Architect-led Regeneration of Former Industrial Sites Robert Hebblethwaite
Robert Hebblethwaite
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‘Lighter, quicker, cheaper tactics...as alternative recession-era approaches to urban revitalisation.’ Ho, C et al [Internet] ‘The architect and the user both produce architecture – the former by design, the latter by use. But the terms architect and user are not mutually exclusive: they exist within each other. Just as the architect is a user as well as a creator, the user can be an (illegal) architect, occupying and making architecture through both use and design’. Till, J. (1998), p.7
Abstract 3 Acknowledgements 4 Placement Diary 4 Introduction 5 1. Developer Protagonists 7 Cultural-Developer 7 Community-Developer 7 Architect-Developer 9 2. Industrial Sites: Baubüro Insitu 10 Conversion, Renovation 10 Master-Planning, User Participation 15 3. Citizen Designer 19 In the Community 19 In the Profession 20 Conclusion 20 Appendix 21 Image List 21 Bibliography 22
Robert Hebblethwaite 2013 Matric No: 0919431 Tutor: John Lee Architect-led Regeneration of Former Industrial Sites
Abstract Sustainable urban regeneration creatively reshapes the existing city to suit modern society. Reusing the built environment is inherently sustainable: it re-employs materials, preserves social identity, and is more economic than comprehensive renewal. Incremental urban improvements can be a desirable recession-era approach for the sustainable reuse of former industrial sites, compared to the resources required for wholesale regeneration. Citizen designers combine professional expertise with userintuition, redefining the traditional architect-client developeruser relationship, actively seeking clients, and targeting interventions to benefit the local community. Engaging in sustainable urban regeneration requires broadened abilities, including leadership qualities and entrepreneurial spirit.
Cover Figs: Hall 181, Lagerplatz Winterthur
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Acknowledgements Thanks to Baubüro Insitu: the partners, who invested their time, interest, and shared their philosophy; the staff, for friendship and Germansupport; and the Honeggers, who welcomed me into their family. Thanks especially to Eric, for being a boss, friend and role model, and John Lee for his academic support.
Placement Diary PRP Architects Ltd Manchester (Feb-Mar) Social housing for the elderly feasibility study. PRP introduced me to the challenges of designing for an aging population. Working in Manchester gave me knowledge of how nationwide practices operate.
Reflective Essay [Distance Learning] (Mar-Apr) Argued sustainable renovation is a rich and expanding field.
Baubüro Insitu AG Basel (Apr-Aug) Swiss architects Barbara Buser and Eric Honegger founded Baubüro Insitu, in 1998. The medium-sized practice specialise in industrial renovations with tenant participation. Commissions are often motivated by the partners, who move architecture to being a community-service. Attracting funding for re-landscaping a bottling plant, renovating industrial silos, and planning an architecture school’s expansion were varied tasks. Insitu challenged my concept of the architect’s role in society.
Common Ground, 13th Venice Architecture Biennale Venice (Sep) A theme of the Biennale was ‘architects taking part in the city’, examining the ‘recovery of existing buildings and the upgrading of urban spaces’1.
O'Neil Associates Ltd Kendal (Oct-Dec) Architect interested in the renovation of Cumbrian vernacular with contemporary detailing. Projects for high-end residential clients.
Technical Review [Distance Learning] (Nov-Dec) Vaugh Steel, O'Neil Associates (2011) an award-winning Cumbrian farmhouse, barn and byre conversion.
1 La Biennale (2012) [Internet] Architect-led Regeneration of Former Industrial Sites
Fig 1: Stood outside Baubüro Insitu's offices
The report links my interest in sustainable urban regeneration with Baubüro Insitu’s conversion of industrial sites. Additional reading relates local Swiss experience to processes working at the global scale, such as post-industrial decline and gentrification.
Introduction How we enact the regeneration of our cities has never been more topical. Sustainability dictates that comprehensive urban renewal and construction on green-field land are unattractive ways to develop the urban environment. Simultaneously, there are sites in the city that have been abandoned or overlooked as uneconomic. Although dereliction has always been produced in response to changes in the way we dwell, earn a living, or move from location to location, the rate at which economic and technical development is currently progressing makes structures obsolete quicker than ever before.
Fig 2: Conversion of Gundeldingerfeld, industrial site
Inner-city industrial areas in particular have suffered from globalisation and restructured manufacturing. Modern industry is foot-loose, meaning production capacity can be relocated to more flexible sites on the city outskirts or exported oversees. Free-market economics, based on the exchange value of commodities, rather than use value, can rapidly value or devalue production, affecting all buildings required for the process. Large inner city manufacturing sites have struggled to keep up with the changes, leading to closure. Where industrial buildings have historic merit, or are architecturally unique, high-end residential, commercial, or speculative office conversions are popular choices for reuse. When this is not the case, the simplest choice is demolition. My report argues that former industrial buildings should be celebrated as providing useful space. If, as Simon Allford comments, buildings are designed with a ‘long-life, loose fit’ approach,2 then they may be ‘adapted for future uses which we can’t yet imagine.’3 The Bruntland Report (1987) suggests that sustainable renovation is key to ‘meeting the needs of the present day without compromising the needs of the future’.4 Instead of the usefulness-obsolescence opposition encouraged by large scale regeneration schemes, small incremental improvements to former industrial sites provide a more sustainable model for development. This can be considered in relation to the Elkington Triple Bottom Line of social, environmental and economic costs: • Economically sustainable: Abandoned complexes are a useful resource, allowing new businesses to grow and expand. Renovation is an economically attractive option during recession as it typically saves 30% against the cost of new build.5 Individual users register their interest in the space and wait for its conversion. This model is in opposition to the influence capital investment and disinvestment holds when projects are renovated in large stages. • Environmentally sustainable: Change of use saves on production of new building materials and wastage of the old. Designing for specific community and small business avoids speculation; conversion happens at the rate of re-occupation. Buildings can be retrofitted to increase their environmental performance. One quarter of a building’s energy performance depends on occupants, underlining the importance of owner education.6 • Socially sustainable: The industrial atmosphere remains, reminding users of the building’s original function and creating a sense of community identity. People from the local area are encouraged to inhabit the structure and make it useful. Forming a tenant’s organisation helps future development choices.
