Potential of student housing in Poland. Tips from Denmark.

Potential of student housing in Poland.

Tips from Denmark.

Poland is changing rapidly since 1989. After breaking ch Soviet Union, its market burst into the direction towards tually in the early 2010s Poland was one of the most prom of the Union. So far, so good. Unfortunately, it is hard to d ery single aspect of the country at the same time. One of of the puzzle is student accommodation.

Above ill. 2.1. Senatorska Development construction site, Warsaw 2014.

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Potential of student housing in Poland. Tips from Denmark.

hains from collapsing s European Union. Acmising new members develop or evolve evf the still missing parts

Unwanted heritage After the Soviet Union Collapsed, Poland has suddenly appeared in a quite odd situation when it comes to architecture and urban planning. First of all, Poles did not quite get their heritage of those two. Basically, everything from the years before the 2nd World War till 1989 was connected mentally to the German-Soviet occupation era. This created quite a bit of a mess in the approach to many aspects of Poles’ life. When it comes to architecture, one of the best examples of Polish modernists’, as well as post-modern architecture has been qualified as something representing those years of oppression. It does not matter if it was actually created

by Polish, independent architects or not and if it had any cultural heritage values at all. As a result, many of those buildings are not existing any more. Most of the best examples of great architecture from that era we can now remember only from pictures. What should be considered strange is that majority of them have been demolished in recent years just to put pretty random glossy office building or some kind of random housing area on those sites. Again, Poles have a mind-hole when it comes to architectural heritage and evolution of polish architecture, from 19th century till today.

This is also why there is a problem when it comes to identifying truly Polish contemporary architecture language since there is none.

This is crucial to understand the specifics of the architecture and urban planning situation in Poland.

On the other hand, western EU members had a different story in the 20th century. That is why you can see a continuation of an architectural and urban evolution throughout the last two centuries and how did they get to the architecture they are creating today.

Moreover, many of the building types and programmes are taken for granted in western Europe, while in Poland some of those are seen as a bad memory of old times. The problem is, that such >

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an approach is causing troubles in a holistic approach to sustainable societies. Buildings like a student or senior housing for years were on the blacklist. The same goes with rental housing model, as well as many others.

Social approach and “akademiki” During that time actually quite a few student housing buildings, dormitories called “akademiki”, have been built in larger Polish cities.

Many of “akademiki” have been built during the Russian occupation of Poland. One of the first ones, however, has been built way before, in 1930, in Warsaw at Pl. Narutowicza. Nowadays called „Alcatraz”, because it reminds American prison with the same name and because there was actually a prison in that building during the German occupation (Bulwan, 2012).

The thing is that such buildings offered not apartments, but actually rooms directly accessible from a common corridor.

As a student, you could and still can choose with whom you want to live there. Should it be 2-, 3-, or 4-person room? The kitchens and bathrooms were and still are shared. Moreover, for decades in many places like this, you could find plenty of bugs, including cockroaches. Basically, hygiene conditions were not conducive to the good reputation of such buildings.

You always had to show your student ID card to get access to the buildings like akademiki, so when living in any of them, it always felt like living in a defended fortress.

Therefore, for generations, such buildings had a quite low social renown.

Changing the model

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All three of mentioned (student, senior, rental) categories of housing models share in Poland the same problem regarding a negative market approach to them.

Basically, it can be concluded,

Above ill. 4.1. “Akademik”, Student House of Warsaw University of Technology. Known more as “Alcatraz”.

that in last decades, cities did not see much sense in building new dormitories, as well as private investors did not see much revenue in them. Yes, it is correct, that the private sector’s approach to student accommodation recently started to change in Poland (wyborcza.pl, 2018), but it is still far from the level of western EU members (Kroczak, 2018).

The supply of places in dormitories in Poland is systematically decreasing. Mainly, students’ houses managed by public universities are closed or modernized. Private dormitories are now a marginal supply of space for students, despite that, they are a very good alternative to a public student home or a state. Because of this, there is a large gap between the number of students and the number of places offered. For accommodation in the dormitory, in Poland, less than 15% of full-time students or every tenth student, in general, can count. This creates a convenient opportunity for private investors looking for interesting projects that offer an

above-average rate of return. Like mentioned before, the student housing market is strongly developed, among others in Western Europe. The maturity achieved and the fewer investment opportunities allow us to think that foreign investors will increasingly be interested in the countries of Central Europe as well. Therefore, it is important to realize how much potential there is in this market. Especially, when just in 2016 1.35 million students started study Poland had (however, this number is declining in recent years, while there are more and more foreign students coming to study in Poland) (Kroczak, 2018).

