Szervita Square mixed use by Roland Láposi

RENAISSANCE OF SZERVITA SQUARE urban discussions

December, 2006

Published by Urbanissimus Association with the support of ECORYS Hungary Ltd. Author: Peter Gauder and Roland Laposi Figures, graphs: Roland Lรกposi Project assistant and contact: Kata Kรกrolyi Tel.:+36-70-5416954 Project manager: Roland Lรกposi Copyright - 006 - Urbanissimus Info: www.urbanissimus.hu Editior: Veronika Rajki

living space programme of an inner city in the 21st century...

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Foreword Introduction Background Event history Consequences, proposals Szervita Square and architecture

Foreword For all those who like to share their thoughts about the city with others. For all those who wish to contribute – with their proposals to the improvement of the architectural environment. For all those who are willing to take part in: the creation of a public square and social sites, the recreation of our inner cities and squares.

Gradient - (the power of Szervita square as a public square) Now we are recreating our urban myths and public life in the city is being transformed, the time of the square has come: they become important again, their symbolism and “soul” become significant. Lifestyles change - the “software” -, but we are also faced with considerable modifications in "hardware" too, and conversely: through an up-to-date alteration of the hardware we are able to influence the software, the development of urban life. Multi-democratic, civilised public life requires and presumes communal squares. Public squares and their surroundings adapted to the social life can provide an opportunity for the improvement and rebirth of lifestyles. The economy has already reacted to these changes and challenges. The reconstruction and recreation of social and communal spaces, in other words our public squares, is not only an unfulfilled social need, but also a prospect at the same time. The way we plan to address this is not without interest: we only respond to everyday events, or start a conversation on how to achieve using the square as an effective tool to revamp the inner city, to make the buildings around the square more interesting and more practical, and to help develop the economy of the square, the inner city and the town. The question is how the inner city, spirit, intellectual life, culture, myths and surroundings of Szervita Square can contribute to the reconstruction of the square, and, on the other hand, how the momentum and symbolism the new buildings give to the square can enhance the economy, functionality and attraction of the square. The two complimentary economic forces could complement each other in synergy while also mutually supporting each other.

Introduction Starting point: the square as ‘such’

Squares are symbols of urban life. They represent a wide-ranging social function. Their important social role is characterised by being open to all layers of society at all times. Public squares originated from the quondam agoras to serve urban public life, a place where people could live, meet, do business, exchange information, chat, make friends, celebrate, kiss, play, - in other words live a social and public life. The contents of the squares are/were determined and emphasised by the different buildings they are/were attached to.

However, we have several squares which show a picture of non-functioning, abandoned parking lots. There are many public squares in the inner city which we could make into usable, real squares again, and not merely spaces. The whole Inner city could become more attractive and more lively.

Public squares and architecture The town stretches out around the square, and therefore soothe square, along with its surroundings, is a central point of the town. Squares are characterised not only by their functions, but by their surroundings too. With the bordering (framing) buildings, their specific function, their visual uniqueness, the quality of their design, the symbolic meaning of the object (building, statue, landmark, street furniture, water), their historic or possible futuristic nature, the squares are different from the whole urban texture and environment (context). Architecture has the ability to define squares and their surroundings in an analogue manner, to give them forms and shapes (Gestalt), and to assign them as characteristic points, to make them distinguishable and identifiable in the mass of urban buildings and the uniformity of the town's texture. Unfortunately, the architecture of the time in today’s Budapest has not always favourably influenced the functions and tasks a square in a given location should serve. The multi-coloured nature and consequently, the cultural uncertainty on the judgement of the architectural styles, the lack of social dialogues about town planning, including the importance of the squares, the spirit of the

Here, our towns have characteristically been shaped on three layout types: around the squares of the ‘church’, the ‘palace’ and the ‘market’. The life of the city happens on these squares. They lend the city its symbolism and essence, (the church, town hall, or market hall/ department store/industry, the statue of the “hero”, or other distinguishing marks representing the uniqueness and distinctiveness of the square). This is how the city becomes the imprint of society's memory, how the town structures articulate themselves, and become a map of the town in people’s mind. Squares should not be measured and approached only by economic standards we have to feel them with our souls and in our hearts.

Source of Pictures: ECORYS Hungary Consulting

instruments in the overhaul of the Inner city. Also, how should the soul of the city be cultivated in alliance with the current impetus, and the economic tension with a view to the future.

time, the architecture of the 21 st century and the visual culture all make the functional and visual renewal and regeneration of the Inner city more difficult.

