: London School of Economics and Political Science. Available from: http://files. lsecities.net/files/2013/06/LSE-2013-Stockholm-Final-Report-webhighres. pdf [Accessed 01/03/14]. Medir Architetti. (2011, September 10). Melfi Headquarters / Medir Architetti. Retrieved April 16, 2014 from Arch Daily: http://www.archdaily.com/168000/ melfi-headquarters-medir-architetti/

Smolicz, J. (2010). Core values and cultural identity. Ethnic and Racial Studies, 4:1, 75-90. van Kempen, R., & Bolt, G. (2009). Social cohesion, social mix, and urban policies in the Netherlands. Journal of Housing and the Built Environment , 24, pp. 457-475. Vandkunsten. (n.d.). Prosjekter - Almenbolig. Retrieved 16 April, 2014 from Vandkunsten: http://www.vandkunsten.com/dk/Projekter/Projekt/ almenbolig--rammeaftale-3/282-7.p

Images Henri Cormont. (n.d.). New Solutions. Retrieved April 23, 2014 from Arc Solutions: http://arc-solutions.org/new-solutions/ Rodeo Arkitekter. (n.d.). Havnepromenaden. Retrieved April 16, 2014 from Rodeo Arkitekter: http://www.rodeo-arkitekter.no/index1.html Sam Javanrouh. (2012). Under the Bridge. Retrieved April 23, 2014 from Daily dose of imagery: http://wvs.topleftpixel.com/12/08/17/ Stockholms Hamnar. (n.d.). Värtahamnen. Retrieved April 16, 2014 from Stockholms Hamnar: http://www.stockholmshamnar.se/en/Underconstruction/Vartahamnen/ Tuxyso. (2014). File:Hochofen 5 Landschaftspark Duisburg Nord Abend 2013. jpg. Retrieved April 16, 2014 from Wikimedia: http://commons.wikimedia. org/wiki/File:Hochofen_5_Landschaftspark_Duisburg_Nord_Abend_2013. jpg Øhman, R. (2014). Vil bygge havnepromenade med liv og røre. Retrieved April 16, 2014 from Oslo By: http://www.osloby.no/nyheter/Vil-byggehavnepromenade-med-liv-og-rore-7498657.html#.U069ZsfI8-y

Valuation Office Agency (2011). Property Market Report , 2011. London: Valuation Office Agency. [Online] http://www.voa.gov.uk/dvs/_downloads/ pmr_2011.pdf [Accessed 15 April 2014] Organisation for Economic Co-operation and Development. (2011) An Overview of Growing Income Inequalities in OECD Countries: Main Findings. Paris: OECD Publishing. Available at: http://www.oecd.org/els/soc/49499779.pdf [Accessed 02/03/2014]. Pickett, S.T.A., Cadenasso, M.L. & Grove, J.M. (2004) Resilient cities: meaning, models, and metaphor for integrating the ecological, socio-economic, and Assembling the Seaport

VIII APPENDIX A

VIII.I Land Plot Sale and Lease Summary To gain clarity on development revenues and expenses, all plots on the SRS site that are to be developed in this phase of development (i.e.: not reserved for future growth) have been assigned into either “SELL”, “LEASE” or “DEVELOP” categories. Only a select number of commercial and residential plots have been designated to be sold, while the bulk of the site will be retained as community assets to be leased. (Revenue estimates for the sold plots of land are calculated the following page.) All civic and public spaces will need to be developed at the city and/or development corportation’s expense.