According to Statistics Poland (GUS), almost 20% of Polish students study in Masovian area of Poland. Half of that number includes Warsaw (Szkolnictwo wyższe w roku akademickim 2017/2018 (dane wstępne), 2018). In total, only 9% of students in Poland can be provided with student accommodation.

That means, that even if we would take all of those accommodations and put them only in Warsaw, >

Potential of student housing in Poland. Tips from Denmark.

Above ill. 5.1. BaseCamp Łódź, student house with almost 487 apartments, designed by Grupa 5 Architects, Opened in mid-2017.

Below ill. 5.2. BaseCamp Łódź, corridors.

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When comparing that to Western EU countries and the USA, the situation in Poland is actually not so dramatic (ill. 6.1). In Spain student accommodation can be provided to 6% (-3% comparing to Poland) of students, in Germany 11% (+2%), USA 12% (+3%), France 15% (+6%), Netherlands 16% (+7%), United Kingdom 24% (+15%) (Kroczak, 2018).

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In Denmark, where basically universities do not have their dormitories, in 2018, that number was around 28% (+19% comparing to Poland), however, this number is inclining rapidly. It could be higher but unfortunately, Copenhagen is lacking a lot of student accommodations (it can deliver currently such places only for 17% of its students). For comparison, in 2018 that number in the city of Aalborg reached 30% (CBRE Denmark, 2018). If taking into consid-

60% 50% 40% 30% 20%

6%

9%

11%

12%

15%

16%

24%

28%

United Kingdom

Denmark

0%

Netherlands

10%

France

Trends in niche sectors in Poland differ from those in EU. According to Emerging Trends Europe survey 2018, student housing was the most considered niche in 2018. What is more, the same report is showing an overall high position in that category in total sector prospects. 4th place in development and 5th in investments. In both cases, it outruns, among others, central city offices and business parks (Emerging Trends in Real Estate® Europe 2018, 2018).

70%

USA

Situation abroad

80%

Germany

The biggest struggle currently is to find enough private companies interested in creating student accommodation, mostly because of lack of revenue strategy in that area.

90%

Poland

It is worth noting that the coverage ratio does not give the full picture of the need for student housing in each city as students also have the ability to find accommodation on the regular housing market. However, the coverage ratio gives an indication of the possibilities of getting a study room as a student.

100%

Spain

still not every student in Warsaw could have one.

Above ill. 6.1. Percent of student accommodations in student housing in different countries.

eration, that Aalborg is building 9-11 student housing buildings per year, the city can easily reach 35% in 2022.

“Architecture for people” – Danish context In Denmark, there is a popular idea called “architecture for people”. It is the architecture that defines the framework for our lives and influences our values and ideas. As an architecture of art, architecture concerning space, cities and landscapes in which we move, its idea, shape and materials gives us an artistic interpretation of what it means to be a human in a given place and time.

At the same time, architecture solves some basic human needs.

A good architecture provides a safe, functional environment for us, both individually and collectively (The Danish Government, 2014).

Danish architecture and design on all scales helped shape the Danish society of prosperity into a form that is characterized by humanism. The architecture reflects

Potential of student housing in Poland. Tips from Denmark.

the democratic and transparent society of the Danes. It binds them together and gives us identity, both in local and national communities (The Danish Government, 2014).

Denmark faces important decisions regarding the physical environment. By making these decisions, the Danish government had to expand the opportunities for citizens to engage in democratic processes regarding the future of architecture. Here, local authorities play a central role. Municipalities set general goals and visions of the physical development of the area and implement visions in dialogue with the public and with market participants (The Danish Government, 2014).

This is why in Denmark (but also other Western countries) for decades such different programmes of the buildings have been designed, and are more often visible in the landscape of the cities than it is in Poland.

Cultural heritage is a development potential and can lead to involvement and a sense of ownership among citizens”. This is especially visible in countries like the Netherlands, or Scandinavian countries (Zbierajewski, 2017).

Let’s talk money first In 2017, the student housing share of the Danish building market was nearly 4,5%, higher than residential which had slightly above 4% of the market share.

Currently, main investors are a number of domestic investors, particularly Danish pension funds, which have announced their intentions of investing heavily in the development of student housing (CBRE Denmark, 2018).

It has been calculated that average Danish student has a rent burden around 41% of total income. That includes students’ grant, housing subsidy, income and student loan. Having said that, foreign students without local Danish social benefits will use a majority of their funds to pay for a rent (Cushman & Wakefield l

RED, 2018).