Robert Hebblethwaite
Fig 3: Former industrial atmosphere retained
Fig 4: Incremental sustainability improvements
Fig 5: Promotion of regeneration, Barbara Buser, Baubüro Insitu, on 7 vor 7 (local evening news)
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Grau, P.; Scheurer, M. (2005) Booth (2011) Brundland Report, quoted in McLennan, J. (2004) McLennan, J. (2004) Resource-Positive Design – Remaining Positive, p.37
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My placement at Baubüro Insitu, Basel, showed that industrial buildings can be converted for use by community facilities and small businesses. Basel is a modern centre of pharmaceuticals, banking, and publishing. World class art and architecture rubs up against gritty manufacturing. The city is a laboratory of contrasting development approaches. The river terrace by the Münster provides a vantage point for witnessing the phased demolition and redevelopment of Novartis Campus, a pharmaceutical centre, to a highly regulated master-plan. Across the Rhine, the Messe Tower, once the country’s tallest skyscraper, is to be joined by new offices for Roche. Star architects, such as Mario Botta, Renzo Piano and Herzog and de Meuron (who are head-quartered here) have all contributed to the skyline. Counter to this, is Baubüro Insitu’s more subtle regeneration. Gundeldingerfeld, located in the bustling Gundeli office district, was formerly a piston compressor factory. In 2000, the practice transformed the complex to a lively neighbourhood centre. Reorienting architecture towards incremental redevelopment for the benefit of the community, redefines the roles of the architect/designer, user/client. Architects need expanded skills, such as financial planning, political lobbying and promotion. Designing directly for users, instead of development companies, empowers user-clients to have input on the design and maintenance of their community. Since every architect is a user themselves, the development relationship should never be purely a professional service. Active architecture requires ‘leaving the office, engaging a community and seeking a need for design in that community’.7 This report associates local Swiss experience, with global issues of post-industrial decline, sustainable urban regeneration, and gentrification. It advances the view that industrial renovations are most successful when architects and users overstep their traditional roles and work closer together: 1. Developer Protagonists profiles three types of urban regeneration: the cultural-developer, companies who renovate according to perceived cultural value, community developers, non-professionals working together, and the architectdeveloper, engaging in an expanded definition of practice. There is a discussion on their utility for enacting industrial renovations. 2. Industrial Sites: Baubüro Insitu examines the novelty of the practice's industrial renovation methodology, seeing how derelict sites can be revived for small businesses and community uses. Conversion, Renovation describes early renovations in the Basel area to illustrate the process. Master Planning, User Participation contrasts large-scale development on Zürcherstrasse, in Wintherthur, which was unable to attract support for many years, with the piece-meal participatory development encouraged by the partners at Lagerplatz. 3. Citizen Designer explains how architects are well placed to take a greater lead sustainable renovation, as both producers and users of the built environment.
Fig 6: Team players, Baubüro Insitu by its Bauwagon, a mobile architectural office
Architect-led Regeneration of Former Industrial Sites
1. Developer Protagonists Three types of developer, each having different levels of experience and reasons for motivation, are particularly adept at recycling urban fabric:
Cultural-Developer Post-Modern cities update and promote their cultural image, ‘an essential catalyst to bring commerce and new public life’, with the aim of attracting educated workforce, financial investment, and tourism.8 Developer companies renovate structures with perceived cultural value, connecting the purchase of cheap abandoned property with the profit from conversion. Their seek high quality designs, employing teams of well-known architects, or organising competitions. Culture-driven urban regeneration has been promoted as the solution for renovating former manufacturing areas, converting derelict mills to museums, art galleries and residential use.9 Using private companies is attractive for local authorities, as there is little or no financial risk to the taxpayer. Established in my home region of Northwest England, Urban Splash (1993) is a partnership between property developer Tom Bloxham and architect Jonathan Falkingham. At Concert Square (1995), Liverpool, they made the first conversion of 19th century shipping warehouses to loft-style living in the Northwest.10 Later, Britannia Mills Warehouses, Castlefield, Manchester, was converted to 125 apartments. Reuse by promoting an industrial aesthetic that is potentially sanitised, is accused of gentrification: ‘The transformation of a working class or vacant area of the central city into middle-class residential and/or commercial use’.11 Zukin’s term artistic mode of production, describes a sequence where the atmosphere of ex-industrial buildings is appropriated by artists for cheap, temporary uses; then is commodified for a higher-income group. Artistic producers re-image the area as exciting and vibrant, but invest little financially. Cultural developers see the potential for high-end renovation, and price-out the existing occupiers.12 This form of development reuses existing structures, providing the capital to make costly structural repairs and environmental improvements. However, changes that are seen as making the area more desirable, have the side-effect of displacing the existing community.
Community-Developer Community-led regeneration was pioneered by architect Rod Hackney at Black Road, Macclesfield. It is an example of how users may develop the urban environment without professional skills. Saving condemned 19th century cottages and renovating them to modern standards costed 65% less than comprehensive redevelopment.13 Hackney formed a residents’ association and empowered locals to buy their own homes. To keep costs within budget, the residents did work themselves, employing subcontractors for specialist tasks. Value was added to the neighbourhood. In reality, few people had the time to be self-builders, and were helped by Hackney’s construction firm.14 Community Architecture groups in the 1970s campaigned for small-scale urban interventions. User participation was promoted as the way to make buildings ‘reflect the needs and demands of their users’.15 At the Byker Estate (1968), Ralph Erskine coined the term sponsorclients when he gave power to tenants by operating an on-site open-office.16 Involving users in design is democratic, avoids redundancy, and creates local pride. However, most architects do engage in some form of community participation. Is it a myth our ideas are imposed on others? Till argues that by portraying the power-knowledge architects hold as negative, ‘community architecture produces the disenfranchisement of both the architect and the user’.17 The architect risks being demoted to the role of a facilitator.