The power of public squares

Value-orientated planning as a concept

The square is the stage of individual fates, the scene of public life and simultaneously, the symbol of urban life. When we rebuild our myths of the city, when urbanpublic life is reborn, squares will carry importance, symbolism and soul again. Some will be rebuilt and some will be renovated and filled with a new content. Like the software of life has gone through a change, we are facing significant alterations in the hardware, too. The emerging civility and labouring multi-democratic public life carries the opportunity for the renaissance of public places and their surroundings. The economy has already reacted to these changes and challenges. The control of society and society itself are de-phased and lagging behind these events, and the plausible need/pressure demands for regeneration. The renewal of our public squares is not only a need, but also an opportunity, an élan to catch up with reality. How we approach this issue is crucial: do we only react to the events, or do we start a dialogue about how we could use the squares as effective

‘The heart of the Inner city project’ certainly gives a new, powerful drive to the rejuvenation of the Inner City. It is a great challenge for all the intellectuals and thinking people how the Inner city of Budapest should be transformed at the beginning of the 21 st century. But do we understand the spirit of the time, the future trends, town development directions and their motives, or the opportunities of physical and visual formation correctly? The regeneration of the Inner city is not only necessary, but considering the quality of life it is also very useful for the citizens, the users of the city, consumers, companies and investors. ‘The heart of the City’ programme could speed up the functional and physical renewal of the whole Inner city including the renovation of squares.

Background

Event history

Today at Budapest, the architecture of the age does not always influences the necessary tasks and functions of the square favorably. The multicolor-ness together with the cultural hesitation in adjudication of architecture styles, the lack of social dialogues about urban development including squares, their significance, spirit of age, the architecture of the 21 st century, and finally about design and visual culture â&#x20AC;&#x201C; does strengthen the visual and functional renewal of the Inner-city. The Urbanissimus Klub (as an expert partner, a non-political, non-governmental organization) initiated a constructive dialogue, becoming an organic part of the process, which results a livable Inner-city, more attractive squares and good quality establishments evolve in the heart of the Inner-city. The Urbanissimus has done its first proactive communicational arrangements on the Kramermayer Square in the spring of 2006. This was the reason why it pledged the completion of the organizational tasks concerning the present communicational job. For this reason it whishes to continue its communication and it is ready to open towards the involvement of intellectuals concerning the Szervita Square. Due to this fact it arranges mini-conferences involving different target groups in order to swap-ideas and to have discussions. The current documentation summarizes the communication strategic elements, whose adoption and application would allow â&#x20AC;&#x2DC;Szervita Squareâ&#x20AC;&#x2122; to become a successful space-part contributing to a fully usable Inner city. The referral also gives information on discussions, meetings and debates held during the project management process and which were moderated in the interest of the acceptation.

1. â&#x20AC;&#x2DC;the architect of the time should leave a mark on the city which will give character to the squareâ&#x20AC;&#x2122;

2. â&#x20AC;&#x2DC;an allied policy is needed in which the capital, the market and the residents think togetherâ&#x20AC;&#x2122;

â&#x20AC;&#x2DC;in order to reach a quality change, the square has to be given a functionâ&#x20AC;&#x2122; 16

5. â&#x20AC;&#x2DC;the animation of the squares is important, to allow them to function as events venuesâ&#x20AC;?

Conclusions and proposals 1. Conclusions and proposals of the workshop meetings

Beyond all this the professional participants in particular were interested in the objects, buildings, establishments and their possible alterations. The greatest benefit and lesson of the workshop experiment was possibly to learn how to progress from a clear formal perception-evaluation level (maybe precisely because no such formal, ready virtual objects were available) to a reflective dimension where the participants were trying to capture the essence of the city. From the starting point, i.e. that the constant changes do not show the city as a completed, finished project, but more like a continuous process, the participants of the meetings

The main objective of the debate forums held with decision influencers, experts and decision makers was that the discussions about town planning issues move on from the building and object-orientated approach that has characterised them till now, and to move the subject of the meeting – polemisation – debate away from the “correct” forms and past examples. As a result of the meetings, participants are more and more convinced that the city is more then just a form. Architecture and town planning are tools to influence the constant changes of the city. From this point of view, it was essential for the participants of the meetings to address how our constantly changing environment could be determined and developed beyond the present objects, with particular attention to the unkempt, ‘negative’ public squares ‘isolated’ by buildings and objects.

 on the one hand made efforts to understand, capture and define the process itself: what the change is that determines and influences the development of the Inner city, specifically that of Szervita Square  on the other hand, with a strategic approach, supposing a wider time range, they were looking for the possibility to define a new square structure and go beyond the original form-seeking solution, from timeless structures – from spatial structure, ‘urban syntax’, or from the timeless values we wish to preserve for the memory of the society.

During these discussions, while concrete proposals were made about the area of Szervita Square, possible renewal of this part of the city, fundamental theoretical considerations and approaches were created and developed in accordance with the Inner city as a receiver (contextual), the relation between the new and former, or the link between public square and public building and private areas.

