DEVELOPMENT OF A CITY DISTRICT A collection of important steps. 2006 – 2009
CONTENTS
Who The company Properties People
What Positions Perspectives City models
How Vision The Reininghaus method How we reflect How we look at the place
Where Graz-Reininghaus Graz Graz West Neighbours Existing buildings Overview
Where How What Who
Where
A white patch: Space for 12,000 people.
Graz-Reininghaus Graz Graz West Neighbours Existing buildings Overview
545,768 sqm Graz-Reininghaus – More than half a square kilometre
As big as 72 football fields. Larger than the Vatican by a quarter. As extensive as the Old City of Graz.
A sound wave needs 20 seconds to get round Graz-Reininghaus. A homing pigeon needs 6 minutes. A bee, 18 minutes. A cyclist, 21 minutes. A pedestrian, 1 hour and 17 minutes. A mole (digging), 41 days. A snail, approximately 4 months.
At the centre of Europe
Austria in comparison
8,331,930 inhabitants (2008) 22 % children and young people 61 % employed 17 % pensioners 10 % international inhabitants Ranking 15th in the UN index for human development Average life expectancy is 80.1 years Real changes of GNP 2008: +2.0% (EU27: +1.4%; USA +1.5%) Seventh in the World Bank ranking of the richest countries Average per capita income 32,276 USD
According to the World Competitiveness Yearbook of 2008, Austria ranks third place for the protection of people and property Ranking sixth in the Environmental Performance Index Fifth in the ranking of the greenest countries most worthwhile living in Austria has 2,562km of external borders Altitude ranges from 115m at Lake Neusiedl up to 3,798m at the Grossglockner 55% of all households have a broadband internet connection
Prague
Nuremberg
Munich
Salzburg
Vienna
Zurich Graz Klagenfurt
Ljubljana Trieste
Milan
Verona
Nice Florence
Zagreb
Highly frequented areas Centers of human activity in a city may occur independently from areas with a high construction density. Some areas have a greater impact on the identity of the city than others.
Historical old city = world cultural heritage
Hilmteich – Leechwald
Universities
Graz-Reininghaus
Shopping-Center West
Fairgrounds
Liebenau stadium Shopping-Center Murpark
Graz subdivided into three parts The river Mur and the railway tracks divide Graz into three distinctive strips, aligned north - south. Each of these strips has a different story, a different identity, a different image and, above all a different value. The potential for development in the West of Graz has by no means been taped to the full.
X-ray of the city An As-Built Plan is similar to an X-ray of a city. The dimensions of the buildings indicate the period of development, uses and urban morphology. The relative positioning of the buildings characterises the social structure and the importance of individual districts.
Graz
Graz
Graz in numbers
291,574 inhabitants (31. 12. 2008) 41,987 students (winter term 2008/2009) 4 universities 235 university institutes 2 technical colleges with 36 courses 5 research centres outside academia 1 opera house 1 theatre 1 Kunsthaus (House of Art) 13 festivals 12 museums
Helmut List Hall Emergency hospital / Regional hospital
Eggenberg Castle Main railway station
Eggenberg Recreation Center University of Applied Sciences Joanneum
Don Bosco
Graz to the west of the railways. 66,548 inhabitants (approx. 23.2 % of the Graz population).
Graz West
Eggenberg Recreation Center
Don Bosco local traffic hub
Helmut List Hall
University of Applied Sciences Joanneum
Main railway station
Eggenberg Castle Emergency hospital / Regional hospital
Graz West
Graz West
Notable locations
Eggenberg Castle
Emergency hospital/Regional hospital
Styria’s most important palace. Surrounded by vast landscape gardens, it houses a branch of the Landesmuseum Joanneum.
(UKH/LKH West) Graz UKH is a state-of-the-art trauma hospital. LKH West, a regional hospital, has been in operation since 2002.
Helmut List Hall
Main railway station
This industrial property was refurbished in 2002 by architect, Markus Pernthaler. As a concert and event venue it hosts styriarte and steirischer herbst, amongst others.
Inaugurated in the 1950s following the total destruction of the old station. Since 2003, Peter Kogler’s installation has made the station hall a room of illusions.
Eggenberg Recreation Center
University of Applied Sciences Joanneum
This is the largest of all Graz leisure operations. For thirtyfive years, the indoor and outdoor swimming pools and saunas have offered a variety of water activities. Eggenberg Recreation Center will be completely refurbished by 2010.
The University of Applied Sciences Joanneum was founded in 1995 and is Austria’s largest technical college. It is currently offering more than 32 courses for almost 6000 students.
Don Bosco This local traffic hub was recently developed for short-distance transport. It connects Südbahn railways (southbound) with Ostbahn (eastbound) railways, as well as the regional and city buses. Plans are underway for a suburban railway.
University of Applied Sciences Joanneum
Siemens
AVL
Start-up Center Villa
Well house
SFG Impulse Center Malthouse Malt silo
Immediate environment
Stamag WIKI crèche and nursery school Roche Diagnostics
Our neighbours
Roche Diagnostics In the Graz location, which is the global headquarters for the business area Near Patient Testing, diagnostic solutions are developed, optimised and produced.
University of Applied Sciences Joanneum
AVL Academy and AVL Skills Center offers the development of expertise for employees by means of various training methods and a systematic qualification programme.
The Graz location offers 23 courses including: · International management · Journalism and corporate communication · Exhibition and museum design · Vehicle technology · Industrial design · Information design · Information management · Aviation · Architecture and project management · Healthcare engineering · Social work
Siemens
Stamag
Worldwide largest producer of high-tech undercarriages for rail vehicles designed for short and long-distance traffic. Approximately 2500 undercarriages leave the Graz plant every year.
Stadlauer Malzfabrik – malt factory purchased the malt house from Brau Union in 1998 and supplies almost all major breweries in Austria. And overseas.
SFG Impulse Center The impulse center supports high-tech companies during the set-up phase by providing an environment supportive to businesses.
AVL
Siemens
AVL Skills Center
Roche Diagnostics
The immediate environment
Our tenants
Start-up Center
Start-up Center Houses start-up companies with a focus on healthcare technology, telecommunication, information technology, research & development in the automotive sector.
WIKI crèche and nursery school The WIKI crèche and nursery school provides all-day care for 50 children. Reininghaus’s green spaces are a perfect playground for the little ones.
WIKI crèche and nursery school SFG Impulse Center
Stamag
Existing buildings
Malt silo
Valuable building stock
Malt silo
Malthouse
The erection of the silo building in 1905 began in the heyday of the Reininghaus brothers’ brewery. The brewery was converted in 1901 into a shareholders’ company by Therese, widow of Peter Reininghaus. The five floors are connected by a timber spiral staircase; today, there are still storage cells for barley and malt made of timber. With its 600sqm of useable floor space, the silo was a core building of the brewery. Furthermore, it is one of the oldest silo facilities in Austria. The silo is a protected building.
The malthouse was built as early as 1888 according to the plans of Johann de Colle. The vaulted ceiling system of the building consists of three naves and eleven bays. The columns supporting the span of the vaults run from the base into strong round and shallow arches. On a total of 2700sqm of useable floor space, malt was produced by hand from brewing grain in the early days. To this end, the grain was distributed on the floor in relatively thin layers (approximately 30cm) and regularly turned over manually. The original plant was much larger and included exterior malt silos.
Malthouse Existing buildings
Existing buildings
Well house The construction of the well house dates back to 1907. The massive octagonal building provided a water supply not only for the brewery, but also for the city of Graz. Inside is a 35m well that is still used today. The front gate, spiral staircase and the tall rectangular windows made of glass bricks, show the influence of Viennese Secessionism. The Well house is a protected building.
Villa The villa was built in 1903 and was the residence of the Reininghaus family. As early as 1853, the brothers Johann Peter and Julius Reininghaus settled down here after purchasing the Mauthaus in Steinfeld. They began brewing beer and distilling spirits in 1855. Soon the Reininghaus brothers became influential in the city and their home became a distinguished meeting point for personalities from the worlds of art, business and politics. In particular Carl Reininghaus, Julius’ son, was an important collector and patron of art. He was friends with Egon Schiele, Gustav Klimt and Alma Mahler-Werfel. The Reininghaus family emigrated at the beginning of World War II; the villa then became the residence of the brewery’s managers. In 2002/03 it was refurbished by Ernst Giselbrecht + Partner architects. Today it offers 1500sqm of space. It is a protected building.
The utilisation plan of 2002 illustrates the various possibilities of use in Graz-Reininghaus.
Auszug aus dem Flächenwidmungsplan der Stadt Graz MaĂ&#x;stab 1: 9598
Properties owned by Asset One Surfaces marked green show plots owned by Asset One.