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Bell, B.; Wakeford, K. eds. (2008) pp.13-17 Blundell-Jones, P. (2011) pp.88-93 Oswalt, P. (2005) p.398 Oswalt, P. (2005), p. 432 Lees, L.; Slater, T.; Wyly, E. (2008) preface Lees, L.; Slater, T.; Wyly, E. (2008) pp.118,120
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Towers, G. (1995), Towers, G. (1995), Towers, G. (1995), Towers, G. (1995), Till, J (1998), p.3
pp. 177-8 pp. 177-8 pp.157-72 p.52
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Two case studies exhibited at the Venice Bienale illustrate how industrial sites might benefit from community architecture: Berlin: Templehof Airport (Arsenale collective exhibition) At Reunification, a vast amount (500 ha industrial, 270 ha of technical infrastructure) of Berlin lay abandoned.18 Urban development bodies were short on finance, so an informal planning policy has involved the community ‘as partners in development and maintaining space’.19 Artistic producers appropriated buildings for creative uses like art galleries, cinema and child-care. In 2008, Templehof Airport was mothballed, due to its inability to handle the increased size of modern aircraft. The site has links with the birth of modern aviation, Nazism, the Cold War and Berlin Airlift. While new uses were proposed, Berliners took to the abandoned runways for skating and kite-flying. Phillip Oswalt says that ‘as an urban geological formation [abandoned buildings] provide space and can be occupied,’20 implying new purpose is possible without extensive redesign. Manufacturing halls are particularly suitable for activities that require little alteration to the buildings themselves, such as sports facilities, playgroups, restaurants, and event spaces. Oswalt’s portrays these users as an in-between stage in the urban regeneration cycle: ‘a state of not anymore and not yet’.21 This kind of participation is difficult to define in planning documents. Berlin's policy includes ‘activation’, ‘creativity’ and ‘freedom’, which are all very loose terms of utopian origin.22 Templehof Airport is now being regenerated as parkland and events space under a public private partnership, after participatory planning was abandoned.23 Perhaps where real change is required, community-development is not seen by the policy makers as a decisive enough instrument. Spontaneous Interventions (United States pavilion) Situationist interventions apply to ‘precise combinations of situations and architectural and/or urban structures’24 and mobilise citizens to remediate areas of vacant property, disinvestment in infrastructure, and social exclusion. For instance, Guerilla Bike Lanes are where curbs have been flattened, white lines painted and bike symbols stencilled on American roads to make dangerous cycling routes safer. In Los Angeles, the city’s cycling plan formally recognised the new routes. These tactics have potential to rejuvenate the landscape around former manufacturing plants, but may be too scattered to revitalise the buildings themselves. Behind the rhetoric of hands-on urbanism, Cathy Lang Ho is correct when she comments these ‘micro urban movements – vast in numbers, ephemeral, situational, intelligent, idiosyncratic – can’t replace the effectiveness and reach of top-down planning’.25
Light manufacturing
Low value neighbourhood Low income, unemployment, crime, low property value
Disinvestment
Co-operative action
Abandonment
Organise residents, buy homes as asset to borrow against, obtain grants
Appropriated, small investment
Community architect
Artistic appropriation (pioneer users)
Assists with building skills, uses own labour, develops employability skills
Renovation
Atmosphere marketed, large investment
Mixture of own labour and specialist contractors for difficult tasks
High-end conversion (gentrification)
High value neighbourhood Rise in house value, owner gains confidence and is more employable
'Only people who do not know the steam and sweat of a real factory can find industrial space romantic or interesting.' Zukin14 Fig 7: Zukin's Artistic Mode of Production14
Fig 8: Community-led Regeneration, Black Hall Road13
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Abrahams, T. (2009), pp.80-1 Abrahams, T. (2009), pp.80-1 Philipp Oswalt (2012) Philipp Oswalt (2012)
Architect-led Regeneration of Former Industrial Sites
Abrahams, T. (2009), pp.80-1 Abrahams, T. (2009), pp.80-1 Brandt, C. in Till, J. ed. (1998) Ho, C. (2012) [Internet]
Architect-Developer The architect takes on developer functions, becomes their own client, or acts as a consultant for other companies. When profit is not the main aim, this is an innovative way to ‘[identify] a local need that conventional developers were not willing to meet’.26 Projects allow the reuse of urban infill sites, such as light manufacturing workshops, which are not commercially attractive. In the UK, the Architects’ Code presents few barriers to architect-developers, providing they act with ‘honesty and integrity’, disclose conflicting interests in writing, engage in the ‘honest promotion of services’, and competent business management.27 Most explicit is that the style of practice ‘should not be misleading’. The code is upheld, so long as it is disclosed the architect is also the developer. If architecture is a ‘service for needs/opportunities, done indirectly for others’,28 future users are presented as the ultimate clients. Involving the designer throughout the life of a project means user-performance can be better evaluated. Good design and entrepreneurship are both achievable, as it requires business nous to run a successful architectural practice.29 Development-renovation of listed buildings is practiced by Dub Architects Inc, Canada. They are primarily interested in heritage preservation, and have won 18 awards. They say that ‘greater control over the design process’,30 is gained at the expense of more time spent on financial tasks. Their redeveloped Hudson’s Bay Department Store is a conversion with minimalist interiors and a new atrium light well. Unchecked, removing client opposition gives architects too much power. In the 1960s, architect John Portman began Peachtree Centre, the multi-use redevelopment of city blocks in downtown Atlanta. He justified control over the whole process by arguing that traditionally architects ‘translate other people’s decisions into technical drawings’.31 Rem Koolhaas has criticised Peachtree Centre as ‘largely devoid of vitality’, since ‘by eliminating the opposition between architect and the client, [Portman] has lost an essential creative element’.32 Entrepreneur Development consultancy represents a more dynamic way for architects to engage in sustainable urban regeneration. Successful entrepreneurs are risk takers, seeking to return an economic, social or environmental profit, and charging commission for their creativity. The client remains a separate figure. Building a good reputation from the first project is important for proving the entrepreneur's abilities and gaining trust. Renovating buildings is a risk for developers, and economic recession means large projects, like reviving the entirety of a manufacturing complex, are difficult to finance. Architects have the renovation skills required for environmental performance improvements, and can make creative use of small forgotten spaces that have been overlooked or ignored as unprofitable.33 Appropriating urban space for unintended users, ‘substituting use value for exchange value’ can, ‘temporarily remove land from its market context and question its status as a commodity.’34 Where financiers are philanthropically motivated, they may waive some of their rights to position the future users as clients. The future of regeneration, discussed at the MIPIM real-estate show in 2010, agreed that localism ‘starting from the site upwards’ has the real potential for ‘improving the life chances of the people who operate and live in an area’.35 Henri Lefebvre’s asserted that ‘rights to the city are never predetermined but are always produced by particular groups with specific demands shaped by their circumstances’.36 Architects can create the social infrastructure required to make regeneration a success. Their interventions might be buildings, organisations, events, or influencing urban strategy.