When it comes to overall numbers, one rent of an apartment cost around 4.500 DKK (2.600 PLN) per student. In a student housing typically there are 200 apartments or more. That gives around 900.000 DKK per month.

Since electricity, water and heat are covered by the students it is a pure monthly revenue of such building. In a year it gives 10.8 million DKK (6.21 million PLN).

After 10 years, if the rent is not rising it gives 108 million DKK (62 million PLN).

If in Poland such a new building could offer the rent at the level of 35% of average Polish salary (2.577 PLN brutto in 2017) that would give us 900 PLN per month from one apartment, which is actually already way below private micro apartment rent in Warsaw.

Multiplied by 200 apartments it gives us 180.000 PLN per month, so 2.16 million PLN in a year. 21.6 million PLN in 10 years. If we will add functions to the ground floor like groceries, this will give us easily extra 10-20mln PLN in 10 years.

Typical land and the building should cost around 15-20 million PLN. That would mean, that developers can have a return investment in 10 years. If planned well it could be achieved in 5 years.

Despite the fact that the student housing sector focuses on a single demand group, student housing is a safe investment for investors, since typical housing demand varies on the global and local economy and demographics more. It has proved before to be resilient throughout market downturns as it is not subject to the same cyclical variances experienced by other mainstream investment options. Fact, the risk/return ratio tends to be similar to the general residential property market although yields, for the most part, tend to be higher, which appeals to investors. So student housing, is something more secure, since there will be always a demand for it in upcoming decades (CBRE Denmark, 2018).

Thus, the student housing market

in Poland should in the future bring more investors to it. It is important to underline investment opportunity for Polish companies (like the mentioned example of BaseCamp Student or example which will be mentioned in a moment). This is a great moment to encourage local entrepreneurs to step into the game. This can also help the local economy.

Fresh initiatives It is great to see, that the wind of change is more and more visibly coming to Poland. In Gdańsk, an American investor, ABR Builders LLC will build completely new, largest in Poland, a student housing complex with 500 apartments. In the same time, Polish investment and development company Metropolitan Investment S.A. is creating new researches and analyses regarding, among others, student housing market.

But it is not only about the big businesses. The Polish real estate research lab, think co., a fresh team of students and graduates from different professions, is trying to publicly ask very good questions about a new generation of student housing, housing for elders, as well as ideas like cohousing. This is crucial. It shows, that young people clearly see benefits in such areas, both socially and economically. We can only hope that this is just the beginning of a new, serious wave of new investments coming to Poland.

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Even though, there is still a lot of place for improvements Currently, there are some issues with the current approach to student apartments. One of them is that still a lot of new Polish dormitories are… well… dormitories. So you have a reception.

You have a lot of common shared space. Apartments are treated as extremely compact, quite often proposing to live with someone else - a model of paying not for an apartment but for a bed. This is actually a very old model, which is a rare case in Western countries when it comes to new student housings.

Polish student apartment model is not a progress in student housing.

Sure, having such a small apartment for rent, for short Airbnb rent (to come and visit the city for 5-7 days) is fine. But this place will be a home for many people, for 5+ years. You need to ask yourself how much space you need in that case. What about living there as a couple. What about living there as a couple and a newborn. Trying to create an almost container-size apartment in those cases is not the best solution, since, besides psychological side effects, it does not provide a bit larger flexibility regarding student housing model

now and in the future.

Moreover, common spaces are a great idea, but in more sustainable city planning things like sport-spaces, gyms, and many others should be covered in the urban surroundings. This will create also less fortress-like typology of the buildings since the students will interact more with the city when not every single functional need is covered by the dormitory.

In addition, currently, local plans in Poland rarely reserve area for student housing buildings. If, at all, then they are usually situated at the academic campuses. In the >

Above ill. 9.1. Plan of a shared student apartment (24m2) in BaseCamp, Łódź, Poland.

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Above ill. 9.2. Plan of a shared student apartment (21,5m2) in Collegia, Gdańsk, Poland.

Potential of student housing in Poland. Tips from Denmark.

Top ill. 9.1. Visualisation of Collegia student housing in Gdańsk, Poland.

Bottom ill. 9.2. Aaerial view at the Collegia student housing.

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Western countries, they are more and more often situated in more random places around the cities, which help to mix functional use of the urban areas.