Deriving from all this, a draft solution was outlined which at first sight may seem contradictory, but in fact has the same base : ‘value-orientation’:

mental assessment of the project sites and the realisation of a certain concentration level were needed. During the presentation and the expression of the problems, the participants did not empathise with the opportunities given by the place, did not use their intuition nor creativity. As they managed to concentrate on the opportunities beyond the present situation, they started discovering its potential and proposals were made to exploit it.

 on the hand, a preservation concept that builds on the values of the past, and wishes to protect them, or relocate them.  on the other hand, a reformation concept that combines two aspects: (i) ‘modernisation’ in conformity with the palpable spirit of the time, that corresponds with the present use, (ii) or the possibility of “parting” from the past, but „unsuccessful”, or obsolete (ethically, physically, depreciated) functions and establishments

Functional identity / ‘personality’ On the basis of the meetings about the scope/square and the expressed opinions, the most complete idea can be phrased as follows: primarily, the square and its surroundings have to be given a function. All potential – such as the identity created by Rózsavölgyi – that influences image related to the square and creates the uniqueness of the square has to be used. The power of attraction, the “crowd-appeal” of the square, and its notoriety should be enhanced by festivals, events. The implementation and operation of functions that contribute to the community-building role of the public square and its identity creation should be supported.

This idea leads us to a new method that attempts to arrange the planning of new objects, establishments and buildings in relation to the urban square(s), in their temporal and changed dimensions of use. More specifically, it turns the previous processes inside out, and defines the buildings according to negative spaces (urban squares, public squares). This is space-syntax planning. As a new concept it allows an elementary part to be defined as part of a bigger system, and consequently the receiving context is also renewable through elementary interference.

1.1 Thoughts, ideas and proposals

In the new buildings – based on the above ideas – it is convenient to ‘let’ functions, and give space to those in conformity with the identity of the square – strengthen it or use it as their aspect (e.g. chamber) concert site). In order to fully exploit the functions of the square, and to make the scope crucial, it would be favourable to make the ground floor of the buildings around the square available to the public, open, ‘transparent’.

Ideas arisen in the workshop conferences range from prosaic parking problems to the future image of the concept. In addition to the expression of obvious facts and apparent occurrences, or going beyond them, ideas capable of influencing the development of the scope has also come to light. For all these the perception,

In accordance with this, the square should be shaped in such a way that the square itself can also play a part in the scope : physically through open air events (and not only formally, anatomically). It should be personalisable, it should be given a “personality”. The new building should be constructed in conformity with this functional personality to express, emphasise and harmonise the public square, the square itself and the value defining the scope. By creating the spirit of the place, the unity of forms and operations, the new symbolism, the urban myth, this allows the scope to be a manifest place. Therefore, the participants suggested that the new owners of the buildings which are planned for renovation and the developers – ORCO and KVI (as well as the authorities) – should be contacted in advance, in order to influence the architect selection via the proposed ideas. Almost without exception, all involved in the discussions would gladly participate in informal meetings with the developers, or would familiarise themselves with the plan even during the planning process.

Value-orientated space forming / planning The scope offers quite a varied picture today: It includes both permanent values and worthless, disturbing elements. On the one hand, the existing values of the square have to be preserved, and the opportunities of the square should be used, and on the other hand, to realise the development potential of the square by using the development strength in place, defective, worthless and even disturbing elements need to be disposed of or replaced.

It is not necessary to attempt to change the scope to suit the new needs with retrospective, traditional architecture. It can be beneficial to create architectural value with a building with a symbolism that corresponds with the spirit of the time. In this course, it is conceivable, that a low-impact, ‘fitting’ formation which fits into the urban texture would be just as successful as an approach intending to leave an architectural “mark”. Town-planning fitting or contextual shaping is more defining, big structures are more familiar, more decisive than details.

The emotional assessment and evaluation of the city – besides the above functional-physiological personality – depends on its physical/visual appearance. Town planning, space forming and architectural elements that are worthless or not representing permanent values which prevent unequivocal identification and the mental perception of the scope, without public interest, can be replaced. Consequently, the architectural attempts of the 70s in the Inner city should be replaced, almost without exception as they do not seem to represent permanent value.

A characteristically unanimous opinion was also formed about the issue whether a building should not only be formed as a single piece, but fitting and harmonised with the entirety of the square. This would infuse vitality in already existing structures. The interior and the exterior equally influence the identity, operability and personality of the scope, and the urban perception.

Timeless structures can be identified in the urban architectural space structures which are a fairly good starting point for the architectural renewal of the scope.

in the building, it would further increase the importance, the pedestrian circulation and turnout, and benefit the commercial function of the square. Increasing commercial (pedestrian-visitor) circulation In the scope, a clear duality determines the perspectives of the commercial companies, the importance of the scope:  on the one hand, Szomory Dezső Square, and Fehérhajó Street and Deák Square as an effect of square rejuvenation and as an intermodal public transport centre have apparently gone through favourable changes. Catering facilities in this scope are able to operate sufficiently, primarily based on the opportunities provided by the tourist “track”. Other untapped potential could be involved with shop-mix management. 