Fig 9: Spontaneous Interventions: Guerilla Bike Lanes
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Liversy, G. (2011) pp.36-39 Requirements 1,3 and 4, Architects Code in ARB (2012) Liversy, G. (2011) pp.36-39 Ibid Ibid Ibid, p.4
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Liversy, G. (2011) pp.36-39 Anon (2010) Crawford, M. in Spontaneous Interventions [Internet] Olcayto, R. (2010) Lefebvre, H. In Crawford, M. in Spontaneous Interventions [Internet]
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2. Industrial Sites: Baubüro Insitu Baubüro Insitu, my placement provider, synthesises industrial renovation projects, combining sites, clients and programme with small-scale interventions. Their methodology achieves the minimum alterations required for reuse, and adapts specialisations from previous programmes.37 For the practice, sustainability is a holistic process.38 Although they refurbish for improved energy performance, employ their own thermal analysts and have reached M’Inergie standard certification, they believe user culture is more important for true sustainability. Leading by example, Insitu’s office is cross-ventilated, has no air conditioning, uses task lighting and keenly recycles. Cycling to work is encouraged, with company bikes for site visits, and an annual maintenance session. By starting its own projects, Insitu challenges the scope of architectural responsibility. Baubüro Insitu takes leadership, acting as a developer consultant. It shows entrepreneurship, approaching sites that seem unviable, and is not purely motivated by profit. Civic engagement, implied by the motto ‘Involve those who will be affected’, enables future tenants and users to participate at the design stage, and be included in responsibility for repair and maintenance. The practice often accepts design challenges considered below traditional practice.
Conversion, Renovation Gundeldinger Feld (2000) and Walzwerk (2004) are two multi-use renovations of derelict industrial complexes by Baubüro Insitu. It produced a feasibility study, organised financing, and found tenants who required architectural skills to make their business ideas a reality. Early on, the partners had to prove they were entrepreneurial enough to make large scale renovations successful. In 2000, Gundeldingerfeld was vacated by Sulzer-Burckhardt compressor manufacturers. Barbara Buser, Irene Wigger and Eric Honegger saw potential for a neighbourhood centre. Their feasibility study Neues Leben auf dem Gundeldingerfeld [New Life at Gundeldingerfeld], based on mixed-use tenanting and affordable rents, was financed by the Christoph Merian Fondation. Six philanthropic investors, who were neither clients nor users, funded a leasehold purchase in 2000.39 Key to the renovation process was synthesising buildings with tenants. Seeing physical spaces helps start-up companies imagine their business ideas. Kantensprung AG was founded to attract tenants, who then used the architectural services of Baubüro Insitu. Gundeldinger Feld contains restaurants, a climbing centre, brewery, library, play group, and music school. Refurbishment is specific to the new programme and makes the minimum interventions required for reuse. At Walzwerk, a former aluminium rolling plant, the feasibility study convinced investment capitalists to contract-in Kantensprung as development managers. Evidence of industrial occupation remains tangible. Leaving imperfect rough finishes requires less material input, allowing affordable rents for local tenants. Cranes, capable of lifting 5000 kg, still lie on their gantries. Interventions are small. Walzwerk has been given a new identity with rooftop extensions, finished in corrugated aluminium sheeting. Space between rail platforms was filled in and a disused carriage left on the sidings. At Gundeldingerfeld, three halls were demolished to open up courtyards, increasing light penetration and ventilation.40 Environmental improvements are modest. Trailing vines, planting in old production crates, green roofs, bird boxes, and bee keeping all soften hard surfaces. Aerated taps, and water butts reduce mains-water usage. Materials are selected for their low embodied energy or durability, such as unfired clay brick and natural timber. Cross-ventilation and sun-screens regulate thermal comfort. Unser Bier (micro-brewery) recovers waste heat from their refrigeration equipment. The offices for Pro Natura (ecological charity) perform to M’inergie standard, but for the requirement of mechanical ventilation. Both projects are best-practice case studies for the 2000W Gesellschaft, an organisation campaigning for a less energy-dependant lifestyle. Social consideration is also important. Leaving the former factory atmosphere was intended to attract community use from Gundeli residents, rather than market the aesthetic to outsiders. Gundeldingerfeld is car-free, with emphasis on walking, cycling and excellent public transport. Transform provides catering and cleaning services, employing people with social issues. Blindes Kuh, a blind-dining restaurant, is a major employer of the blind. Tenants formed Verein Querfeld to represent their interests with Kantensprung, and give them a voice in the area’s development. Low rents and the opportunity to expand on the site means there is a low turnover of tenants. At Walzwerk, where there is greater emphasis on craft industries, it has been easy for companies to grow. Stolz Motagen (joiners), Kunstbetreib (art fabricators), and the garden centre have all moved into larger premises. 37 Grau, P.; Scheurer, M. (2005) 38 McLennan, J. (2004) 39 Grau, P.; Scheurer, M. (2005), p.17
Architect-led Regeneration of Former Industrial Sites
40 Grau, P.; Scheurer, M. (2005), p.13 41 Grau, P.; Scheurer, M. (2005), p.21
Gundeldingerfeld, Basel (T-B, L-R) Fig 10: Screed poured over carcinogenic bituminous wooden block flooring, Restaurant Eo Ipso Fig 11: Machine hall removed to create courtyard. Bike rack in foreground Fig 12: City library Fig 13: Unfired brick facade with trailing vines Fig 14: Blindes Kuh bar Fig 15: K-7 Climbing wall Fig 16: Blindes Kuh, entrance to dark restaurant box Robert Hebblethwaite
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The developments work economically. CHF 12 million was invested to buy Gundeldingerfeld. After six years, and a further CHF 14 million, tenancy was full. CHF 2 million rental income per annum means pay back within 13 years.41 Incremental improvements are about adding value, both physical and economic. Supporting mixed-use means Kantensprung is not dependent on a particular type or size of tenant. In addition, users finance their own conversion projects. Walzwerk was purchased for CHF 5 Million, and has enjoyed CHF 10 million investment. Since Kantensprung are not the owners, its future is insecure. If the land-value is raised high enough to make demolition and renewal attractive, future redevelopment could occur. Establishing the practice at Gundeldingerfeld means the partners can evaluate the conversion throughout its lifetime, and undertake extra architectural work. Blindes Kuh recently gained a new bar and events room, and an improved entrance for the Backpackers Hostel is being passed by planning. Insitu have developed plans for conversion of the former coal silo, the last rentable building. During my placement, Insitu were clients for Werkraum Warteck PP, converting a brewery silo to offices and events space. This included removal of the internal bracing walls, the creation of new floor plates, and a new external escape stair. My experience at Insitu was in speculative bids. Insight gained at partner level is shared with a student, who develops an attractive design and can persuasively present it. Rietschi-Areal, a former bottling plant, will become an elevated park and mixed-use development. Neighbouring apartments are currently exposed to an unsightly flat roof and bottle storage tower. Finance is required from Baselstadt to pay for the landscaping. On behalf of Abendrot, the owners, Insitu produced a feasibility study examining complete demolition, new build and retention of the existing structures with a cost-benefit analysis. The preferred option, renovation of the concrete warehouses and removal of the bottling tower cladding, was demonstrated by visualisations of before and after. This shows architecture is able to influence urban regeneration through quick speculative work, for capturing interest and finance to realise space in unusual locations.