Danish examples

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We know now, that Denmark believes that architecture and urban planning have a strong impact on society, therefore, it has a priority in the country’s development. As we know now, student housing is a quite popular type of buildings in Denmark. They play a very important role in local plans. A mix

of housing, offices and student housing makes the perfect combination for the area, making it really live (there are always people using that space at any time of the day). Danes started to figure that mix-approach to urban planning really well (ill. 11.1).

As mentioned before, almost 20% of all students in Denmark can be count on getting one. Of course, not for free. Also mentioned the cost of a typical student apartment (30-39m²) cost around 4.500 DKK (2.600 PLN). Students can join the waiting list if they want to

live there alone, with friend, partner, or even partner and a kid.

Even though the typical apartment plans are also presenting bullet-typology, they are way bigger than ones usually proposed in new dormitories in Poland.

Moreover, you pay a rent for an apartment, not for a bed. Also, those Danish apartments usually are 30-35m² big, so larger than those proposed in Poland, where kitchens, wardrobes, etc., are reduced to an almost not usable minimum

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Potential of student housing in Poland. Tips from Denmark.

Top ill. 11.1. Visualisation of aerial view at Ă˜stre Havn waterfront in Aalborg. This complex of buildings, built by A. Enggaard. It was created according to local plan which required: apartments for sale, apartments for rent, student housing and offices.

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Above ill. 12.1. Plan of a student apartment (38m2) in Campus Hall, Odense, Denmark.

Above ill. 12.2. Plan of a student apartment (38m2) in Nørregade Passagen, Aalborg, Denmark.

12 Above ill. 12.3. Plan of a student apartment (35m2) in student housing at Alexander Foss Gade, Aalborg, Denmark.

Potential of student housing in Poland. Tips from Denmark.

One of the first typical solutions in Danish student housing is access to the apartments. This is usually done by the access from the galleries. They are mostly situated as unheated area (open, or semi-closed). The units usually have bathrooms more in the middle of the building, creating extra bedroom space near the entrance area. Again – this helps apartments to be more flexible according to users’ needs.

Example: Alexander Foss Gade 16A, Aalborg, Denmark.

A quick look at overall technical aspects of current Danish student housing Actually, in Denmark student apartments are more and more often test objects for new technologies or building solutions.

For example, Det Store Havnehus (ill. 19.2) was designed as building trying to fit into upcoming (and not yet fully accepted by the Danish government) new extremely strict building regulations which should apply in 2020 (called just BR20). Not only it is ready for a very demanding energy frame (20 kWh/m²/year for each new building), it is actually an active building. Thanks to incredible work within Performance Aided Design, it has been optimised to get 0 kWh/m²/year. South-eastern façade got solar cells on the balconies, which are actually used as a test for product development of Aarhus Technology Institute (Arkitema.com, n.d.).

Student housing is also a great place to test new mechanical ventilation solutions. Since in Denmark almost all new buildings are built in a way that every apartment has its own, independent mechanical ventilation unit, student buildings are a great opportunity to try newly developed products.

>

Top ill. 13.1. View from the entrance of a student apartment.

Bottom ill. 13.2. View at the kitchen in a student apartment.

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Top left ill. 14.1. View at the living room.

Left ill. 14.2. Bathroom.

Bottom left ill. 14.3. Bedroom near the entrance.

Top right ill. 15.1. Godsbanen Ungdomsboliger, student apartments from which many have two stories.

Bottom right ill. 15.2. Henius House student housing.

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Potential of student housing in Poland. Tips from Denmark.

Example: Fjordblink Afdeling 35 Godsbanen, Aalborg, Denmark.

Example: Toldstrupsgade 14-16, Aalborg, Denmark.

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Example: Campus Hall, Odense, Denmark C. F. Møller Architects

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Left ill. 16.1. View at the entrance.

Top ill. 17.1. One of the rooms.

Bottom ill. 17.2. Common terrace on the roof.

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Example: Larsen Waterfront, Aalborg, Denmark Henning Larsen Architects ill. 18.1. Student housing complex in Aalborg, situated at the Limfjorden’s waterfront. Building on the left shows gallery-access to the apartments which is the only access solution for entire complex.

Moreover, roofs of this complex are covered with solar panels.

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Potential of student housing in Poland. Tips from Denmark.

Example: Det Store Havnehus, Aarhus, Denmark Arkitema Architects Left ill. 19.1. Entrance to the student house.

Bottom ill. 19.2. Det Store Havnehus on the right. Visible solar cells on the balconies. Behind visible Grundfos Kollegiet - other student building.

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Example: Vulkanen, Aarhus, Denmark CUBO Arkitekter

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Left ill. 20.1. View at the facade.

