newsletter_ang_aout2009

N E W S L E T T E R N °1 Ecodistricts : in search of a new way of living by Richard Quincerot, town planner

t has been a long time since town planning has attracted as much attention ! After decades of “modern housing estates” that pushed the public towards old town centres or suburbs of detached houses,

the new ecodistrict has arrived on the scene. Launched 15 years ago in Germany by a handful of activist ecologists, the neologism has swept through Europe like a whirlwind. Today everyone is talking about them, from the fashion newspapers to town planning magazines. Everyone is visiting them : a journey (by train, please!) to the ecodistricts of

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Germany or the Netherlands has become a must for enthusiasts, elected

t was only logical that the SPG Group’s commitment to sustainable development should prompt our SPG Asset Development department to take an interest in the ecodistrict concept.

in France and Switzerland, with each one rising in its own way to the

It is also worth noting that it is not merely a theoretical or intellectual interest, since we are stakeholders in an exciting and very concrete project for an ecodistrict in Geneva. But what is an ecodistrict ?

representatives and professionals. And everyone is building ecodistricts : for example, in spring 2008, the magazine Durable (Fribourg-Paris) listed no less than 25 projects that had been launched in the past two years challenge of inventing a new way of living that reconciles human activities with the imperative needs of nature.

Once upon a time there was Vauban This great benchmark ecodistrict, which was one of the first to be built, is located in south Germany, in the university city of Freiburg im Breisgau.

Unlike the MINERGIE® label, the content of which is precisely defined in objective, quantitative and “ scientific” terms, the concept of ecodistrict still seems rather vague to the public, apart from its good intentions. Moreover, no protected label currently exists for the word “ecodistrict ”.

In 1992 a 40-hectare site became vacant after having been used by the

We therefore want to answer this question here by giving the motivated enthusiast some references for possible visits in Europe and by establishing certain criteria and principles which, although they do not have absolute normative value, are something with which the developer of an ecodistrict should comply.

Vauban numbers 2,500 housing units covered with lush vegetation, served

I would like to conclude with a practical thought and a wish : In our view it is important that the developer of an ecodistrict should adopt an intelligent and constructive attitude towards the automobile ; promoting “soft” forms of mobility does not amount to disavowing or banning the car. The creation of an ecodistrict has to be an opportunity to plan for enough parking spaces to accommodate absolutely all automobiles underground and thus to leave totally free spaces on the surface. We need to remember that a vehicle parked below ground – and which therefore has its own long-term parking space – is much less likely to be used by its owner than a vehicle parked in a public space, with the usual time restrictions to which it is subject. In other words, it is worth avoiding the mistake of considering that a good ecodistrict should not provide any – or only a few – parking spaces in an attempt to deter cars from entering its boundaries…

military. By putting pressure on the municipal authorities, a small group of squatters, activists and economists obtained permission to convert the wasteland into an ecological district. Fifteen years later the ecodistrict of by almost carless streets where the children play. The town has styled itself as a world capital of solar energy and the environment, the Greens have gained a majority on the town council and a specialized travel agency (Freiburg Futour) guides the hundreds of visitors who flock from all over the world to learn the “Vauban lesson”.

Some very diverse projects Since then the number of ecodistricts has increased, giving rise to some projects that are very diverse in terms of the way in which they have been set up (public or private), their environmental ambitions (modest or high) and their cost (ranging from very expensive to very low cost). One of the most widely publicized is the small experimental complex BedZED near London with its famous chimneys. It has developed some very sophisticated techniques and has succeeded in reducing its ecological footprint by 50 % compared with a standard district. Its 82 dwellings have been built using local resources and recycled materials, their insulation is enhanced, their exposure to sunshine is maximum and rainwater is recovered for use in the toilets. Wood chips (biomass) provide heat and

Thierry Barbier-Mueller Chief Executive Officer of the SPG Group

electricity. The facades are equipped with photovoltaic panels. Cars have to keep out of the district, which is served by electric mini-cars. Jobs and shops are available on the spot. Fresh regional products are delivered by a system of the “Jardin de Cocagne” type, etc.

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N E W S L E T T E R N °1 Other districts, although ecologically less virtuous, are more socially

Finally, one needs to have a good knowledge of the laws and regulations

committed. In Copenhagen, for example, the old district of Vesterbro

on the environment and energy, so as to be able to benefit from the public

has undergone very low-cost, sustainable rehabilitation, giving priority to

assistance provided for this type of project (excess density in exchange for

keeping local inhabitants with few financial resources. Built for the benefit

the MINERGIE® label, for example). Assembling this package of expertise is

of the middle classes, the ecodistrict project of Augustenberg in Malmö

the condition sine qua non for building a successful ecodistrict.