Figs 17-20: Mehr Wert für Alle [More Value for All] Rietschi-Areal feasibility study option two: mixed use development with elevated park Ground Floor Plan (division of space), Section (permitted development heights) and visualisations (removal of bottling tower cladding)
Architect-led Regeneration of Former Industrial Sites
Basel centre, 15 mins on foot Dor
Fig 21: Gundeldingerfeld (2000), Basel Site Plan 1-2000
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Gundeli Quartier Residential and commercial district
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Fig 22: Walzwerk (2004), Munchenstein Site Plan 1-2000
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Former sidings
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Key occupants: 1 Baubüro Insitu (architects) 2 Eo Ipso (restaurant) 3 Blinde Kuh (restaurant) 4 Cinema 5 Querfeld (events space) 6 City library 7 Zirkus Schule (circus school) 8 Spielfeld (kindergarten) 9 Pro Natura (conservation group) 10 K7 Kletterhalle (climbing wall) 11 Tranform (catering and cleaning) 12 Basel Backpackers 13 Unser Bier (micro brewery) (Based on Basel Geoviewer [Internet 2012])
sse
Mainline Railway
Formerly: Sulzer-Burckhardt compressors Area: 12000 m2 Owners: Kantensprung AG Purchase: CHF 12 million (£8.0 million) Renovation: CHF 14 million (£9.3 million) Rental Income: CHF 2 million (£1.3 million) Payback in 13 years
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Formerly: Aluminium Munchenstein Area: 40300 m2 Owners: Sefer Fondation Lichtenstein (Managed by Kantensprung AG) Purchase: CHF 5 million (£3.3 million) Renovation: CHF 10 million (£6.6 million) Key occupants 1 Goldschmitt Thermit (railway maintenance) 2 Transform (catering and cleaning) 3 Schreinerei Stolz (joinery) 4 Old Timer Verein (classic motors) 5 Kunst Betrieb (art fabricators) 6 Dy-Fit (gym) 7 Fahr Bar 8 Visual Arts School 9 Hort Metallbau (steel fabricators) 10 Baubüro Insitu 11 Animal home 12 Plantago (garden centre) (Based on Basel Geoviewer [Internet 2012])
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Suburban residential
New build Tram line 10
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Eric and Barbara
Board and investors
Irene Wigger
Tina Ekener
Pascal Biedermann
Pascal Biedermann and Canton Baselstadt
Abendrot (Pension fund)
Kantensprung AG (Property manager)
Baub端ro Insitu AG (Architects)
Denkstatt Sarl (Speculative work)
Unterdessin (Subletting company)
Gundeldingerfeld New development projects
Walzwerk
Restaurant Feldberg and Lady Bar
Architectural work
Hanro
Waschsalon (Idea for a temporary laundry)
Rietschi-Areal Lagerplatz, Winterthur Fig 23: Eric Honegger and Barbara Buser run several organisations that collaborate on urban regeneration. [Diagram based on experience at Baub端ro Insitu]
Figs 24-25: Roof-Top Extension, Walzwerk, Munchenstein
Fig 26: View from Warteck Brewery roof
Fig 27-28: Warteck Brewery, modelling new external stairs
Architect-led Regeneration of Former Industrial Sites
New development projects
Master-Planning, User Participation For 175 years, Sulzer-Burckhardt manufactured steel products, such as boilers and diesel locomotives, at Sulzerareal, Winterthur. Due to its grand scale (114000m2)42, striking proximity to the town centre, and elevation to a major rail corridor, the renovation process has received much publicity. The industrial atmosphere is characterised by steel profiled structures with yellow brick infill, ribbon glazing, box girders, crane gantries and railway sidings. Sulzerareal is divided between Zürcherstrasse, the former manufacturing halls, and Lagerplatz, containing storage warehouses. In 2010, Stiftung Abendrot purchased Lagerplatz, and wrote a master plan promoting slow regeneration with user participation. The partners approach, including expanding the Zürich University of Applied Sciences (ZHAW) Architecture campus, may be evaluated against Sulzerareal’s development as a whole. Zürcherstrasse Sulzer moved out in 1989, and the area was designated an urban planning zone. Jean Nouvel’s Megalou (1992), winner of a master-plan competition, mixed living space, dining and entertainment, and depicted the conversion of industrial halls.43 Despite a strong planning application and public-backing, economic recession meant neither tenants nor investors would commit. Land was turned over to Superblock (2005), a new build. The Kesselhaus (boiler house, redeveloped 2010) is positioned at the key connection between Sulzerareal and Winterthur city centre. The conversion reuses the listed façade, and contains an electronics retailer (Saturn V), multiplex cinema and restaurants. Although traces of industrial history remain, the interior was completely remodelled to suit new programmatic demands. Three original coal silos remain in the 18 metre high boiler room, now a fashionable bar, as ‘homage to the former history of boiler houses’.44 Previously, the manufacturing area remained private property, and was gated off from the city. Master-planning connects the development to the city centre with pedestrian bridges. Open space is assigned for public use, with industrial landscape architecture (Vetsch Nipkow Partner AG) giving the regeneration a coherent language.45 Katherina-Sulzer Platz, the largest square, fuses modern elements like poplar trees, and a corten water-feature, with crane gantries. This cultural-reimaging is juxtaposed with manufacturing buildings yet to be developed, such as Halls 52/53, which are used for parking. Although some blocks are still being cleared, the master-plan has evolved to retain existing fabric. This option is better economically, environmentally and retains a small, yet highly edited link to the site’s history.