Another issue was the opening of the ground floor of the new building through which the square itself can be extended, and also join Fehérhajó Street visually and as a pedestrian area, as well as increasing the spatial experience and broadening the opportunities of functional use of the square. If any public space, cultural institution or partly public space (conference or concert hall) would be realised

shops in Petőfi Sándor Street are not viable, as the attraction of the street is only located between Ferenciek Square and Párizsi Street. North of this – to Kristóf Square, or the would-be ‘Fashion Street’ – the intense difference between the tenants and the function of the shops indicates a deficiency in the required consumer/visitor number, - i.e. the lack of prosperity.

Companies and retailer shops operating here dream of a lively environment that attracts the middle classes which would guarantee the necessary consumer density. Entrepreneurs see two reasons why the inner city in general lost its role:

Retailers think it is important for the inner city to be easily accessible by car. According to their proposals, the regeneration of Petőfi Sándor Street, its ‘moderate’ renovation that allows through traffic, significantly affects the viability of the scope of Szervita Square.

 on the one hand, in a wrongly translated ‘moderation of the traffic’ – that is complemented by a bad pedestrian usability of the scope – as an effect of which, not only the vehicle traffic (especially through traffic) is reduced, but the also the required pedestrian traffic has dramatically fallen.

However, a comprehensive control of parking, the establishment of a competent parking-net is unavoidable in the general regeneration of the inner city. The single north-south shopping street cannot satisfy the needs of today. The ‘boutique era’ of the past cannot be brought back due to different shopping habits and new demands regarding the inner city.



on the other hand, the low quality of public design and architecture in the scope, the lack of unique images and “legends” of the scope all cause, the square not being able to effectively balance the decrease of the pedestrian circulation due to the lack of attractions. There is no corresponding ‘anchor’ groove that would allow the traffic to reach the street.

In addition to the decline of the former functions of the inner city, a new trend is visible which offers the inner city a new role as a ‘theme park’ in response to the demands for leisure facilities. The retailers have offered and would be prepared to arrange, and organise events on Szervita Square, and to take part in the animation of the scope.

All this, in a location where the focus of the most animated public transport centre of the town is right next door.

Traffic, transport and car storage, parking

traffic management (reduced traffic, pedestrianorientated streets, transport with small vehicles for limited periods, at assigned, specific stations, etc.)

Among the factors affecting the operability of the scope accessibility, the possibility of an increase in the pedestrian (personal) circulation is of crucial importance. The criterion for the increase of the pedestrian circulation is that beside the –favourable – accessibility by public transport (the quality of getting above ground on Deák Square still must be improved), individual transport and the accessibility by car are also developed.

 a well structured (permanent residents, visitors, suppliers, etc.) creation of sufficient parking spaces, properly positioned lots, standard parking management with proper pricing and operation management. The main problem is not the traffic, but the wrong ‘storing’ of the vehicles ! The traffic is forced to use the streets of the inner city, including Szervita Square itself, precisely because of the improper, conceptionally Obsolete parking structure. Petőfi Sándor Street is also a badly structured and mismanaged car park, instead of a collector street that is able to handle through traffic efficiently. Consequently, it is not able to fulfil any of its functions. It is not effective as a street to handle through traffic and public transport (bus), and does not function properly as a parking street of the inner city, either.

A significant increase in personal traffic is needed to obtain an inner city that can be functionally regenerated. To reach this objective, our goal is not to reduce traffic, but to provide better accessibility. It is not incompatible with the aim to reduce vehicle traffic or to have less vehicles in the inner city. Two issues have to be solved in co-ordination based on a strategic system theory:  restricting through traffic, reducing its volume and speed. It concerns both personal and merchandise transport. This can be accomplished through the arrangement and formal realisation of roads and

The parking building built to serve the former Váci Street as the only ‘Kertner Strasse’ has not met set objectives neither in quantity, nor in location.

2. Spatial syntax or contextual approach

All this would justify the need of creating car parks on the edge of the Inner city that would allow undisturbed general traffic through the city. If it would happen in accordance with the idea that the present north-south ‘streets only’ structure of the inner city is turned into a net, a recreational, cultural, entertainment ‘street-texture’, through the creation of lively east-west pedestrian axis streets and further north-south streets, almost all the points of the public squares in the inner city would be accessible within a 5-minute walk.

So far two characteristic solution trends have been outlined according to the urban structure-study prepared for the public place of the inner city which is affected and influenced by the project:

This work phase attempts to move the concept of the development, the planning of the city and this scope from a mainly formal-formalist approach level to a rather strategic direction.

2.1 Spatial structure proposal – architectural design criterions

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Motto: „When you focus on space, you do everything differently” Fred Kent president of PPS

 A ‘trap’ situation is presented: the regeneration, revitalisation of the urban square as a public space is essential to the public for the ‘revitalising’ of the inner city. And the functional and physical regeneration is important to the new owners. Therefore, the solution could be found in a partnership: the interdependent parties determine the conditions of a win-win cooperation.

The top of the parking platform would offer an opportunity or an up-to-date architectural solution.