(Sweden) achieved a high level of participation by its inhabitants, who public spaces and parks in a sustainable manner. Other ecodistricts have been designed as emblematic showcases, justifying the exceptional financial resources committed to them. This is the case, for example, of the Kronsberg district in Hanover, which was built on the fringe of the Universal Exposition in the year 2000, and is exemplary in many respects ; or of “Bo01 City of Tomorrow” in Malmö (Sweden), which explores new styles of daily life ; or again the experimental ecoconstruction district Eco-Viiki, on the outskirts of Helsinki (Finland). In Switzerland, the most remarkable achievement is probably the Ecoparc district at Neuchâtel, which was built on a 4-hectare railway wasteland site in the immediate vicinity of the rail station (and won the Aspan Prize in 2007). The operation is continuing, and it is being run by an association – Ecoparc – which publishes instructions on how to use the district (Use It), a management and certification system and a newsletter about sustainable construction and development.

A package of expertise to be mobilized In the space of a few years the number of ecodistricts has increased all over Europe and there is now a host of projects, which are often launched at the initiative or with the support of public authorities. The intensive exchanges of information between the amateurs and professionals concerned has made it possible to build up a tremendous pool of experience. Reviews have been drawn up, know-how established and quality standards fixed. Today an ecodistrict project is no longer a leap into the unknown, an adventure with an uncertain outcome, but a wellcharted procedure based on a body of tried-and-tested techniques and procedures, on which each player can draw to invent their new way of living in harmony with nature. The building of a sustainable district requires, first of all, the usual ingredients of any real-estate project : the desire to succeed, a site that can be built on, a financing scheme, an architect, a building permit, etc. It also calls for a robust base of very specific expertise in order to benefit from the most recent knowledge in the field of sustainable town planning and architecture. The construction of a high-quality residential complex with a small ecological footprint does not tolerate any amateurism. In order to choose efficient energy sources, a waste management method, a system of organizing mobility, economical construction techniques, etc., one has to be able to draw on the expert advice of professionals who are

THE 10 COMMANDMENTS OF THE IDEAL ECODISTRICT To prevent the “ecodistrict” label from being used as an “advertising alibi”, the WWF and the British NGO BioRegional have laid down 10 criteria for an ideal ecodistrict, which would not consume more resources than the Earth is capable of providing (“One Planet Living” concept). 1 Zero Carbon : the district will consume only renewable forms of energy, if possible generated on site (wind energy, solar panels, etc.); buildings must be insulated to the MINERGIE-P® standard (42 kwh/sq. metre per year for hot water, ventilation, heating and cooling). 2 Zero Waste : daily waste management will enable at least 70% of waste to be recycled and composted, with 30% being incinerated. 3 Sustainable Transport : organization of mobility will aim to reduce dependence on the automobile and its impacts (noise, air, safety in the streets), with priority being given to public transport and “soft” forms of mobility (notably bicycle garages). 4 Local and Sustainable Materials : at least 50% of the materials used for construction must be produced locally, have used little “grey energy” and be as recyclable as possible. 5 Sustainable Water : rainwater will be regulated (ditches, green roofs, collection basins, etc.) and be used as much as possible (watering, toilets), contributing to the tune of 20 % to an average consumption of 40 litres of water per person per day. 6 Natural Habitats and Biodiversity : the district will preserve and enhance the fauna and flora present on the site. 7 Local and Sustainable Food : gardens, orchards and partnerships with local farmers will ensure that food is produced locally and, preferably, by organic methods. 8 Culture and Heritage : the district will save land through high-density urbanization, and will preserve and re-use the elements of the cultural and human-made heritage present on the site. 9 Equity and Fair Trade : the district will support fair-trade shops, local services and the local economy. 10 Health and Happiness : the living conditions will promote the residents’ health (places for sport, children being able to play outdoors, etc.) and their social life (meeting places, workshops, cafés, libraries, etc.). Some initiators of ecodistricts add other criteria to these 10, concerning in particular the social mix.

informed about the latest progress in this area.

The SPG Asset Development department uses its enthusiasm for building and renovating to benefit its clients. Liaising directly with institutional and private building owners, SPG Asset Development manages real-estate projects (real-estate development and renovations). SPG Asset Development

Route de Chêne 36

1208 Geneva

As a department operating within SOCIETE PRIVEE DE GERANCE and having a sound skills network, it is able to organize architectural competitions at the international level and, thanks to its experience and professionalism, to meet any request relating to a real-estate project : offices, industrial premises, houses, condominium apartments and rented accommodation.

Tel. +41 (0)22 849 64 04

E-mail : spgasset @ s pg.ch

www.spgassetdevelopment.ch

still feel concerned about their district and continue to look after the