42 43 44 45
Muhmenthaler, W. (2011) Muhmenthaler, W. (2011) Lanz, C. in Stiftung Edition Winterthur (2012) Muhmenthaler, W. (2011)
Zürcherstrasse, Winterthur (T-B, L-R) Fig 29: Katerina-Sulzer Platz Fig 30: Kesselhaus (redeveloped 2010) Fig 31: Kesselhaus interior Robert Hebblethwaite
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Lagerplatz Abendrot’s development of Lagerplatz is characterised by incremental improvement, working with existing tenants. After Sulzer moved out, the area was re-occupied by small businesses and artistic producers, who were prepared to design and convert warehouses for temporary use. To secure the future of Lagerplatz, a tenants association was formed (2006) to find a permanent owner.46 Abendrot successfully proposed mixed development with user participation.49 Some improvements were straightforward to implement. The Portier Lodge (2010) fulfils a gateway function, combining a small café with area information facilities. A coordinated graphical identity, defining three urban squares has made visitor navigation easier. Removal of parking places, new bike racks, and soft landscaping were seen as ‘quick wins’. Tenants will contribute to improved energy performance and renewable energy installations through their rent. Abendrot’s clearly division of developer-user responsibilities47 defines issues both parties will work together on, and can be evaluated against Arnstein’s Ladder of Citizen Participation48 (a critique of how real power may be withheld in user-involvement). Although the tenants association has no automatic right to vote, it provides a coordinated voice for residents, and this encourages membership. Recognising their local knowledge, Abendrot chose architects based at Lagerplatz for design. The Outback Lodge is being converted to a Backpackers Hostel by Valérie Waibel Architektin. The renovation of Hall 181 (KilgaPopp Architekten), based upon a new planted and glazed façade, references Winterthur’s history as a garden city. It will give Lagerplatz improved prominence on the Zürich-Winterthur rail corridor, whilst improving the thermal envelope and passive ventilation. Each floor is planned round central cores, attracting a diversity of tenant sizes. The architects have chosen materials derived from greenhouse systems expressive of industrial manufacture, juxtaposing these with the historic façade. The Zürich University of Applied Sciences (ZHAW) Architecture faculty was established at Hall 180 (1991). Its owners say the former boiler plant was easy to convert, and the building adapts to changing needs of degree programmes better than a purpose-built design.49 The manufacturing hall has a low structural volume of riveted truss frames, designed for crane gantries, and generous natural lighting. Two tiers of steel platforms flexibly organise studios, seminar rooms, and exhibition space. The new structures are independent of the building envelope, fast-tracking conversion (design to occupation in 16 months), and legally exempted ZHAW from insulation requirements.50 Workshops, the lecture hall and canteen were developed in adjacent halls as the school grew. A unique character is derived from the industrial surroundings, and makes for an inspiring place to study architecture. The building use was supposed to be temporary, but the lease agreement has been renewed three times, and is being extended further. Abendrot plan to expand the campus and create an improved entrance. During initial studies, Abendrot responded to sketch proposals from the dean. They will hire an architect to produce a design, finance construction and expect to return a profit in rent.
8 Citizen control 7 Delegated power
Financing Degree of citizen power
Property management Renovating brownfield land
6 Partnership
Structural issues Technical infrastructure
5 Placation
Building use 4 Consultation
Stiftung Abendrot
Degree of tokenism
Individual tenants
Vote on future tenants Landscaping
3 Information
Traffic 2 Therapy Non-participation
1 Manipulation Fig 32: Arnstein's Ladder of Citizen Participation describes how real power can be withheld in user-participation exercises.48 46 Lagerplatz (2012) [Internet] 47 Stiftung Abendrot (2010), p.9 48 Stiftung Abendrot (2012), p.23 Architect-led Regeneration of Former Industrial Sites
Tenants' organisation
Communication Energy Fig 33: Abendrot's division of developer and user responsibilities47
49 Towers, G. (1995), p.157 50 ZHAW (2012) [Internet]
Winterthur Hauptbahnhof (mainline station)
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Mainline to Zürich Fig 34: Sulzerareal, Winterthur, Locating development on Zürcherstrasse and Lagerplatz 1-4000 (Based on plan obtained from KilgaPopp Architekten)
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Lagerplatz, Winterthur (T-B, L-R) Fig 35: Areal view of Lagerplatz Fig 36: Elevation from Z端rich-Winterthur rail corridor Fig 37: Portier Lodge (2010), Cafe and information point Fig 38: Quick wins, clearer signage Fig 39: Steel Platforms allow flexible organisation of studios at ZHAW Fig 40: Platforms and building structure are independant
Architect-led Regeneration of Former Industrial Sites
Fig 41: Compare with empty hall (52/32) on Z端rcherstrasse, temporarily used for parking
3. Citizen Designer In The Rural Studio, Mockbee attempts to reconcile the fact that ‘architects are by natural and pursuit leaders and teachers’, with their entitlement to make ‘social, economic, political or environmental decisions’51. He asserts that ‘architects should always be in the initial critical decision-making position’ and ‘not be consigned to problem solving after the fact’52. Traditionally, architects make compromises between developer-clients and the neighbourhoods where they build. Although best practice, there is little requirement that local community or potential users are consulted on the developer’s plans, only the concerns of statutory consultees (Town and Country planning Act, 1971). The architect is supposed to remain impartial, facilitating a commercial service that limits access by professional title and fees. Priority is given to the developer’s needs. The term Citizen Designer used in Expanding Architecture (Bell and Wakeford eds.) develops Tills assertion ‘the terms architect and user are not mutually exclusive: they exist within each other’.53 The overlap between professional knowledge and user-intuition is reflected by Wilson, who believes ‘designers will gain from redefining themselves as citizen-designers, for they are both members and enablers of communities.’54 By expanding the definition of what includes architecture; good design could benefit a wider section of society.