Overview plans
Building land WR
Pure residential area
WA
General residential area
KG
Core, office and business area
GG
Commercial area
I/1
Industrial and commercial area I
Reserved areas ÖPA(WR)
Transport areas Verk
Reserved area
Existing or planned local roads and public access roads
A. Special use
Local roads and public access roads (approximate position)
Railways Pavement or bicycle lane (approximate position)
Open land
Tram
Separate use Klg
Supply facilities
Allotments Public areas of water
1/2
Industrial and commercial area II
öPA
Public parks etc. Private areas of water
L(WR)
(EZII)+(J/L)
0,2-1,5
Spo-Th
Facilities for sports activities
Core, office and business area with shopping centres and Ist phase
Frh
Cemetery
Development area with future building utilisation
pPA
Private parks
Development area – overlap of use Building density
B. Usage restrictions Protected existing buildings ææææ ææææ BS I
ææææ
KG[EZI]
Shopping centre I, II, III
ææææ
EZI
ææææ ææææ
Water reserve
How
Vision The Reininghaus Method How we reflect How we look at the place
Vision
The white patch of Graz-Reininghaus represents a chance for the city and one of the last opportunities in Europe to have a considerable influence on an inner city position by virtue of its size alone.
We are on a mission to discover and develop the desirable characteristics specific to this district in order to attract people to settle, work and live there.
This mission will certainly not be linear. We reserve several years for this process, as we would like to see characteristics evolve and fuse in a modular way – before being translated step by step into economic concepts, into architecture, and finally, into a city district. We intend to avoid inaccuracies, disregard and later disappointment. This mission for quality is the only mission worthwhile. We do not yet know what the perfect solution will be, but the possibilities are endless.
02 / 2006
01 / 2007
Construction in Vienna
01 / 2008
The Reininghaus method
Upper Austria excursion
Future of Cities, Copenhagen Where does novelty originate?
Education think tank
Collaboration between the City of Graz and the Federal Province of Styria
City council
Education / science
The culture of failure
werkstadt017
the book
Structure of the characteristics
Educational visions
Energy Good governance
Symposium
Perspectives ReininghausGesellschaft
Conceptions of the Desirable
Urban sociology / humanities
Diversity of use
Positions
Urban scenarios
Kickoff 7 green
Open and green spaces
Rodell
Knowledge map
Mobility
La Strada
Living
MIPIM 2007
Smart Cities Tennis or the magic of non-standardisation
Impulse Urbanism cooperations
Urban scenarios for the future
steirischer herbst Pioneer usage
sTennisMasters 07
Which questions do we have to ask in order to get the right answers? How can identity be created?
Analysis of social spaces
Reininghaus Tennis Club
How should we deal with contradictions?
How can the people of Graz be involved in the development process?
How much time do we reserve for thorough reflection? Which qualities will be essential for the future? What does Reininghaus actually want?
How open-ended does a process have to be in order to avoid mediocre or hasty solutions?
How can the group of collaborating thinkers be expanded beyond the usual suspects?
Which form could answers for the future of Reininghaus take?
Which opportunities can Graz offer Reininghaus? How can we put Reininghaus on the international map?
How can both individual and collective happiness be increased?
Which partners and international networks are vital for a modern, groundbreaking urban development project?
How can we generate energy and liveliness on site without sending the wrong signals?
Barcelona excursion
01 / 2009
01 / 2011
01 / 2010
Local councillors meeting meetingLocal council committee
City models
Smart governance
Next City symposium
Legal form Finance Marketing Users
Legal principles
The Reininghaus Charter
Approval planning
Symposium
Infrastructure
Implementation planning
ideas for Graz ideas for Graz
Traffic
Urban planning framework
Magnetism
Mobilität für Graz-Reininghaus
Consolidation
Wohnen in Graz-Reininghaus
Construction and living
Sustainability City model
Smart Cities workshop
Townhouse Development
Human Technology Styria
sTennisMasters 08
The Reininghaus method
Which rules are necessary? How much freedom is required?
How can we broaden our horizons?
How strong is the attractive force of Reininghaus?
How far can and should Reininghaus deviate from accepted norms?
How and what can we learn in future? How do cities react to social upheaval?
How can we combine urban diversity and quality of life?
How much open space does a liveable district need?
How many people want to live and work exclusively in Reininghaus?
What will specific steps in the implementation process actually look like?
How can we create a shared and binding vision of a desirable city?
How should we handle unplannable aspects? Which new uses will generate the greatest impetus?
How do people move around the city? How can we combine public and private interests for the good of the city‘s population?
How can we combine global thinking with local development activities?
Which forms of development are completely unacceptable? What is the city lacking?
How can we create a psychological relationship to a new city centre?
How should we define „different“ and „better“?
werkstadt017 The book Structure of characteristics Reininghaus-Gesellschaft Waldzell Meetings
How we reflect Wie wir nachdenken
32 people went on an editorial quest looking for the “desirable future”.
Assembling the future
A new district in Graz offers the opportunity to ask and answer questions about personal and social happiness. Thirtytwo people from Graz came together to research the potential issues of the city’s people in 2017.
The development of a district typically begins with lines, density and building heights; the initial need to find the ideal distribution of planning units on the surfaces available. The results are mainstream, readymade, reproducible and exchangeable. The creation of meaning comes last – by intense publicity for potential customers.
Graz-Reininghaus, an area of approximately fifty-four hectares, is pursuing a new development based on identity and the creation of value.
werkstadt017 >>
We take the time to reflect before starting to plan accordingly. The initial process begins outside of the development group, with those who are not normally part of urban expansion.
The quality of discussions will determine the project’s future success. Following the idea of Alan Webber, the long-term editor of the Harvard Business Review, thirty-two people from Graz of various backgrounds joined to formed werkstadt017. The group was designed to represent the following four categories: work, education, life and urban living. Many interviews and conversations were conducted with people from a variety of backgrounds to reflect on this white patch, representing the future. The aim was to define an initial framework, conditions and principles for future developments of a new Graz district.
The primary focus of this discussion, however, was not the future of the city, but to uncover personal wishes and visions for the future. Interviews included the topics of future living, working and educational environments in the urban setting. In addition to the discussions at home, the representatives of the various categories went on expeditions to European landmark cities – desirable places such as Barcelona, London, Copenhagen and Cambridge – in order to learn from their strengths and hidden weaknesses and errors. In the end, over a hundred conversations were conducted in Austria and abroad.
In Copenhagen …
Povl Krogsgaard-Larsen, CEO Carlsberg
… Cambridge …
Hermann Hauser, co-founder Amadeus Capital Partners
The four categories
Life We are on a quest for the factors of greatest possible common happiness. The English philosopher, Jeremy Bentham, once called this idea the “greatest happiness of the greatest number”. Here, we follow our conviction that responsibilities lie in both private and public hands.
Work From the fringes of mainstream, innovation and change emerge; this is the origin of this category. We thoroughly observed the qualities of day-to-day life that are often unseen. The conclusion is the need for precise action.
… Barcelona …
… London.
werkstadt017
werkstadt017
Urban Living Urban living is as a feeling for untamed life and lifestyle: Intellectual. Distanced. Immediate. Inconsistent. Critical. Almost all major developments of humanity originated from and developed in cities, the hubs of human evolution. Urban living remains a utopia.
Contributions by Barbara Albert, Denise Barlow, Cornelia Ehmayer, Gabriele Fischer, Hermann Hauser, Bodo Hell, Johannes Kaup, Franz Küberl, Peter Lau, Paul 0´Leary, Eugen Lendl, Fred Luks, Hans Monderman, Ulla Pirttijärvi, Leopold Rosenmayr, Tex Rubinowitz, Bernd Schilcher, Gert Steinbäcker, Dirk Stermann, Karin Tschavgova amongst others.
Education In today’s language, the word education often refers to training rather than the classic ideals. This new sense of training is not the way of the future, but is a means to coping with the present. The target of this category was to discover the ideal places for future learning.
The book
One hundred and ninety-six pages full of inspiration and contradiction
What to do with the collection of data from the conversations, questions and answers? This considerable amount of subjective, socio-political reflections on what life, work, education and urbanity should look like in the future. The thirty-two people from Graz forming the werkstadt017 spontaneously declared themselves a team of editors and decided to write a book and search for a publisher. They were successful with Czernin-Verlag, well known for its ambitious, critical and unconventional publications. After hard and time-consuming editorial work, magnificently led by Franz Hirschmugl, the result was:
A book as the foundation of ideals, hopes and images of the desired future. A basis for a continued public reflection. No slippery answers. No standard recipes and also no
pre-digested fantasies of redemption. What we would 196 Seiten voller Anregungen rather get is a view of all the realistic possibilities. We und Widersprüche want momentum for the continuation of thought. We seek inspiration and stimulation for those with an interest in the future. The book’s title: “Conceptions of the Desirable – What cities ought to know about the future”.