SELL

1. Northern Residential FIXED PLOTS

FLEXIBLE PLOTS

8.00

18.50

Recreation & Sporting Facilities

5.00

Light Industrial

3.00

Residential Medium Density

11.00 6.00

6.00

Commercial Office Medium Density

1.00

Green Spaces & Parks

6.50

6.00

FIXED PLOTS

2.25

Unplanned Sites (Utility Expansion)

2.25

FLEXIBLE PLOTS

14.00

Residential Medium Density

14.00

6.50

3.00

Cultural & Community Facilities

3.0

FLEXIBLE PLOTS

2.00

Commercial Office Medium Density

1.0

Green Spaces & Parks

1.0

2.50

Cultural & Community Facilities

2.5

FLEXIBLE PLOTS

0.50

Commercial Office Medium Density

0.5

FIXED PLOTS

2.50

Commercial Office Med Density

0.5

Retail

1.0

Public Squares & Promenades

1.0

FLEXIBLE PLOTS

2.00

Commercial Office High Density

1.0

Retail

1.0

III

VI VII

Appendix A

1.0

0.00

SELL

LEASE DEVLP CITY ASSET

0.00

0.5

PLANNED 1.0 1.0 1.0

1.0 RESERVED

0.0

4.0

RESERVED

0.5

Totals

PLANNED

1.0 0.0

FIXED PLOTS

12.50

LEASE DEVLP COMMUNITY TRUST #1

FIXED PLOTS

6. Main Interchange

9.00

RESERVED

SELL

Totals

PLANNED

1.00

7.00

Totals

2. Cultural Corridor

LEASE DEVLP COMMUNITY TRUST #1

0.0

Assembling the Seaport

SELL

3. Central District FIXED PLOTS

3.00

FLEXIBLE PLOTS 13.00

Commercial Office Medium Density

1.0

Public Squares & Promenades

2.0

Residential High Density

2.3

2.0

Residential Medium Density

4.5

1.0

Commercial Office High Density

1.5

Commercial Office Medium Density

1.0

Commercial Hotel

1.0

Retail

1.0

Green Spaces & Parks

1.75

FLEXIBLE PLOTS 7.00

1.0

Residential High Density

3.00

Residential Medium Density

2.0

Commercial Office High Density Commercial Office Medium Density

PLANNED

4. Lower Dock FIXED PLOTS

SELL 16.00

2.0

1.5

Marine Dock

9.0

Culture & Community Facilities

6.0

Commercial Office Medium Density

1.0

1.0 0.0

Totals FIXED PLOTS

7.50

2.5

3.8

Culture & Community Facilities

6.5

Commercial Office Medium Density

1.0

2.00

0.00

SELL

LEASE DEVLP COMMUNITY TRUST #3

4.0

1.5

Residential Mixed Use

3.0

0.5

Educational Facilities

1.0

Green Spaces & Parks

2.0

FLEXIBLE PLOTS 10.00

SELL

0.00

2.0 4.0

4.00

LEASE DEVLP CITY ASSET

13.25

13.25 PLANNED 0.00

0.00

13.25

Residential Medium Density

9.0

Residential Mixed Use

4.0

16.25

2.0

6.00

5.00 RESERVED

8. Central Dock FIXED PLOTS

0.0

SELL

LEASE DEVLP CITY ASSET

Commercial Office High Density

1.0

Retail

1.25

Public Squares & Promenades

1.0

Green Spaces & Parks

3.0

Marine Dock

7.0

Marine Terminal

3.0

1.0

III

PLANNED 1.25

1.00

PLANNED

4.0

Totals

Assembling the Seaport

0.00

Residential Medium Density

7. Utility District

Totals

0.00

2.0

FLEXIBLE PLOTS 13.00

Utilities

0.0

Public Squares & Promenades

FIXED PLOTS

Totals

0.00

16.0

PLANNED

RESERVED

5. Southern Residential RESERVED

0.00

FIXED PLOTS

LEASE DEVLP COMMUNITY TRUST #3

1.75 7.5

Totals

LEASE DEVLP COMMUNITY TRUST #2

11.25 4.00

VI VII

Appendix A

VIII.II Land Sale Revenue Projections Research indicates that average housing prices in Stockholm match average housing prices in Cambridge, UK, at approximately £358,000 based on 2013 data (Statistics Sweden, 2013; BBC News, 2013). Using the latest available land development value figures from the United Kingdom, the per-hectare value of undeveloped residential land for Cambridge as reported by the UK’s Valuation Office Agency (Valuation Office Agency, 2011) was used as a proxy for the value of the land in the Stockholm Royal Seaport.