 This means, that the transformation and regeneration of the building has to be embedded in the comprehensive and integrated renewal of the scope, and the negative (‘gap’) and positive (building) space between the existing and remaining spatial limits (Szervita Square – South spatial wall, Petőfi Sándor Street East spatial wall, Fehérhajó Street – North spatial wall and Szomory Dezső Square - East spatial wall). Fitting it in this context, defining it within these spatial walls, will the solution for an acceptable and aptly fitted building in the urban structure of the scope.



creating a spatial row, spatial net

Supporting a 21 st century renewal and the prosperity of the Inner city – the establishment of a new, big urban centre using the entirety of the block can turn the scope into a marked area, a symbolic character-point. The new urban space (space, not just square) extending to and, rising to view at Deák Square and the crossing of Váci Street - Kristóf Square contributes with a new importance to the ‘turning’ of a revamped, recycled inner city in accordance with the spirit of the time.

 Deák Square as a marked point at town level, will be strengthened, whereas the new-age haven established on the axis that is at right angles to the Váci Street, creates significance and contact to the former center of the city (Váci Street) and to the expanding, rejuvenating, net-building texture of the city in an analogue way. A high-quality, ‘blockbuster’ urban space contributes significantly to the forming of the structures under re-arrangement, re-definition, and to a transformation of the inner city.

 It means that we are not looking for a solution for a ‘bomb-site’, but the project of the solution should be expanded to this specific place of the inner city, the square, as the symbol of urban life, and to this coherent, interdependent, revolving spatial structure.

establishing a symbolic urban character

Symbolic character

2.1a. Possible focus: complete square renewal (integrated / contextual approach)

According to The Heart of Budapest programme, in addition to the 1000 parking spaces to be realised, it would be necessary to create parking facilities in Szervita Square as well. An occasion has presented itself for the realisation of the abovementioned ideas, through the change in ownership of the current parking house and the privatisation of the OMFB building. If a purposeful underground parking deck was established under the building and the whole square, based on standard plans, it would offer parking facilities beyond the needs of the building, creating life facilities for the shopkeepers of the scope, too, by strengthening the importance and attendance.



 A project like this does not only create a strong motivation force for the rejuvenation of the inner city, but it attracts new life and activity in the area, revitalises the surrounding urban texture and the

spatial walls around it as well. The new enterprise gives the scope a new strong identity and turns the abandoned, “backyard” style square into a vibrant, lively space.  The right contact has to be found between the establishment of a large-volume building and the organic urban (pedestrian) traffic, in addition to the complementary harmony of natural and artificial materials (high tech) and harmony of the new urban centre and the environment. For the renewal of its inner city, Budapest needs an impulsion that allows the ‘recycling’ of the scope according to marketing logics, that offer new modes to satisfy the needs of a town which is slowly becoming industrial?  The establishment as a new urban centre will attract visitors with its character in which different times, objects, materials and details are opposed to each other, while creating overlaps and complimenting each other. The building established in such a way favourably influences the operation of the surrounding space, and supports the completion of the tasks a public square has to fulfil. It allows the scope to hold down the functions of a public centre, to provide functions like these and to complement related functions which all represent a demand that is becoming more and more determining in a multicultural, creative town.

„Harrods”

Twin space-row/net  The proposed complex or total approach requires,to consider the building as a part of the urban space, we create the new urban center corresponding to the new needs together with its surroundings as

a unit, and part of the whole. If we consider, as a starting point that the Inner city of Budapest has no squares, but rather one ‘main street’ (for historical reasons) (in which the passage movement of the previous times did not cause substantial changes), it would be useful to turn all potential squares that could complete the functions of the inner city into a part of urban life. 

The structure of the city is set by its density, it gives a rhythm to the movement of pedestrians. We need places where the user of the town can relax and enjoy experiences. The Anna Café in the walkingstreet can thank its success to this.

 The Inner city functions as a plaza, and consequently, it can expect an increasingly higher number of visitors (pedestrian). This traffic can reach the current ‘main street – inner city’ via several routes at the moment. The nature of these varies as they serve different needs. The approach through Sütő Street is special, precisely because we go through a chain of little squares with different atmospheres and functions to get to Váci main street and its hidden Anna Square that today still is an important focus point, however, they are not more attractive then the route itself.  With the renovation of Andrássy Street – Király Street Madách Square and soon, the Town Hall representing the Heart of the Inner City, a new important direction will be created which will affect the North-South main Street and pull the expansion of the Inner city initially to an Eastern direction. Increase of public transport facilities is expected, along with the increasing role, functional intensifying of the intermodal centres. In this context, Deák Square will become one of the

strongest landmarks of the city which will be further enhanced by the innovations already known and planned in its neighbourhood. Deák Square will be the focal point, gate of the Inner city.  The three squares (Szomory, Szervita and Kristóf, along with Deák Square as the original, as well as the connecting streets Sütő, Fehérhajó-Bárczy and a part of Petőfi Sándor Street between Régiposta and Fehérhajó) will form a high-quality and convenient commercial, entertainment and leisure section with restaurants, terraces, shops offering 24 hours facilities. The spatial row will remind us of the ancient medieval city structure, and will create a pedestrian zone with functions deriving from the spirit of the time of today, with 21 st century quality.  If the pedestrian spatial row of the three squares is realised as planned, if the functional content, convenience, visual importance and spirit of these squares are clearly (as an analogue) recognisable, the scope and the buildings around the squares, specifically in this part of the city, will play such a role in the Inner city as the surroundings of Anna Cafe or other less exciting, less attractive parts of Váci Street today. 