Was tun mit all den Gesprächen, Fragen und Antworten? Mit einer stattlichen Anzahl subjektiver gesellschaftspolitischer Reflexionen darüber, wie man Leben, Arbeit, Bildung und Urbanität in Zukunft haben will? Die 32 Grazerinnen und Grazer des werkstadt017-Teams erklärten sich kurzerhand zur Redaktion und beschlossen, daraus ein Buch zu machen und einen Verlag zu suchen. Fündig geworden sind sie im Czernin-Verlag, bekannt für seine anspruchsvollen, kritischen und unkonventionellen Publikationen. Nach harter und zeitaufwendiger redaktioneller Arbeit unter der souveränen Leitung von Franz Hirschmugl, war es dann so weit:
Ein Grundstein in Buchform. Als Basis für weiteres öffentliches Nachdenken über gewünschte Zukün
Keine aalglatten Antworten. Keine standardisierten Re und auch keine vorgekauten Erlösungsphantasien. Vielmehr öffnet sich ein differenzierter Ausblick auf Mö lichkeiten des Richtigen. Als Motivation zum Weiterde Anregungen und Impulse für all jene, die Zukunft richt gestalten wollen. Kurz, ein Buch mit dem Titel „Konze nen des Wünschenswerten – Was Städte über die
Reception
“Conceptions of the Desirable” were positively received. Excerpts from the world of reviews and quotations:
„It is truly brilliant.“ Alan Webber
“We must create moments, times and places, in order to make room for what has been expressed in hopeful utopia.” Peter Heintel
„They’re asking the right questions. They’re thinking and wondering before they start defining and designing. By doing so, they’ve gotten my attention.“ Clifford Pearson
“Ask more creatively. Listen more extensively. Understand better. Lines of a new concept. The results offer a lush, moving, fatuous, clever and excellently structured picture of urban requirements.” Helmut A. Gansterer
The book
Philosopher and editor in chief. Peter Heintel and Franz Hirschmugl.
The book’s initiator. Asset One founder, Ernst Scholdan. The book in the good hands of its collaborators and guests at the book presentation.
Structure of the characteristics
Structure of the characteristics >>
A city district with characteristics
The publication of the book resulted in inspired reactions and the desire to further compress the content and reduce it to the essence of the book. The result of this process was the structure and its characteristics.
The structure of characteristics is a network of related values and serves the purpose of both personal and collective reflection. Furthermore, it provides guidance for tangible development steps.
It is a guideline for the continued posing of questions. The book initiates the questioning of the relevant attributes in one’s own life, the part of the community in which one lives or works, or the potential life in a new city district. It questions the collective and individual conceptions for the design of the future and its emerging consequences for Graz-Reininghaus. These individual attributes are not divided and set apart, as they form parts of a whole. The dynamics of this model results from the reciprocity and the interplay of all the contradictions that arise. Above all, it is about the readiness to open oneself up to a collective experience within the scope of the Graz-Reininghaus development process.
The magic of the non-standardised
rea ardised d n ted in every a ta c s e ll o n c o y n il d e a re e age choice that is e magic of th
Th
to th e of and abundanc dox. Welcome . ty ra e a p ri A va . is m a th e f s and security instr All o rd a a m d n re ta e s m d e to e ople n rates in gnized that pe . Otherwise, of life degene o m c o re d e is e fr It . d ty n li a rules inequa s. nce between of uniformed la a b a ck of lifelines r la fo a d n to a d m a e le d l a il standard w ordinary and e n There is also u th e d n th a ve r, e lo w e eive on. W isempo e need to perc unt of perfecti W o security will d . m s a n o d ti e it ic d m a li tr e con ndure a ng ourselves and experienc ti We can only e il n fa ve n to , -i y re la d p n ng a want to s, re-discoveri ve surprises. We ti c e p rs e p s variou the world from in. again and aga
rence
Maximal diffe
f failure
The culture o t for life
rishmen u o n e th s a t r A
nt We simply wa
to play
The forces of the entrepreneurial
The creativ e act
The forces
of the ent
“Ultimate repreneur ly people ial should no meaning o t be askin f life, but g about th should re lies within e cognise th each and at the ans every one aspect of wer of us.” Th Victor Fra is n p r k o l’ a s of the ent ctive psycholog repreneur y illustrat ia e l s force, nam a culture the idea of indepen ely the de s d ir e nce exten e for of life. To ding to ev commit to e r a y goal mean aspect yourself, c s to believ an be influ e ential and that you, From this make a dif perspectiv fe e, everyon rence. ventures d e who em espite of t b a rks on he hurdle is an entr s that will epreneur. be encoun tered,
Re-evalua
tion of lab
Action ins tead of ide
ology
A second Learning
to learn
our
enlighten
ment
Learning to live with each other
eration Swift decel
ers
l bord a r u t l u c g in Cross Resilience
ourselves e t a t n ie r o The right to e live in w d l r o w e in th hin the
ther o riences wit e h p x c e a d e l n a h s it ew iv l counter dimensiona n o e it lt y u n g a m in m a n o r s in Lea had d life
e private accepte ave never th e h v f a s o h g m e in u e W s b . y e n th da Huma public, not as we do to ect – which e is p t s m a e ti r h f fe w o li f o a le f cip sum course o ires the prin ever, is the u w q o e r h , f not being ty ty o ie ie a c c e o o s id S l . e a n ty th o cti d in socie nderstand. is why a fun ce is define u n is a h to r T t le . p o ls m T a e . u e tt ea ranc individ espect is th ken for tole R . ta s is r e m th e o b f fs o is not to . n and belie o ti c a discussions e e v th ti y c b a d d n te a c d affe ds committe n a m e d a e This id
New forms of security
f security New forms o in post-modern
rity The only secu ing is entirely th o n t a th is s arbitrarines entirely right. is g in th o n t o tha ainty. wrong and als reates uncert c t a h w ly e is is fear. This is prec ite of security s o p p o e th , uch an Ultimately l change to s il w d rl o w e pe Fear that th be able to co r e g n lo o n l e wil a position of extent that w in s s le r e v e tate is kept with it. The s losses will be t a th e te n ra gua unity. providing the is also opport r, e v e w o h , s Los cking, within limits. out what is la b a g in in la p com e, Rather than eing proactiv b y B . s e g n a e ch rity. one can mak forms of secu w e n te a re c one will
ent
Active involvem
Identification
anchors
Desire for ance grown subst uals
Common rit
The Reininghaus-Gesellschaft
Insight into the Foundation Book.
A new social form
The Reininghaus-Gesellschaft was established in the Spring of 2007. It was set up as a platform for public future planning, brainstorming and seeking directions for a desirable future. The task of the two founders, Peter Rabl and Michael Sammer, was to offer to the public the relevant qualities and issues for a desirable city district development. Together with experts they critically reflect on these matters, and provide an increased number of citizens with the opportunity to contribute to the development of Graz-Reininghaus.
Step-by-step we gain in experience and knowledge in a process that thrives on communication, showing that desire for a better future can be transferred to a city district. The happiness of the individual and the community can be promoted in the same manner through tangible implementations, helping Graz-Reininghaus to achieve an unmistakable identity. Focus groups are planned as a continuing follow-up process, above all to provide people from Graz with the opportunity of operating an “urban programming� network with leading personalities from the fields of science, art and business. This will also give people with marginal access to these areas the chance to make their contribution to the development of this city district.
A Wurm in education
Erwin Wurm and Peter Heintel risk a glance into the future of education.
The Reininghaus-Gesellschaft >>
A Wurm in education 28 celebrated personalities were invited by the Reininghaus-Gesellschaft to converse and exchange ideas on what could be improved in the future of education. The panel guests, Peter Heintel and Erwin Wurm, provided the introductory inspiration and were expertly guided by Peter Rabl and Michael Sammer.
Michael Sammer and Peter Rabl on the occasion of the foundation of the Reininghaus-Gesellschaft.
A supper with characteristics Four of the finest chefs in the country, Gerhard Fuchs (left) and Yvonne Schwarzinger, Manfred Buchinger (right) and Joachim Windhager provided their interpretations of these characteristics in a tangible form and presented them on the guests’ plates for the celebration of the foundation of the Reininghaus-Gesellschaft.
The culture of failure
A public breakfast with Nikolaus Harnoncourt, Ute Woltron und Peter Klein.