Plot Value (£)

Projected Revenue (£)

PlotValue (SEK)

Projected Revenue (SEK)

North 6.0

Residential Medium Density

£5,500,000

£33,000,000

SEK 58,256,000

SEK 349,536,000

1.0

Commercial Office Medium Density

£6,000,000

SEK 63,552,000

Based on this valauation proxy, the following projections were made for land sale revenues.

Total Land Sale Revenue

£39,000,000

SEK 413,088,000

Central

References: BBC News (2013). “UK Housing Prices, April to June 2013”, London: BBC. [Retrieved online at: http://news.bbc.co.uk/1/shared/spl/hi/in_depth/uk_house_ prices/html/12ub.stm] Statistics Sweden (2013). “Real Estate Prices Up to and Including October 2013”. Stockholm: Government of Sweden. [Retrieved online at: http://www.scb.se/en_/Finding-statistics/Statistics-by-subjectarea/Housing-construction-and-building/Real-estate-prices-and-registrations-oftitle/Real-estate-prices-and-registrations-of-title/Aktuell-Pong/10964/Behallarefor-Press/Real-estate-prices-up-to-and-including-October-2013/] Valuation Office Agency (2011). “Property Market Report, 2011”. London: Valuation Office Agency. [Retrieved online at: http://www.voa.gov.uk/dvs/_downloads/pmr_2011.pdf ]

2.0

Residential High Density

£7,500,000

£15,000,000

SEK 79,440,000

SEK 158,880,000

1.0

Residential Medium Density

£5,500,000

SEK 58,256,000

1.5

Commercial Office High Density

£8,000,000

£12,000,000

SEK 84,736,000

SEK 127,104,000

1.0

Commercial Office Medium Density

£6,000,000

SEK 63,552,000

1.0

Commercial Hotel

£9,000,000

SEK 95,328,000

1.0

Retail

£7,500,000

SEK 79,440,000

Total Land Sale Revenue

£55,000,000

SEK 582,560,000

South 4.0

Residential Medium Density

£5,500,000

Total Land Sale Revenue

£22,000,000

SEK 58,256,000

£22,000,000

SEK 233,024,000

Interchange 0.5

Commercial Office Medium Density

£6,000,000

£3,000,000

SEK 58,256,000

SEK 29,128,000

1.0

Commercial Office High Density

£8,000,000

SEK 84,736,000

Total Land Sale Revenue

£11,000,000

SEK 113,864,000

£127,000,000

SEK 1,342,536,000

Total Land Sale Revenue SRS Development Corporation

III

VI VII

Appendix A

Assembling the Seaport

VIII APPENDIX B

VIII.III Development Building and Employment Factors and Targets In order to ensure that a healthy community mix is acheieved and that all job and emloyment targets are met, employment and housing targets and factors need to be established for each development plot type. The purpose of this data is that it can be used to inform the Development Corporation or Community Land Trust with the expected outcomes of development land use decisions. It was used in this report to ensure that various combinations of land uses would meet the stated targets set out by the City of Stockholm.