People will not remember the silhouette of the city, its outlines in the sky (especially when walking in a flat city), but the structures, attractions, quality of the pedestrian zone, as is precisely the case for a plaza. Today, the environment that surrounds them cannot create positive memories of the town, of the Inner city in particular, as a ‘theme park’; it is not able to make visitors remember elements of the city or keep positive memories of the city. Whereas these positive

structures inherited from medieval times, human, practical, really urban squares still exist, but simply the demand set against them in the past has not resulted in transformation, and they have become obsolete ethically and physically. By now, our spatial walls bear more value than the squares themselves. Consequently, only professionals can see their use value and aesthetic value, however, they are not able to exploit them, either. Squares should be formed into experiences through which – in conjunction with more spatial experience – new structures of the city can be created, the city becomes richer and more attractive. This initiates a growth in use value that the market later turns into market value supporting the process of the rejuvenation. At the same time recycled squares make the attached buildings and real estates more valuable as their use value increases.

Architectural design criterions:

react to. The processes which may be behind in time, but are looking for an answer with the intention of renewing the Inner city – indicating that setting our sight beyond simple traffic or transport problems, we could create an Inner city that also attracts investors and the values of the city can be capitalised. From this viewpoint, certain elementary buildings or interferences render the product of the inner city more and more valuable, attractive, ‘consumable’, and also more economical, or from a certain point of view, make it into the catalyst of city transformation, modernisation and the economy as well.

 The main point is for us to create such a permeable, open spatial structure on the ground level that it provides live contact in all directions to the open squares around it (to Fehérhajó Street, Petőfi Street and Szervita Square). At the realisation, it seems to be practical to use the opportunities given by the slope of the area to create a visual and functional contact between Szervita Square and the new building, or between the Southern (church) and the Western (Rózsavölgyi) spatial walls. 

The combination of these elements  Of course, the opportunity also stands to combine the different sterile scenarios. That is, taking advantage of the urban structure, based on the alteration of the one-axis system of

 Placing this new building as a complex, urban centre, a symbolic ‘blockbuster’ establishment on this increasingly interesting pedestrian route, new and old structures and in a newly defined conform transport ‘frame’ that provides elementary contact between the building and the urban texture, it directs and attracts the users, visitors of the building in a special environment rich in special experiences. This is how the built environment becomes symbolic itself too.

the Inner city, its ‘90° turn’, we place the image change of the city in a rejuvenation driven by a spatial structure change. In order to create a 21 st century Budapest, a new urban centre, a complex, global, multi-cultural and symbolic, and also a convenient and up-to-date hightech building-complex would be required.

A platform created in such a way, together with a new, symbolical, 21 st century building of public functions (cultural, entertainment, etc.) that is in intensive contact and harmony with it – from the aspect of public life – develops Szervita Square into a significant place. The texture that redefines the use value of the scope offers a wide range of use opportunities in which the entrepreneurs, retailers and caterers of the area can participate as ‘mindful hosts’, and in which they are willing to participate.

 In the opinion of the decision influencers it is essential that good parking facilities which do not disturb the pedestrian traffic are created in the scope. To meet the emerging needs, a multi-storey car park should be built under the square as a support of public infrastructure for the purpose of the above value-adding utilisation of the square.

 The regeneration of the squares, and the transformation of the Inner city towards better usability and greater importance are social needs or could be turned into needs – the leaders have to

 A new building that would narrow Szervita Square from Városház Street - that would ‘move’ the building to the West, to the former (according to the permission of KKSZ) building line, - does not seem

2.2 Starting point

to have a reason. The participants to the workshop discussions have agreed, that – both from a visual and spatial structure view – it is preferable to transform the space with one single symbolic gesture that does not appear to be a “forced” component in the axis of Városház Street, rather than to have different elements to build in.

 At the preparation of the basic concept, ORCO Property Group, property developer, has to come to a decision on issues that can be hazardous in case of the development. The aim is to minimise the risks, and to maximise the difference between the production costs and the market value of the final product.

 A composed, low-key formation of the building would probably fit in the scope better than a row of detailed, varied masses made up of several parts. A volume that would harmonise with the scale of the square would not appear adverse compared to the other large buildings on the North side of the present Fehérhajó Street or the mass of the Városháza Street. We need a building of palatial scale, which allows safe spatial walls to be created in the Eastern and Northern side of Szervita Square emphasising the details of the Western side and the character of the statue standing on the Southern side (especially if in the second phase the ‘release’ of the church from its current blockade of surrounding buildings is realised).