The culture of failure At a public breakfast, the conductor, Nikolaus Harnoncourt, architectural critic, Ute Woltron, and radio journalist, Peter Klein, discussed the compellingly non-simultaneous nature of beauty and security, the dialectic of success and risk, as well as opportunities for personal and social advancement through interruptions and breaches.
Where are the new trends evolving? Tony Lai, managing director of the Idea Factory was invited by the Reininghaus-Gesellschaft to partcipate in a focus group to evaluate this question. Lai founded his company in 1995 in San Francisco (later relocating to Singapore) specialising in the development of tailored, non-linear innovation processes.
Futures of Cities Richard Burdett from the London School of Economics on “Where do we want to be in the future?”
The Reininghaus-Gesellschaft >
The Reininghaus-Gesellschaft >
Futures of Cities, 51st IFHP World Congress 2007, Copenhagen Not only the Reininghaus-Gesellschaft is seriously pondering the urban future, under the titel “Futures of Cities” a world congress was held in Copenhagen from the 23rd till the 26th of September 2007. Invited to present itself, the Graz-Reininghaus project used this opportunity to experiment with organising itself as a travelling enterprise; a number of co-thinkers were invited to attend the congress with the group in Copenhagen
Upper Austria excursion The Reininghaus Society looked at three projects in Linz in their search for new perspectives on urban development. The eye-opening experience of human relationships at the Les Palétuviers project, the less-thansunny sides of Solar City on the edge of town, and the hardware which makes up the Softwarepark technology park in Hagenberg were all a valuable source of insights for the Reininghaus development – and also reminders of how not to do things.
Construction in Vienna
Vienna’s most interesting development projects – a day in the life of the site.
Construction in Vienna Vienna is different – or so the Viennese say. But what about construction in the Austrian capital? Reinhard Seiss, who knows Vienna’s building sites like the back of his hand and revealed their darker side in his shrewd and provocative book Wer baut Wien? (“Who is building Vienna?”), accompanied an intrepid team on a 24-hour tour of the city. The party certainly learned a thing or two from their inspection of a few specially selected sites – about the good and the not so good!
The school of the future In May 2008 a small panel of experts sat down to share their thoughts on the school of the future. What does a school need to promote a thirst for learning in the third millennium? Which criteria should it fulfil? The panel included Andreas Salcher, author of Der talentierte Schüler und seine Feinde (“The gifted pupil and his enemies”) and co-founder of the Sir Karl Popper School for gifted children in Vienna, and Bernd Schilcher, who chairs an expert committee on organisational strategies and models for schools at the Federal Ministry of Education.
Inspiration through encounters
Inspiration came from many, amongst others: Archbishop Filip von Poltava and Kremenchug, Dalai Lama, Rabbi David Rosen, Ahmed Mohammad El-Tayyib Sir Paul Nurse, Frank Gehry, David J. Goldberg Waldzell Meetings
Waldzell Meetings
Waldzell Meetings
You can learn a great deal that is of value for your personal development from contact with great people and perceiving how they think about the world. The best method is personal contact. The Waldzell meetings are places of inspiration and of encounters with extraordinary people. Each year a few of the most significant thinkers and visionaries of our time meet with international decision makers of the present and future for a “Dialogue of the best minds”. They spend three days together in the monastery exchanging questions and knowledge, experience and expectations, ideas and visions. Waldzell appeals above all to people who want to change something themselves and who are not satisfied with the existing stock explanations given to the major questions of our times. The Benedictine Monastery in Melk provides the spiritual setting for the Waldzell Meetings. The subject of the last Waldzell Meetings in autumn 2007 was: What Remains? What will each one of us as an individual leave behind her or himself and what will be our common legacy for coming generations? Will we be able to find the time, the intellectual strength and the will actually to be able to achieve the legacies we are striving for?
Paulo Coelho, Christo and Jeanne-Claude
Asset One supports the Waldzell Meetings, because inspiration through meetings with remarkable people fits in perfectly with its corporate and development philosophy. This is a principle that finds a forceful reflection in the development work for a city district – not least in the philosophy of the Reininghaus-Gesellschaft.
Rodell MIPIM sTennisMasters Partners and sponsors Cooperations
How we look at the place Wie wir auf den Ort schauen
A planning group
Setting an example
The word “Rodell” is the result of merging the term “Reininghaus Modell”. The idea behind a Rodell was to make the development phase visible in an emblematic form on site. Each Rodell describes a temporary intervention in Graz-Reininghaus. The Rodell will later be recognisable through the selected qualities subsequently established in a city district. In autumn 2006 the development of the Rodells was lead by a group of landscape planners, architects and artists. Intensive discussions were held on city district development projects. Not only were past projects, successful and unsuccessful, discussed but also the true intentions and qualities needed in developing a new city district. A collection of extraordinary ideas and highly expressive images resulted from this process of discussion in February 2007. Looked upon as a synonym for a somewhat different development process.
Eleven Rodells were developed and defined with melodious names such as, Cell, Land Acquisition or Beacons. But the first one chosen for immediate and further development was that of a coherent green belt. Testing its consistency and suitability for implementation in Graz-Reininghaus. Participants Ernst Giselbrecht, architect Andreas Kleboth, architect Gertraud Monsberger, landscape architect Helmut Reinisch, entrepreneur Hartmut Skerbisch, artist
A green belt
Rodell >>
Vast new green plazas can diversely be used and also connect Graz-Reininghaus with the west of Graz.
Rodell >>
Landscape architecture as a first intervention
The outer borders of Graz-Reininghaus will be separated from the rest of the City of Graz by a penetrable wooded strip. Graz-Reininghaus is thus a clearing in Graz. The green belt will be created with a mix of fir, oak and beech. On the inner side of the green belt a river will run parallel to emphasize its seclusion. The green belt will have the effect of a curtain especially when lit at night. Graz-Reininghaus can then only be reached through this green curtain. All roads will run underneath the area insuring the green belt remains a closed ring. Communication The green belt makes it unmistakably clear that Reininghaus should be developed as an independent city district. It communicates with observers and investors though still clearly defining the territorial limits of Graz-Reininghaus. This green area unfolds its power as a significant and forceful symbol of a new city district, above all when it is seen from the air. One recognises the opportunities that this location has: close to the city centre, big enough for independent ideas and still sufficiently compact to be developed quickly.
Change of meaning When the construction and building development begins in Graz-Reininghaus the new city district will be concentrated along the border of the green belt providing a firmly rooted leisure and recreation area for the people who live and work there. The 100,000sqm area of woods is no further then a 100 meters from any where on site. Not only will the green belt have a positive effect on the microclimate in Reininghaus, but is also an important connecting element to the surroundings. A green area in the middle of the city is not only a beautiful advantage for the immediate neighbours but also for all the citizens of Graz.
The Reininghaus box A cult object in today’s information society: building block – representative – tool.
The investigative trench A significant symbol as a cross-section through historic Reininghaus.
Rodells
M 1:10 The dimensions of building structures in relation to city district development.
Boundary and link A green belt as the first intervention.
Land acquisition A “feeling of future” for people and their lives, not just stones and the structures built from them.
Beacons “Landmarks” and spiritual bookmarks.
Cell Physical and social sculpture with a high event density.
Green light A space to play under the open sky, a place to relax in the centre of Graz.
Rodell
Rodell
Abstraction – simulation – manifestation A gigantic light and illumination visible from afar, to signal the premier of the installations.
Monitor 40,000 points of light for the largest monitor in the world. The white patch A symbolic pause before the first spade cut.
MIPIM 2007
Graz-Reininghaus and MIPIM
MIPIM in Cannes is an obligatory date on the calendar for everyone who has ambitions of presenting themselves globally on the real estate property market: cities, construction companies, architects, major banks, lawyers and developers. The challenge in all of this: how can you have yourself picked out from the crowd of 2,522 participants? The best way is to do precisely the thing that no one else is doing or has thought of. Instead of presenting Graz-Reininghaus in the over-filled exhibition rooms, a villa was rented in Monaco away from the tumult. Thus an atmosphere was created, not too far away from the masses at MIPIM, and one that permitted the invited interested parties and partners to concentrate in peace and quiet on the important aspects of the development projects presented.
The major real estate exhibition in Cannes. 24,464 sqm for 2,523 exhibitors and 26,210 visitors.
The Villa la Vigie in Monaco. Space, peace and a broad perspective for discussions, nuances ‌
MIPIM
MIPIM
‌ and new perspectives in the area of urban development.
Instead of architectural plans and Perspex models, thought models were presented, taking the form of visual features which will characterise the new city district.