Employment Densities by Land Use Type

Employment Types

Area needed per FTE (sq m)

General Industrial ˆ

Light Industrial ˆ

General Office ˆ

Retail: High Street ˆ

Retail: Food Superstores ˆ

Retail: Restaurants & Cafes ˆ

General Hotels ˆ

0.5

Cultural Attractions ˆ

Amusement & Entertainment ˆ

Sports Centres ˆ

Blended: Culture & Entertainment *

Blended: General Office & Retail *

Blended: Office, Retail, L. Industrial *

Education (Estimate) *

Civic (Estimate) *

Transport Station (Estimate) *

125

Agricultural (Estimate) *

2000

Marine Dock (Estimate) *

Marine Terminal (Estimate) *

1 ee per 2 bdrms

ˆ Taken directly from: Employment Densities Guide, 2nd edition (Homes and CommuniTy Agency, 2010) * Customised employment densities (estimated)

III

VI VII

Appendix B

References: Homes and Community Agency (2010). Employment Densities Guide (2nd Edition). London: Government of the United Kingdom. [Retrieved online at: http://www.homesandcommunities.co.uk/employment-densities-guide-2nd-ed] Assembling the Seaport

Homes and Employment Estimates by Land Use Type % of Open Space Developable Foot Requirement per Print Plot (sq m) Plot

Building Height Allowance

Floor to Area Ratio

Gross External Area (sq m)

Common Area Net Internal Area Requirement (%) (sq m)

Average Home Size (sq m)

Homes per storey

Ground Floor Retail/ Commercial?

Maximum Homes Jobs Factor (per Maximum Jobs per Plot sq m) per Plot

Residential High Density

60%

4,000

60,000

15%

51,000

635

400

Residential Medium Density

30%

7,000

4.2

42,000

15%

35,700

446

Residential Mixed Use

30%

7,000

3.5

35,000

15%

29,750

298

269

Building Height Allowance

Floor to Area Ratio

Gross External Area (sq m)

Average Hotel Room Size

Max Number of Hotel Rooms

Job Factor (per sq m)

Maximum Jobs per plot

% of Open Space Developable Foot Requirement (Plot) Print Plot (sq m)

Common Area Net Internal Area Requirement (%) (sq m)

Commercial Office High Density

50%

5,000

60,000

20%

48,000

4,000

Commercial Office Med Density

40%

6,000

30,000

20%

24,000

2,000

Commercial Hotel

80%

2,000

1.8

18,000

20%

14,400

0.5

160

Cultural & Community Facilities

30%

7,000

2.1

21,000

20%

16,800

317

Retail

40%

6,000

1.8

18,000

20%

14,400

800

Building Height Allowance

Floor to Area Ratio

Gross External Area (sq m)

% of Open Space Developable Foot Requirement Print Plot (sq m)

Common Area Net Internal Area Requirement (%) (sq m)

320

Job Factor (per sq m)

Maximum Jobs per plot

Educational Facilities

70%

3,000

0.9

9,000

15%

7,650

212.5

Civic (Govâ&#x20AC;&#x2122;t, Fire, Police)

30%

7,000

0.7

7,000

15%

5,950

297.5

Utilities

80%

2,000

0.2

2,000

15%

1,700

Transport Stations

30%

7,000

0.7

7,000

85%

1,050

125

Building Height Allowance

Floor to Area Ratio

Gross External Area (sq m)

Job Factor (per sq m)

Maximum Jobs per plot

0.1

1,000

2000

Job Factor (per sq m)

Maximum Jobs per plot

% of Open Space Developable Foot Requirement Print Plot (sq m) Public Squares & Promenades

100%

Green Spaces & Parks

100%

Recrational & Sporting Facilities

90%

Agricultural

100%

Unplanned Sites

100%

1,000

% of Open Space Developable Foot Requirement Print Plot (sq m)

Building Height Allowance

Floor to Area Ratio

Gross External Area (sq m)

Common Area Net Internal Area Requirement (%) (sq m)

15%

850

Common Area Net Internal Area Requirement (%) (sq m)

Marine Dock

90%

1,000

0.1

1,000

15%

850

Marine Terminal

10%

9,000

1.8

18,000

15%

15,300

219

Heavy Industrial

20%

8,000

2.4

24,000

10%

21,600

600

Light Industrial

40%

6,000

1.2

12,000

10%

10,800

230

Plot Size (sq m) Master Site

Assembling the Seaport

10,000

III

VI VII

Appendix B