In the Community Baubüro Insitu demonstrates a refreshing model for architect engagement. Aside from encouraging user participation, the partners show confidence in their tenant’s businesses, being share-holders in Unser Bier (microbrewery) and Stellwerk (creative workshop). During my internship, the practice was involved in several not-forprofit activities. Gundeli Denkt, a free competition organised by the Christoph Merian Stiftung invited schemes to improve Gundeli. Ideas, were exhibited, and public voting created five winners, who were each given CHF 3600 funding. Insitu had two winning ideas, which were both situationist in establishment. Tauschkasten will create a station of wooden crates for exchanging unwanted items. Pocket Parks will bring young and older generations together through allotment gardening. Tempo 30 was a campaign between residents and local politicians to establish a 30kph speed limit in Gundeli. Insitu used their graphic skills to represent how a ceiling limit would efficiently respond to Swiss planning advice for reduced traffic speeds within 100m of public amenities. Barbara Buser promoted the idea on 7 vor 7, a local evening news programme. She also helps run Bauteilbörse, a building component recycling service. Barbara and Eric have recently focused on the between-use of property. Empty buildings are a liability as they may be illegally occupied, and also represent a missed business opportunity. Baselstadt believe ‘successful interim uses revive and promote positive development’.55 Unter Dessins sublets council property for a fixed duration, organising the temporary use, making sure users are bona-fide, and guaranteeing buildings will be vacant on time. Profit is not the first priority, although it is hoped the use will at least cover costs. Where land is temporarily vacant, the partners plan container villages. NRS Insitu design modular prefabricated settlements, composed from Wohnmöbel units, which include services and ventilation. The system is highly mobile, can be easily relocated and offers cheap office rates in Zürich, where space is at a premium.
Fig 42: NRS Insitu Wohnmöbel, Zürich Robert Hebblethwaite
Fig 43: Tempo 30 - Jetzt! [30kmp Speed Limit - Now!] Plan shows neighbourhood facilities and 100m traffic calming loci P19
In the Profession Professional attitudes limit the scope of practice. It is estimated that architects provide direct services to only 2% of the population.56 Ben Godber’s Knowing and Subverted Reader describes how institutional membership serves to agree what counts as architecture. He depicts the traditional argument between professionalism and amateurism. Acting between the two, as a knowing and subverted reader ‘breaks down the distinction between the author/architect/profession and the reader/user/amateur’,57 to concentrate on practice. The small scale interventions that characterise sustainable urban regeneration suffer from institutional bias that views them as dull, and lacking in artistic inspiration. However, if the city is imagined as a fluid construct, the product of ‘social, economic, technological and contextual forces that insistently shape the built environment’,58 then situationist solutions are arguably the most effective. Pro-bono work cannot sustain practices economically, yet it may be more rewarding than speculative competitions. Mies van der Rohe said architecture is ‘the living will of the age conceived in spatial terms. Living. Changing. New.’59 This kind of architecture requires political involvement. The architect should be as interested in designing renovation processes, urban strategies and promoting sustainable values, as they are with creating the built results. Design-based education does not currently give these issues enough emphasis. Perhaps young practices like Assemble,60 who design temporary self-built structures for public spaces, point the way to an alternative architectural education through hands-on production.
Conclusion Returning to the UK has allowed reflection on the progressive attitude at Baubüro Insitu, linking placement learning to urban regeneration theory. Insitu's incremental improvements add real value to a site where manufacturing has been abandoned; requiring minimum architectural input, but having a great impact on perceived attractiveness for future users. The regeneration is social and local, instead of aesthetic and artistic. To this end, it may be difficult to convince professional institutions that Insitu’s methods are architectural enough to deserve merit. However, Insitu redefine the boundary of practice, taking decisions beyond their professional duty. Remaining on-site means they view development as a continuous process, involving community participation. Social, environmental and economic sustainability is interlinked with entrepreneurial development. Gundeldingerfeld was a critical project that has enabled subsequent user-clients to trust in their ability to make renovation a success. The partners engaged as members of the local community, not just as architectural professionals, and persuaded both Sulzer-Burckhardt and the Kantensprung investors that they could make a difference. Evaluated by the reaction of tenants, those most fit to judge, the results are persuasively successful. The three regeneration figures, examined initially, all reuse existing buildings and invest in their structure and environmental performance. They have varying potential to use these skills on former manufacturing complexes. The cultural developer is unlikely to find recent abandoned industrial sites historic, ruined, or romantic enough to deserve attention. Since they are primarily motivated by profit, the return may not be good enough to make their risk-averse investment worthwhile. Participation in community development affords users greater power. Non-professionals hold specialised knowledge about their locality and the facilities they need, which means the derelict site remains useful. However, individuals are required to invest time and effort, and the strategy is loosely defined. Greater results can be achieved when entrepreneurial architects lead the design and management of interventions, in response to user-clients. It is difficult to tell whether Baubüro Insitu’s industrial renovations are just the first step in a regeneration sequence, paving the way for future higher-value redevelopment and gentrification. Hopefully, through financial independence and the close participation of users, a long-term future is secure. Architects have the creativity to engage with the forgotten spaces or unviable sites associated with regeneration, and the environmental knowledge for their sustainable renovation. Our discipline already covers many varied fields, so entrepreneurism, economics and political lobbying should be seen as greater opportunities for involvement. With postindustrial renovations in particular, the market-value of land can be exchanged (through design) for its use-value.61 Acting as a consultant protects the dialogue between designer and client, and secures funding. Opening up to user participation is an example of Foucault’s assertion that ‘power is neither given, nor exchanged nor recovered, but rather exercised, and that it only exists in action’.62 If architects are to be of wider benefit to society, they must move beyond the traditional role of building producers, to define the social apparatus that ensure developments are maintained by their users, making regeneration ultimately successful.