Models of this kind are softer than the usual ones and you need to listen very carefully in order to understand them. Only then can the nuances be heard that have a specific Graz-Reininghaus reference. With this in mind, 80 opinion leaders and experts were invited to travel to Monaco and given the opportunity to get to know the development and thought process of Graz-Reininghaus. The project was introduced over the course of a dinner, and guests were given the opportunity to discuss it and to bring in their own perspectives and understanding of urban development. An animated discussion on the Reininghaus Method was thus initiated, securing interesting contacts, ideas and inspiration that will further have an effect on the continuing development.
Überschrift Red sand and Sponsoring green fields – for 25,000 people
sTennisMasters
The 2007 and 2008 sTennis Masters tournaments drew around 25,000 spectators to Reininghaus. An event of this dimension has not been celebrated in the former brewery for over a hundred years. The sTennis-Masters not only impressed its guests in terms of quantity, but also for its quality; the lavishly designed landscaping of the lawns of Graz-Reininghaus was breathtaking. The reaction of the spectators, players and the press was that of praise for this new venue: “What has been established here is sensational. This event is better than any station on the ATPTour”, was the view of tournament victor Michael Stich.
In addition to tennis, the tournament provided a week long foretaste of the dynamic and urban life of a city district of the future. It provided playful indication of the potential that this long forgotten location can yield in the future. It was a festival for both tennis enthusiasts and tennis legends, such as Anna Kournikova, Thomas Muster or Patrick Rafter, along with all the spectators from Graz and beyond who sought and found an extraordinary experience in Graz-Reininghaus.
The special atmosphere and outstanding design made Reininghaus the perfect venue for two hugely successful tennis festivals in August 2007 and 2008.
sTennisMasters
Theatre on an autumnal field A successful cooperation between the steirischer herbst, Theater im Bahnhof and Graz-Reininghaus. Graz-Reininghaus’s natural beauty of thousands of square meters was used as the stage.
Partners and sponsors
steirischer herbst
La Strada
In his opening speech in 1968 the founder of the steirischer herbst festival, Hanns Koren, said: “We are beginning a festival although we know well enough at what a late hour on the world clock”. 40 years later a journalist wrote in the Neue Zürcher Zeitung: “When the mild southern September sun shines and the horse chestnuts smack onto the pavements in the Graz Stadtpark, an autumnal obligation to debate and discuss breaks out all along the banks of the Mur that only loosens its grip when there is an occasional flippancy.” The Theater im Bahnhof gave a guest performance with its production “Zwischen Knochen und Raketen – Ein Theaterstück von weltpolitischer Dimension” (“Between bones and rockets – a play on global political dimensions”). It took place on the largest stage the festival has used in the last 40 years. A harvested corn field in Graz-Reininghaus.
A highly entertaining nine day storm that sweeps through the streets of Graz. The International Festival for Street and Puppet Theatre was held for the ninth time in Graz during the summer of 2006. In a co-operation with the French theatre group KompleXKapharnaüm the production “PlayRec” acted as an “urban intervention” for the director. The artists applied themselves to the history of Graz-Reininghaus, sought out witnesses to events in the past, questioned decision makers and produced a film. The presentation examined the “memory” of a city. The “PlayRec” concept was developed within the scope of In Situ, a European platform that promotes street art in cities and which receives financial support from the EU.
The past of the future Examining a city district from the most varied perspectives during the ninth La Strada Festival.
New Life A natural phenomenon starring young plants and featuring the gardeners.
s
A city district is growing Beginning with 3000 newly planted trees and bushes. In October 2007 a total of 450 trees and 2600 bushes were planted in Graz-Reininghaus, making a total investment of 200,000 Euros. Seen as the basis for improving the microclimate and the quality of the air. The landscape architect Gertraud Monsberger selected a mix of native trees and bush types that blend harmoniously into the existing landscape. Trees that were already five to six metres high were planted to ensure that the green belt will have the desired effect as soon as possible. A step towards a desirable and sustainable future.
Cooperations
Graz Reininghaus is opening up its own horizons in the areas of research and development and is providing a breath of fresh air for the city and its partners.
Styria, the land with an inquisitive spirit
Styria is Austria’s leading R&D location. four universities in Graz one university in Leoben two universities of applied sciences Joanneum Research as the second largest non-university research institution in Austria 25 competence centres with 3.9% of the GRP the highest R&D rate in Austria
Knowledge map Who and where are the most innovative researchers and developers with the greatest potential for the future? What are the outstanding scientific projects with international pulling power in Graz and Styria? In order to be able to come up with satisfactory answers to these questions, a contract was awarded to draw a map of the state showing existing knowledge and all knowledge with a promising future. And to put further interesting development partners for Graz-Reininghaus squarely on the map. A small selection of intriguing minds and projects Olivia Koland from the Wegener Centre researches the interplay of the environment, economy and energy with regard to the economic-ecological spatial planning relationship between the urban environment and its surroundings. CNSystems developed and marketed worldwide technologies for bloodless, no-risk and painless cardiac and circulatory diagnosis. This achievement has already brought them the Austrian State Prize for Innovation and in 2005 an entry in the “Top 100 Private Companies in Europe�.
The study of Graz’s R&D potential comes to life on a cinematic map showing the city’s key scientific locations and their areas of expertise. Up and coming film-maker Lukas Schwarzkogler, who completed his information design studies at the Joanneum University of Applied Sciences in Graz and in New York, handled the production. http://airborne-motion-pictures.com
Cooperations >>
Cooperations >>
+
Interviews Journalists Scouts Researchers
Internet Public perception Databases Homepages of R&D facilities
Persons / companies Luminaries
The heroes of tomorrow
Projects Bright sparks
World changing
Gert Pfurtscheller and his project partner Christa Neuper worked on controlling computers with the power of thought. Wolfgang Sanz and Franz Heitmeier have developed a revolutionary new kind of power station in which fossil fuels can be burned without a CO2 discharge. In his dissertation, psychologist Sebastian Seebauer looks at the question of how people can be persuaded to use public transport. The Institute for Road Traffic, together with Graz University of the Arts, is researching the subjective perception of (city) noise on the basis of psycho-acoustic and physiological foundations. Two of Austria’s three top level K2 centres of excellence were established in Styria in the first phase of the new Competence Centres for Excellent Technologies (COMET) programme. • K2 Mobility – Sustainable Vehicle Technologies in Graz AVL, TU Graz, Magna Steyr, Siemens Transportation Systems, Joanneum Research, Infineon, Audi, OMV and others • MPPE (Integrated Research in Materials, Processing and Product Engineering) in Leoben Montan UNI Leoben, TU Graz, TU Vienna, the Austrian Academy of Sciences, Joanneum Research, Böhler Uddeholm and some 35 other partners.
Impulse Urbanism
Analysis of social spaces
A selection of current cooperations with Graz universities
Tennis or the magic of the non-standardised Project with students from the Information Design Department at the University of Applied Sciences Joanneum (winter semester 2007/08) Tennis is a highly standardised sport. Two players. A net. A ball. A couple of lines. An attempt has been made playfully to smash through this standardisation rigidity in the form of a series of short films. Thirteen student teams took part in this curator-led competition. Project curator: Eberhard Schrempf
Impulse Urbanism
Analysis of social spaces
Project with masters students from the Department of Architecture and Project Management at the FH Joanneum University of Applied Sciences (winter semester 2007/08)
Project in cooperation with students of the Social Work degree course at the FH Joanneum (winter semester 2007/08).
Students working in interdisciplinary teams developed urbanisation concepts for Reininghaus. More detailed proposals were drawn up during a two-week workshop in January 2008. Headed by: Thomas Lettner, architect, partner in share architects, lecturer at the University of Applied Sciences Joanneum; Anke Strittmatter, architect, partner in osa (office for subversive architecture), lecturer at the University of Applied Sciences Joanneum and the TU Graz
Fifth-year students carried out a cultural-anthropological analysis of social spaces in Reininghaus, with teams taking the pulse of urban living space around the district. In charge of the project: DDr. Bernhard PlĂŠ Project team: Dr. Siegfried Ledolter, Mag. Barbara Porotschnig, Mag. Marie-Therese Sagl
Tennis or the magic of non-standardisation
Urban scenarios for the future
Townhouse Development
Cooperations >>
Cooperations >>
Urban scenarios for the future Project in cooperation with students of the Architecture degree course at Graz University of Technology (winter semester 2007/08). Over 60 students from the Institute of Urban Planning in the Faculty of Architecture at Graz University of Technology attended a course on design and urban planning, and developed a number of urban scenarios for Reininghaus. During a special workshop, the groups came up with a range of different visions and models which they then refined into urban planning designs. Coordinators: Ernst Reiner (lecturer) Manfred Hasler (lecturer) Prof. Wolfgang Dokonal Prof. Anna M. Hohmann-Vogrin
Townhouse Development Student project involving the Architecture Department at the TU Graz. The townhouse typology is increasingly popular on the global property market. The innovation in the design tasks lies in placing the market demand for the townhouse in a tangible, central European context with a contemporary interpretation. Headed by: Johannes Fiedler, architect and regional developer, partner in fiedler.tornquist, Graz Reader at the University of Applied Sciences Joanneum Graz (city and regional planning, urban planning) and at the TU Graz (Institute for housing construction)
european smart cities A new evaluation instrument for medium-sized European cities
Scientists from the TU Vienna have developed a ranking instrument, together with colleagues from Ljubljana University and the TU Delft, that puts 70 medium sized European cities with less than 500,000 inhabitants under the microscope.