 This is undoubtedly a complex issue, not only because of the usual complex nature of the theoretical ideas and practical conclusions under the conditions of a market economy, but also because of the administrative approval of the project in a surviving socialist town planning environment which inevitably will lead to debates among the innovators, the authority and the members of the town government.  Part of the risks is not primarily originating from market, financial or technical risks, and they therefore cannot be treated with marketing or technical tools. At the beginning the frames and obstacles to the realisation will be largely determined by the political risks of the project.

jury liked it (or accepted it), the project could be realised independently from the economic productproduction and demand-value profitability.

 To treat these political risks, to support the comprehension of the difference between the two planning logics/systems – for the propaganda – we have proposed a strategy that places the procedure in a well structured communication frame and process. We have to determine what procedure we want, we can reach the goals defined by planning and programming characterised by‘market’ logic. Communication will play the main role in harmonising the cultures of the parties concerned, to help promote mutual understanding.

 On the contrary, a market approach is influenced by demand, that is, in the course of defining a product, some marketing aspects of the product policy are to be considered, on the basis of which the risks of sales can be minimised and the product can be positioned. Based on all this, the qualities of the product can be guessed. Here, of course, in addition to the functional, technical and physical qualities of the product, the real estate-symbolic, aesthetic-emotional qualities will also play a role.

 In socialist town planning, as ground does/did not have any value, the planner principally decided according to aesthetic aspects on the formal solution he – and the professional jury positioned above him – liked. Different fashions or trends have determined the present popular town planning form language. (see building estates) Town products did not have a market context, and as our products had not been realised on the market, the consumer did not have the chance to ‘vote’ by not buying it. Value was measured by the state or by a multi-levelled professional jury fairly representing it and it was also accepted by the state. The state was the ‘market’ of work. If the

 As the planning and regulatory system inherited and surviving from the communist system does not know about the majority of these marketing aspects, they are missing from the regulatory plans. An even bigger difficulty is presented by the practice that the system does not really know about bargaining processes. It operates on a static and rigid, ‘take it or leave it’ principle and is a non-communicative system. There is only a chance for modification which is a slow process with uncertain results, because it still

(i) The growth of floor to land ratio (FAR) in central sites (density logic that has been effective during the first transformation period in the past), because of the higher recycling costs of the area and the relatively higher appreciation of the outskirts of a growing city (You should have controlled the spread of the wind!)

assigns authority/ (town) political decision making to an impersonal action that is defenceless against a jury sitting in an ‘ivory tower’.  As there is no solution algorithm, the number of possible combinations is too high, and in addition the effects cannot be precisely evaluated either. Therefore, the foundations of a variable, combined solution has to be laid. By working out a strategy to treat the political risks behind the decisions a method called scenario creation has to be applied. All possible alternatives have to be listed along with the process of learning. It is not enough to prepare formal variations, but the market-planning / product-planning processes themselves have to be made understandable enough, accessible to the members of the public authorities. The individual decision brought by the innovator has to be translated for the professional public authorities assigned to handling the urban microcosms in their entirety, or through them, for the professional / town political jury.

(ii) the effect of the competition of the private innovators for the same location, i.e. the winner will be the one who can be the most profitable, who can maximise the difference between the production costs and the sales income of the product, and who can create it, eventually, with the symbolic, emotional qualities of the products, or with the partnership and the co-operation of the authorities.

Or other aspects that were not or cannot be considered.

3. „Three steps” strategy

Within these frames, we have to enable the presentation of some Issues in a simple way, like:

 The complex programme of square innovation is a greater task than the originally planned elementary project. Therefore, its realisation,

supposedly, will not be completed in one single step (it is not a ‘one shoot’ project). Especially, if the project has to fit in a complex spatial regeneration program or in the action program of the establishment of a high-quality urban space.

building project and the comprehensive functional, economic and visual quality improvement.  In this case, beside the establishment to be marked as the main objective, the urban place context to be created simultaneously has to be determined. It is beneficial to harmonise its realisation with that of the building. Already at the preparation of the first step, a partnership has to be developed in the interest of the second step. As a result of the building providing the scope with new energy and the steps made for the improvement of the environment, the realisation of the third phase can begin, the plans of which are contained in the initial Masterplan. Namely, the recycling of the scope is reaching its completion in the third phase that is the time when the desired future, the change into a high-quality urban space that operates in conformity with the spirit of the time has come.