51 52 53 54 55 56
Mockbee, S. in The Everyday and Architecture Ibid Till, J. ed. (1998), p.7 Wilson, B. in Bell, B. and Wakeford, K. eds. (2008), pp.28-33 Unterdessin (2012) [Internet]. Bell, B. and Wakeford, K. eds. (2008), p.28
Architect-led Regeneration of Former Industrial Sites
57 58 59 60 61 62
Godber, B. in Till, J. ed (1998) Phillips, P. in Reiter, W. (1999) p.4 Bell. B. and Wakeford, K. eds. (2008), p. 28 Woodman, E. (2012), pp.10-13 Spontaneous Interventions (2012) [Internet]. Foucault (1980), p.89
Appendix Image List Cover Figs: Hall 181, Lagerplatz Winterthur
Fig 23: Eric Honegger and Barbara Buser run several organisations that collaborate on urban regeneration
Fig 1: Stood outside Baubüro Insitu's offices
[Diagram based on experience at Baubüro Insitu]
Fig 2: Conversion of Gundeldingerfeld, industrial site
Figs 24-25: Roof-Top Extension, Walzwerk, Munchenstein
Fig 3: Former industrial atmosphere retained
Fig 26: View from Warteck Brewery Roof
Fig 4: Incremental sustainability improvements
Fig 27-28: Warteck Brewery, Modelling New External Stairs
Fig 5: Promotion of regeneration, Barbara Buser, Baubüro Insitu, on 7 vor 7 (local evening news) Fig 29: Katerina-Sulzer Platz Fig 6: Team Players, Baubüro Insitu by its Bauwagon (Insitu 2012 [Internet])
Fig 30: Kesselhaus (redeveloped 2010) Fig 31: Kesselhaus interior
Fig 7: Zukin's Artistic Mode of Production Fig 8: Community-led Regeneration, Black Hall Road
Fig 32: Arnstein's Ladder of Citizen Participation
Fig 9: Spontaneous Interventions: Guerilla Bike Lanes (Spontaneous Interventions 2012 [Internet])
Fig 33: Abendrot's division of developer and user responsibilities
Fig 10: Screed poured over carcinogenic bituminous wooden block flooring, Restaurant Eo Ipso (Gundeldingerfeld 2012 [Internet])
Fig 34: Sulzerareal, Winterthur, Locating development on Zürcherstrasse and Lagerplatz 1-4000
Fig 35: Areal view of Lagerplatz
Fig 11: Machine hall removed to create courtyard. Bike rack in foreground (Gundeldingerfeld 2012 [Internet])
Fig 36: Elevation from Zürich-Winterthur rail corridor
Fig 12: City library
Fig 37: Portier Lodge (2010), Cafe and information point
Fig 13: Unfired brick facade with trailing vines
Fig 38: Quick wins, clearer signage
Gundeldingerfeld 2012 [Internet]) Fig 14: Blindes Kuh bar
Fig 39: Steel Platforms allow flexible organisation of studios at ZHAW
Fig 15: K-7 Climbing wall
Fig 40: Platforms and building structure are independant
Fig 16: Blindes Kuh, entrance to dark restaurant box
Figs 17-20: Mehr Wert für Alle [More Value for All] Fig 21: Gundeldingerfeld (2000), Basel, Site Plan 1-2000
Fig 41: Compare with empty hall (52/32) on Zürcherstrasse, temporarily used for parking Fig 42: NRS Insitu Wohnmöbel, Zürich Fig 43: Tempo 30 - Jetzt! [30kmp Speed Limit - Now!]
Fig 22: Walzwerk (2004), Munchenstein, Site Plan 1-2000
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Architect-led Regeneration of Former Industrial Sites
Muhmenthaler, W. (2011) Sulzerareal Geschichte(n) [Sulzerareal Histor(ies)], Language: German, Winterthur, Sulzer Immobilien AG. Olcayto, R. (2010) The Future of Regeneration, MIPIM. Architects’ Journal, 8th March. Oswalt, P. (2005) Shrinking Cities, Ostfildern-Rait, Hatje Cantz. Portman, J. and Barnett, J. (1976) The Architect as Developer, New York, McGraw-Hill. Reiter, W. (1999) Vessels and Fields, New York, Princeton Architectural Press. Stiftung Abendrot (2010) Nutzungskonzept Lagerplatz Winterthur [User-Concept Lagerplatz Winterthur] [Internet]. Available from: < http://www.lagerplatz.ch/files/231/Nutzungskonzept_Lagerplatz_10-2010.pdf> [Accessed: 11/11/2012]. Stiftung Abendrot (2012) Uber Uns [About Us]. [Internet]. Available from: <http://www.abendrot.ch/de/01-00.php> [Accessed: 11/11/2012]. Thorpe, D. (2010) Sustainable Home Refurbishment: The Earthscan Expert Guide to Retrofitting Homes for Efficiency, London, Earthscan. Towers, G. (1995) Building Democracy: Community architecture in the inner cities, London, UCL Press. Till, J. ed. (1998) Occupying Architecture: Between the Architect and the User, London, Routledge. 13th Venice Architecture Biennale (2012) Introduction [Internet]. Available from: <http://www.labiennale.org/en/architecture/ exhibition/13iae/> [Accessed: 11/11/2012]. Unterdessen (2012) Unterdessen [Internet]. Available from: <http://www.unterdessen.ch/#> [Accessed: 11/11/2012]. ZHAW (2012) Halle 180 Carte Blanche [Internet]. Available from: < http://www.archbau.zhaw.ch/fileadmin/user_upload/architektur/ dokumente/carte_blanche/carte_blanche_8_screen.pdf> [Accessed 11/11/2012].
Mittlererbrücke, Basel
Münster from Wettsteinbrücke, Basel Robert Hebblethwaite
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Architect-led Regeneration of Former Industrial Sites