First the good news: Graz was ranked in thirteenth place. And now the bad news: Graz was behind Salzburg, Linz and Innsbruck. “Medium sized cities are a fascinating target group” smart cities project manager Prof. Dr. Rudolf Giffinger from the TU Vienna commented. “Some 120 million people live in 600 cities of this size, they are 40 % of all European city dwellers. They have enormous potential, although they are often in the shadow of the big metropolises. They have difficulties in positioning themselves, frequently have to fight against image problems and tend to be overlooked by investors. But they do have a very significant advantage: they can score points for smartness as a result of their size.” Smart means: a good performance in six characteristics. A long analytical look was taken at the current qualities and the developments that are to be expected in the areas of economy, people, governance, mobility, environment and living.
Smart City Graz
Cooperations
Cooperations
The top five Luxembourg, Aarhus (DK), Turku (FIN), Aalborg and Odense (DK). The issue is above all to reveal improvement potential. Dr. Natasa Pichler-Milanovic from Ljubljana University: “It is naturally of the greatest interest to be able to achieve a positioning of a city in the ranking, but it is much more important to be able to uncover strengths and weaknesses in specific areas and to be able to develop strategies for how performance can be improved.� A second evaluation is to be made in three years time. The scientific team hopes to be able to uncover further data material at that time that will allow other cities to go into the ranking. Details under: www.smart-cities.eu
District policy Architects
Construction companies City climatologists
Residents
Urban policy Cartographers Urban planners
Historians
Landscape gardeners
Commercial artists Landscape planners Construction scientists
City specialist departments
Investors Consultants
Students Media
Banks Companies in the surrounding area Protection of historic monuments Infrastructure specialists Urban policy specialist departments for the region Artists
What
Positions Perspectives City models
Positions on Reininghaus
An open-ended development process requires a clear framework for content and processes to prevent it from degenerating into arbitrariness. We have distilled our convictions, intentions and desires for the Reininghaus project into a series of clear positions. We state clearly what we stand for – and what we don’t. The positions presented here are not set in stone or unalterable dogma. Rather they are relevant viewpoints which will evolve – indeed, must evolve – as the process continues, the circle of contributors widens and their thinking on specific aspects of the project evolves.
This provides stable, yet flexible foundations for the joint efforts to develop the district. It also puts in place the necessary guidance and ensures a binding commitment for the development partners, investors and – most importantly – future residents who identify with these positions and have an interest in developing them with us.
Five Positions on Graz-Reininghaus
Asset One has defined a set of objectives which will act as a framework for the Reininghaus development project. These five positions set out the principles which Reininghaus stands for – and those it does not represent.
Diversity through urbanity
Positions >>
Positions >>
Diversity through urbanity
The Graz-Reininghaus project aims to capitalise on the unbroken popularity of urban living. Urbanism has always been fertile ground for innovation and creativity, contestation and vitality, diversity and openness, and individual freedom and pluralism. Urbanity is the key to a stimulating and colourful district.
1
An urban centre in western Graz
An urban centre in western Graz
2 Graz is about to acquire a new city centre, on the site of the old Reininghaus brewery – a second point around which urban life can crystallise, alongside the vibrant old town. Reininghaus will not compete with the existing city – let alone try to improve on the original – but will be a welcome companion piece to the city in its current form.
The process as a mark of quality
Positions >>
Positions >>
The process as a mark of quality
Following a less well trodden urban development path, and thinking ahead instead of jumping the gun is a challenge. Asset One makes space for a variety of intellectual and social standpoints, and reflects on the insights gained together with stakeholders from an interdisciplinary perspective; a path also known as the Reininghaus method. The process creates identity and is the nucleus and groundwork that will eventually be reflected in a high quality of life in the district.
3
The Graz-Reininghaus brand
The Graz-Reininghaus brand
4 Like every district with its own strong and unique personality, Reininghaus will also have the courage to define the qualities that set it apart. The growing identity is the essence of the Reininghaus brand and a clear promise Graz-Reininghaus sets out to deliver coherently and credibly.
Asset One – Giving a lead
Positions
Positions >>
Asset One – Giving a lead
Asset One sees itself as the driving force behind the Graz-Reininghaus development. Its business motive is long-term value growth. Although Asset One is a commercial and not a charitable organisation, it has the long-term welfare of the residents of Reininghaus at heart. Combining responsible leadership and management of the development process in a single organisation is a recipe for efficiency and effectiveness. Decisions can be taken quickly and flexibly where necessary and appropriate, and selective and effective intervention maintains the momentum of the project.
5
Reininghaus opens up new perspectives
The proposals generated during the process were used to develop specific perspectives for Reininghaus. Desirable qualities were intertwined with key urban planning issues and condensed into specific actions by a group of experts.
>>
Besides important urban planning issues including green and open spaces, urban scenarios, diversity of use and mobility, several key requirements of life in a nextgeneration district such as Reininghaus were examined from a socio-cultural perspective. Public discussion and reflection on some of the conclusions is welcome – and serves as the basis for developing detailed and feasible approaches and projects for the new Reininghaus.
Green and open spaces
Perspectives >>
Perspectives >>
Green and open spaces The plan was to open the process by presenting specific proposals for the district’s green and open spaces, so seven landscape architects from Amsterdam, Graz, Karlsruhe, Merano, Paris and Vienna were invited to put forward their ideas for Reininghaus. The process consciously rejected the traditional competition format as the intention was to generate a collection of ideas and impulses. A variety of attractive proposals were presented, ranging from small projects, such as a giraffe cage in the malt silo, and fountains and well houses to large-scale developments such as Reininghaus’s very own “Central Park”. All seven landscape architects took part in a two-day symposium in Reininghaus on 24-25 June 2008 where key open-space planning issues were discussed in depth with representatives of the City of Graz. Public discussion of the proposals took place in a special evening event. A detailed publication outlining the ideas for green and open spaces in Reininghaus was published in autumn 2008.
Participating architects Agence Ter, Paris – Karlsruhe freilich, Merano idealice, Vienna karres en brands, Hilversum – Amsterdam lohrberg, Stuttgart Monsberger, Graz Mario Terzic, Vienna Project management stadtland, Vienna Urban planning supervision kleboth lindinger partners Process milestones April 2008: Kick-off in Graz May 2008: Initial submissions and on-site feedback to architects June 2008: Final presentations in Graz December 2008: Publication of Grün- und Freiraum für Graz-Reininghaus
1
Diversity of use
2
Diversity of use The concept of urbanity invokes images of diverse city living, a colourful mix of shops, bars and restaurants, well-populated public spaces and the coexistence of various cultures, social strata and generations – ideally, all of these should be round-the-clock features. Major cities and the historic centres of medium-sized towns are most likely to live up to this ideal. In contrast, new towns tend to be sterile affairs, despite the best efforts of town planners to design urban spaces with a diversity of uses, short travelling distances and buildings featuring revitalised street-level facilities. It seems that social conditions, inflexible building regulations, economic considerations and even force of habit stifle the development of desirable characteristics. In line with the guiding principle of turning urban visions into reality, this perspective probes the concept of diversity of use in an attempt to identify the most beneficial mixtures of functions and population segments and the ways in which they can be integrated into the Reininghaus planning process. A special publication on diversity of use in Reininghaus, Nutzungsvielfalt für Graz-Reininghaus, is also available.