 It means, that the realisation itself has to happen in more steps, but the planning, however, has to be prepared for the whole scope. In a plan concerning one scope an answer can be given to all the questions that have not been answered relevantly by the town government yet. For this purpose, as a starting point, The Heart of the Inner city tender can be used, or its consequences, as well as, the study (to be prepared with the support of Főmterv and Teampannon on the instructions of the Chief architect) prepared on the basis of the tender – which is unfortunately traffic orientated.  If we approach the task – namely, the planning of the building – from the side of the public, along the necessity of a solution of the complex problem-group, it is convenient to work out a plan that originally plans to realise the whole programme in several steps: the elementary

 In the first step, with the involvement of the public a town policy, the guidelines and the value-choice have to be determined, on the basis

4. Conclusions

of which planning can rest on a solid base (if the goalpost is moving, it is not easy to score). With this solid policy, the Masterplan can give an answer to the complex regeneration of the whole scope. In harmony with this, the realistically acceptable parameters of the elementary project/building are determined: both the physical-architectural and the economic, business programme of the realisation. In accordance with this, the frames of a possible necessary co-operation between ORCO and other members of the private sector, as well as the public authorities (capital, district, state). (That is what the Town Planning Agreement allows) Finally, with reference to all this, the plans of the building, or respectively, the first layer of the environment, the second phase of the realisation, can be finalised.

 By capturing the urban structure it is possible to define the specificality of the scope of the inner city of Szervita Square, and simultaneously, to unfold the building, the establishment starting from it. The row of squares, visualised as a pedestrian area on the imprint of the ancient historical Inner city offers a structure that allows us to experience beyond the city. The counterpoint is represented by the new 21 st century building that with its global functions and (up-to-date) high-tech formation, design - lets us experience the tension, and interaction of overlapping past and present.  Through this ‘complementary logic’ a sustainable town planning is gaining ompletion, as we are not protecting the forms, but the structures, and we innovate the forms according to the changing functions, modes of need-satisfaction, in other words according to demand. Humanisation happens at the level of pedestrianisation in a way that allows the functions of the building to be fully usable which makes the new building into an operational part of the surrounding urban texture, the structure. It transmits an innovative drive to the direct environment and adds value to the whole scope in such a way that in the second phase, the development of the spatial texture, the recycling of the church place is expected to become reality.

 The investor development in other words the third step of the program can take place if the Master plan is confirmed and the new building operates as expected, finding their dynamics from an economic and social aspect.

 Finally, all these improvements in the structure of the city have an effect on the financial return of the building, on the growth of income. In addition direct profit it can create indirect benefits: the benefits of the residents and city users deriving from the space renewal can easily be communicated and it advances the positive decisions of the decision makers. Simultaneously, through mutual interest, even in the financing, an agreement/co-operation can be worked out which can result in the reduction of investment costs. (EU resources: Jessica is also subject of tender)

 The formation of the project itself and its return can be successful with this philosophy. It means, that the ‘happy investor’ and ‘happy people’, and consequently, ‘happy decision makers’ all have be originated simultaneously, harmoniously.

5. Proposals

 As a consequence, an architectural formal proposal will not be the platform of the discussion, but a broader, more comprehensive town policy agreement that has to include business and town planning and architectural decisions representing disengagement from the purely architectural approach.

 To reach this goal, the value-choice of the public, the users of the city, and that of the leaders assigned to represent them, in particular, the sustainable realisation of the surrounding/ receiver urban spaces and the value-choice (business-financial-return) of the investor (ORCO) have to be brought in harmony.

 On the basis of the analysis of the city structure a project definition should be accomplished with a complex approach. This means that it should be viewed as a regeneration project of the city and should not be defined as a ‘gap’.

 For this reason precisely, the definition of social needs related to the modernisation and the renewal of the scope/spaces are of principal importance, in order to define under which conditions a complex scope transformation action - in which the city government is interested - can be realised.

 The chance of success of the realisation of the project is significantly increased, if not only the project itself is planned, but the project is planned together with its receiving environment, the pedestrian spatial structure.  For step-by-step renewal of the structure of the inner city, for a regeneration of a historical inner city definition, communication and planning of the project have to be made in harmony with a comprehensive action plan that is necessary for a gradual rejuvenation.

 That is why the necessary town planning and architectural proposals have to be prepared and reconciled together, for the two aspects and interests to be united in one single aspect and interest.

Szervita Square and architecture The city stretches out around the squares. Therefore, the squares and their environment become significant parts of the city. Beside their environment, squares are specified by their functions. The bordering buildings define the squares and their functions, their visual uniqueness/personality, the quality of their design, the meaning of the buildings and/or objects (statue, street furniture, water, etc.), their symbolism, their historic or futuristic identity and distinguish the square from the urban context.

Notes RENAISSANCE OF SZERVITA SQUARE - urban discussions

Architectural planning and the well designed ‘interior’ objects allow that square and its environment to be defined in an analogue mode. Moreover, they lend the square form and shape. The building appears as part of the square. The square obtains it identity from the building: whether Rózsavölgyi or Szervita church, respectively, a new building which adapts to a 21 st century symbolism. It should not be allowed that the uncertainty which characterises the judgement of architectural styles nowadays, the retrospective, historical mentality (Rádaylike) of the previous decades, and the lack of creative professional and social dialogue related to buildings and squares of the city hinder the application of 21 st century architecture and the creation of an up-to-date visual culture in the inner city, on the Szervita Square.

Notes

RENAISSANCE OF SZERVITA SQUARE - urban discussions

Notes RENAISSANCE OF SZERVITA SQUARE - urban discussions

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