Keynote speakers Wolfgang Amann, Institute for Real Estate, Construction and Housing (I-IBW) Christoph Chorherr, Green Party, member of Vienna City Council, founder of sarch Raimund Gutmann, freelance social scientist, managing director of wohnbund:consult Panel guests Jutta Kleedorfer, Projektstelle für Mehrfachnutzung, City of Vienna Michael Klees, Vice Chancellor, University of Applied Sciences Christian Krainer, managing director of Österreichische Wohnbaugenossenschaft (ÖWGES) Urban planning supervision kleboth lindinger partners Process milestones May 2008: Symposium on diversity of use in urban settings December 2008: Publication of Nutzungsvielfalt für Graz-Reininghaus
Urban scenarios
3
Perspectives >>
Perspectives >>
Urban scenarios Several renowned urban planners from Europe, Asia and the USA have looked at a number of potential urban scenarios for the new Reininghaus. A wide variety of urban design issues were identified, discussed and compared during a series of interviews held at the offices of the seven consultants in Berlin, Zurich, Rotterdam, Tokyo, Miami, Barcelona and Friedrichshafen, as well as at a two-day symposium in Graz. After detailed appraisal of topics such as the origins, growth and planning of city districts, creating long-term value and communicating options for urban settings, a comprehensive catalogue of key questions for 21st century urban development was compiled. The overriding priority was to highlight development potential while simultaneously preserving the desired level of flexibility. A detailed overview of urban scenarios for the new district, called Stadtszenarien für Graz-Reininghaus, has already been published.
Consultants Joan Busquets, Barcelona - Harvard Erick van Egeraat, Rotterdam - Moscow Duany Plater-Zyberk & Company, Miami Vittorio M. Lampugnani, Zurich - Milan Dietmar Leyk, Berlin Philipp Oswalt, Berlin - Kassel Kazunari Sakamoto, Tokyo Project management maxRIEDER, ArchitekturWasserStadtlandschaft&Gestaltungsprozesse Urban planning supervision kleboth lindinger partners Process milestones April-June 2008: Interviews at consultants’ offices around the world July 2008: Symposium on urban scenarios for Reininghaus October 2008: Publication of Stadtszenarien für Graz-Reininghaus
Mobility
4
Mobility Mobility is key to successful urban development. Accessibility and ideal connections to the national road network are crucial to the success of any real estate project, while quality of life in public spaces is an important soft factor. Mobility is an integral part of everyday life for residents and visitors in a particular district. Reininghaus’s size presents a unique opportunity to influence people’s behaviour with regard to mobility. Traffic should always be considered in the context of wider planning objectives, so it is essential to deal with developing the traffic network at the earliest possible stage of a project. The key question here is how best to ensure access taking local conditions into account. A symposium dealing with mobility in Reininghaus focused on two main issues: after discussing trends, planning perspectives and visions for mobility at an abstract level the participants came up with prototype solutions for integrating Reininghaus into the existing traffic network. A number of planning experts examined the traffic situation in terms of public and private transport, parked vehicles and sustainable transport before developing generic traffic concepts, plans, strategies and six hypotheses for mobility in Reininghaus.
Participants Trafico, traffic planning consultants Jürg Dietiker, traffic planner, Zurich University of Applied Sciences Winterthur IBV Fallast traffic engineering consultants Panel guests Lisa Rücker, Deputy Mayor, City of Graz Martin Kroissenbrunner, Head of Traffic Planning, City of Graz Andreas Tropper, Head of Construction and Head of Department 18 – Traffic, Federal Province of Styria Urban planning supervision kleboth lindinger partners Process milestones September 2008: Symposium on mobility February 2009: Publication of Mobilität für Graz-Reininghaus
Energy
Perspectives >>
Perspectives >>
Energy Becoming energy neutral is the ambitious goal of many urban development projects. In other words, a district operates without tapping into external energy sources (electricity, gas, oil, etc.). Local buildings generate the power which is required using solar installations and cells, geothermal heat and ground water. Energy used for erecting and demolishing buildings (known as grey energy) is recouped over the property’s life cycle. This perspective explains how such a sustainable vision can be realised. It deals with the technical feasibility of such plans and illustrates how buildings can be used to generate energy. Taking a holistic view of a district’s energy balance allows us to identify a number of potential synergies – the variety of uses of buildings which are occupied at different times opens up a number of unexpected opportunities, such as using waste heat from one property to heat another, constructing north-facing, non-reflecting offices while residential properties catch the sun’s warmth, and ensuring that everyday trips in Reininghaus are possible on foot.
5
Urban sociology and cultural studies
Urban sociology and cultural studies Urban sociology aims to envisage the city of the future within the framework of foreseeable changes in modern society. In the Reininghaus project we refer to this perspective as a “next city”. Key issues in urban development which result from the transformation of modern society into a post-modern global community are addressed in research partnerships with institutions such as the Zeppelin University Friedrichshafen and in cooperation with international experts. The focus is on reassessing people’s need for a sense of belonging and position in an age of global and increasingly virtual relationships. The outcomes of this process are presented as a set of “urban sociological obligations” which outline current thinking on next generation cities and apply it to the new Reininghaus.
6
Experts Bastian Lange (urban researcher, Berlin), Birte Kleine-Benne (art scientist, Berlin), Michael Schuster (softwaredesigner, Wien), Christian Heller (blogger, Berlin), Deniz Peters (music scientist, Graz), Elmar Lampson (composer, Hamburg), Georg Hajdu (composer, Hamburg), Gerd Leonhard (music producer, Basel), Hajo Greif (philosopher of science, Graz), Hannes Sorger (urban developer, Graz), Holm Friebe (creative researcher, Berlin), Justen Ladda (artist, New York), Markus Beckedahl (web politician, Berlin), Peter Glaser (web philosopher, Berlin), Philippe Cabane (urban developer, Basel), Stefan Braunisch (psychotherapist, Bern), Tom Fuerstner (software developer, Vienna) Project management Prof. Dirk Baecker, Zeppelin University, Friedrichshafen with the support of his project team students Manager, Urban sociological perspectives Bernhard Krusche Process milestones November 2008: Symposium on Next City Reininghaus Spring 2009: Publication of the urban sociological obligations
7 8 9 1 Perspektiven
Perspektiven
City models Graz-Reininghaus
Landmark
Urban clearings
Urban islands
City m Outlook: The Reininghaus city model
The next step in the process involves bundling and condensing the inspirations, ideas and perspectives collected so far into a city model, an abstract cluster of ideas on urbanity from various disciplines. The model gives a comprehensive overview of the full gamut of reflections on Reininghaus, an interdisciplinary expression of desirable qualities which can also be represented pictorially. Knowledge, experience and the previous steps in the process all have a strong influence on the composition of the city model, giving rise to creative, individualistic solutions shaped by the modeller’s subjective perceptions. The city models will generate a broad spectrum of possibilities for the new district and simplify the decisionmaking process for the remainder of the project. Following committed discussions, evaluation by external experts, comments and criticism, the field of prospective city models is whittled down to one – the Reininghaus city model.
The Reininghaus city model sets the pace and provides a yardstick for the ongoing implementation of our ideas in the district – giving us a handle on the entire process. Once the city model is in place we can move on to more traditional development activities, such as construction and project planning – an ambitious step on the path to a “normal, functional 21st century district”.
Patchwork
Central Park
Neighbourhood squares
models City models >>
City models >>
Qualities
• Strong public identity • Few nuisances • Potential centre point • Prospective uses: public venue, services, special uses, special residential facilities
• Few nuisances • Close to public green spaces • Diverse neighbourhood • Desirable location • Potential uses: living space, gastronomy – neighbourhood cafes adapted to the surrounding area
• High activity levels • Many nuisances (traffic) • High building density • Easily accessible • Diverse area • Very desirable location • Potential uses: ground level: retailers, public infrastructure, shopping, gastronomy first floor: offices, public bodies Upper floors: residential
• Low footfall • Many nuisances • Potential uses: commercial/office space
• Easily accessible • Some nuisances • Low activity levels, no through traffic – dead end • Potential uses: offices, service providers
Landmark
Landmark
The city model envisages a monocentric district. A central area reserved for a particular use or a public building serves as a focal point for development and construction. Highfrequency activities in the central area have an important part to play in life elsewhere in the district.
Growth begins in the centre and gradually ripples out to the surrounding area. In theory, green areas can stretch from the edge of the district to its heart, or form a ring encompassing the central area. Traffic links converge on the district‘s focal point.
Urban clearings
City models >>
Urban clearings
The surrounding public green space separates the district from neighbouring areas, but also serves as the threshold for those entering the district. The various green areas will differ in terms of use, accessibility and the people who frequent them. Built-up areas will also feature their own private green spaces. Setting the area apart from the rest of the city will nurture the growth of a unique district identity, although this will not necessarily be reflected in the construction itself. A homogeneous structure attaches equal value to each development site, but heterogeneity can also enhance the impression of islands of development resulting from the targeted use of green spaces. Consequently each “island� in the district has its own unique features and significance. The development structure provides the foundations for the hierarchy of infrastructure links. In both cases, connections between this area and other parts of the city will be treated as overriding priorities.
The distinctive characteristics of the district do not impose any conditions on its development. Growth will originate at various points around the area before spreading to the rest of the site.
Urban islands
Urban islands
The patchwork of interconnected green spaces covering the city gives rise to distinct districts with their very own development features. As green spaces have a strong public element they need to be put in place from the outset.
Development can take place in one neighbourhood after another or simultaneously in all neighbourhoods (inwards from the periphery, outwards from the centre or along the edge of green spaces). The main transport artery follows the perimeter of the green space. The neighbourhood is divided into a grid for the development process.
Patchwork
City models >>
Patchwork
The district is split into several units which are developed independently. Very few rules are imposed and only then in order to guide the design process in areas where one district borders another. This preserves the distinctive identity of each neighbourhood – the ideal conditions for a diverse, heterarchical urban fabric. Major thoroughfares are given precedence in the planning process, and local infrastructure in each neighbourhood is adapted to the development structure.
The district is all about diversity, not uniformity. It is a conglomeration of distinct neighbourhoods.
Central Park
Central Park
The city is planned around a central green space and features homogenous built-up areas. Thanks to its size, the central green area attracts visitors from across the city. It is a local recreational area, and also functions as an urban green area and open space.
The district is accessed via a central traffic artery tracing the edge of the park, while a grid of connecting streets crisscrosses the rest of the area. The area enclosing the central green space will be given priority in the development process. It will become the district’s first built-up area once Central Park is complete.
Neighbourhood squares
City models
Neighbourhood squares
The structure of the town is a patchwork of homogeneous zones. Some parts of the town are used as public open spaces. These are spread evenly across the city, with each district allocated its own open space. All development sites are of roughly equal value, with the exception of those adjacent to open spaces. It will not be possible for hierarchies to develop on account of the area’s homogeneous structure. Neighbourhood squares can be given their own unique features and character, including special designs, parks and children’s playgrounds. The distribution of open spaces means they are primarily used by local residents.
Development will begin with the sites adjoining the neighbourhood squares. Building work will start at different locations across the area. They will be close to central district access points or in areas where links to existing building stock can be easily established.
Who
ONE
Facts and figures
COmpaNY
ProPerties
reiNiNGHAUs DoWNLoADs
Bird’s eye view of urban development
TOO
Strategies, visions and ideas
STraTEgY
VisioN
iNterACtioN
The company Properties People
Asset One
The company Asset One Immobilienentwicklungs AG was founded by a group of Austrian private investors in 2005 with the aim of developing the areas formerly in the possession of Brau Union in Austria in close cooperation with the relevant towns and their residents, businesses, authorities and institutions. A brief history From 1921 onwards an increasing number of Austrian breweries came to be united under the Brau AG (later Brau Union) company. Many of these breweries had large property holdings. As time passed, breweries that had been shut down, were also absorbed, including the Sternbrauerei in Salzburg, Reininghaus Brauerei in Graz and parts of the Schwechater Brauerei all of which were no longer necessary for production. In 2003 Heineken bought all of the Brau Union shares only to sell the property that was not needed for production two years later.
In April 2005, Asset One Immobilienentwicklungs AG was founded and took ownership of the developed areas of the former Brau Union property portfolio. With its headquarters in Graz, Asset One has been working since June 2005 on the preparation and development of these property holdings, which have grown over several generations. The business strategy Asset One’s central strategy is to find the best possible use for the sites in urban locations and approved for construction and to come up with cutting-edge concepts in order to get the most out of these valuable sites. Asset One is supported by Austrian investors who wish to develop the property in a responsible manner as opposed to property speculators who merely have turnover in mind.
Asset One – the portfolio
SCHWECHAT
SALZBURG
Reininghaus
GRAZ
Puntigam West 10 000 sqm
Properties
In 2005, Asset One took ownership of those Brau Union properties in Austria that were not needed for production. Currently Asset One possesses 1.2 million square metres of land. 900,000 square metres of it are approved for construction and are located in Salzburg, Linz, Schwechat and above all in Graz. Schwechat This large plot, which is in total 17,375 sqm, is located in Brauhausstrasse and has retained its unique character by virtue of the old brewery buildings that are still standing. There are several thousand square meters of former storage cellar area.
Graz-Puntigam The 441.979sqm of real estate to the south of Graz, operates along side the Graz-Puntigam brewery. Not only does it offer attractive shopping opportunities (IKEA, Shopping Center West ...) but more over 331.814sqm of potential construction possiblities.
Properties
The Sternbrauerei Salzburg
Salzburg – At the foot of the Rainberg hill
The Salzburg Festival constitutes a world-class opera event, whilst Salzburg’s historic centre is one of the most beautiful historical monuments in the world. Consequently, Asset One can only excite the people of Salzburg with its modern architecture if what it offers is of the same quality as the best of historical architecture and culture in town. Only by working in close cooperation with the city’s planning office, the historic city commission and the building and urban design assessment committee of the city of Salzburg as well as with the support of kleboth lindinger partners architects’ office, could the objectives and conditions for the competition be worked out.
Asset One was able to strike the interest and enthusiasm of international architects who normally only work on largescale projects because of the high standards and the level of quality it implemented. In addition to the cautious preparation and planning of this project, one thing above all was the driving force: the one-time opportunity to create and build on the last piece of land available in the centre of Salzburg. One year after the jury decision over the winning project, construction is now commencing. The ground-breaking ceremony for the Sternbrauerei Salzburg residential project took place on Thursday September 20th 2007. This architectural showcase project, involving an investment of around 50 million Euros, will be executed by the New York architectural office of Hariri & Hariri together with kleboth lindinger partners. Altogether around 80 top class apartments will be realised in six new buildings by the end of 2010. In the renovated original buildings there will be space for five apartments along with office space, restaurant capacity and, according to current plans, the Haus der Architektur.
Six buildings will be created in this extravagant location, offering 80 superior apartments of the highest quality. The Sternbrauerei Salzburg
The Sternbrauerei Salzburg
The two architects Gisue and Mojgan Hariri leave a lasting impression.
This is no ordinary building site container, offering new perspectives of an inner city area that has lain undeveloped for 50 years.
People
Gerhard Engelsberger
Christoph Gadermayr
Gerhard Engelsberger
Christoph Gadermayr
is chairman of the management board of Asset One Immobilienentwicklungs AG, he also is managing director of Asset One Projektentwicklungs GmbH and managing director of Asset Salzburg Immobilienentwicklungs GmbH, both 100% subsidiaries of Asset One Immobilienent wicklungs AG.
is executive member of the management board of Asset One Immobilienentwicklungs AG as well as managing director of Asset One Projektentwicklungs GmbH and Asset Salzburg Immobilienentwicklungs GmbH. While working in various areas of real estate since 1994, Gadermayr completed his law degree at the Johannes Kepler University in Linz and acquired a certification from the Austrian Guild of Real Estate Trustees, allowing him to work as manager of real estate for Brau Union. Gadermayr joined Asset One in 2005 as project director for the Sternbrauerei in Salzburg, and soon became the managing director of Asset Salzburg; as board member of Asset One AG he is in charge of all real estate operations.
Mr. Engelsberger has worked in the real estate business since 1965 and among others was a member of the board of Wienerberger Immobilien AG, ÖRAG – Österr. Reali täten AG and of the CA Immobilien AG. Mr. Engelsberger is one of Austria’s most experienced and successful real estate managers. He is also a certified and publicly appointed real estate assessor.
Ernst Scholdan
Alexander Doepel
People
People
Ernst Scholdan is founder and a non–executive member of the board of Asset One Immobilienentwicklungs AG. In addition, he is the founder and a managing partner of DDWS Corporate Advisors and has been advising large companies and financial institutions on matters of transfer of ownership, strategically significant acquisitions and decisions since 2002. Furthermore he is chairman of the supervisory board of Capexit AG, an Austrian private equity group, holder of the position Sparkassenrat at “Die Zweite Österreichische Sparcasse” and a director of two Austrian private trusts.
Alexander Doepel is founder and a non-executive member of the board of Asset One Immobilienentwicklungs AG. As co-founder and a managing partner of DDWS Corporate Advisors, alongside Ernst Scholdan, he has been advising large companies and financial institutions on strategic decisions since 2002. During his career as a fellow partner in Scholdan & Company, Doepel worked on the largest equity market transactions on the Viennese stock exchange including Erste Bank, BBAG and Böhler Uddeholm; and to this day is still active as an essential shareholder. Alexander Doepel is also director and partner at Return Medien und Kommunikations GmbH.
Imprint
Publisher Asset One Immoblilienentwicklungs AG Editorial staff Cyrus Asreahan Barbara Gigler Veronika Harzl Katharina Karoshi Andreas Kleboth Bernhard Krusche Michael Sammer Design Gabi Peters Translation Fox Coffey KEG Ciara Alonzo Y’plus Susanne Baumann-Cox Peter Cox www.graz-reininghaus.com