Top left ill. 21.1. Semi-heated ramp-atrium with access to the apartments.

Top right ill. 21.2. Common area on the roof.

Right ill. 21.3. Entrance to one of the apartments.

Bottom ill. 21.4. Atrium - view towards its ceiling.

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One of the other reasons why such buildings can be built so quickly in Denmark is that every building in this country is made from prefabricated elements.

Therefore, mentioned rapidly inclining amount of new student housings. This is also a great place for testing new prefabrication technologies.

In the end, everybody wins – students have a place to live in, developers, architects, engineers and even scientists test new technologies, investors invest their money.

Re-using Danish architecture It is quite easy to show an example of just new buildings. However, that is not the only way the Danes are thinking about student housing. In 2013, six churches in Copenhagen were closed. One of them was the church of Samuel in the Nørrebro district, which has recently been transformed into a residential student building.

The church of Samuel was built in 1924-1936. During all these years he served the local Evangelical parish. Due to the declining number of the faithful, it was decided, that the church will be closed. The problem was that in this case the object simply ceased to serve the public. Seeing this, a private housing company has called the Danish Church Foundation (church owner). It seemed obvious to them to use the old church again, but in a changed function, so that it could continue to meet the needs of the citizens of Copenhagen. The developer proposed an idea to rebuild it for housing in that case. It’s just that they are not exclusive to rich families, but student flats (bgb a.s. - bgb

byggede Samuels Kirke om til ungdomsboliger, 2016).

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The Foundation itself admitted that it is happy that the development company noticed the potential in the church and that they want to build student apartments there, which there is a big shortage of in Copenhagen. So it would really help the local community. Interestingly, this action >

ill. 22.1. One of the common areas. On right visible old church’s rosetta.

Example: Samuel House, Copenhagen, Denmark Arcgency // Arkitektbutikken v. / Seistrup + Lundgaard C. ApS. ill. 22.2. View at back side of the building.

Potential of student housing in Poland. Tips from Denmark.

Top ill. 23.1. Street view at the old church and new student housing in the same time.

Top ill. 23.2. Balcony detail.

Bottom ill. 23.3. Side atrium view.

Bottom ill. 23.4. Facade details.

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Top ill. 24.1. Section and plan of Samuel House

Potential of student housing in Poland. Tips from Denmark.

has resulted in a livelier movement in other closed churches in Denmark, which are empty, as in the case of the Absalon church in Copenhagen, or Blågårds Kirke, also in the Nørrebro district of the capital. This makes the fate of these objects stand in the light of survival and serving people for at least another hundred years (Bjørnager, 2014).

Right ill. 25.1. Interior of one of the student apartments.

So at the end of 2017, the Samuel House was opened.

Interestingly, in Samuel’s House, among 34 designed apartments, there is not one identical. Some apartments are located in an old church, and some are inside annexes. Two apartments are intended for living by two or more people, while the rest is a single-person flat with a private toilet and kitchenette. In addition to the aforementioned common room, there are also two common rooftop terraces (bgb a.s. - bgb

byggede Samuels Kirke om til ungdomsboliger, 2016).

A large part of the old church is preserved. In the interiors of many flats, it is clearly visible, which means there is no doubt that the building was originally a church.

Even the large round window of the church (former rosette) is preserved in the common room.

Slender church windows were also kept, but to get more light in the houses, and even made new holes in the church facade and stacked them (bgb a.s. - bgb byggede

Right ill. 25.2. Interior of one of the student apartments.

Samuels Kirke om til ungdomsboliger, 2016).

The whole project was a difficult implementation because the church had to naturally be adapted to the current requirements of the Danish building regulations when it comes to converting this object into a residential building.

This was a very unusual conversion because it is a rare case.

Right ill. 25.3. Interior of one of the student apartments.

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Right ill. 25.4. Interior of one of the student apartments.

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Conclusion Poland is currently developing quite rapidly. Recently more and more often we can see slight moves in the student housing market. However, there is still very little engagement of the private sector in this area. Moreover, there is a big gap in urban planning in Poland which would specifically demand such buildings in the cities (not only as a part of university campus). Instead of trying to use the potential of a big amount of young people living and using local area, student buildings are being built as a fortress, trying to address as many needs as possible (gyms, cinemas) in one place.

Therefore, it the change should come also from the local administration (city councils or municipalities). There is a high demand for such investments since only 9% of students can live in such accommodation.

Unfortunately, it is still run mainly as a pay-for-bed model instead of typical apartment-rent. Those units are very small themselves, around 20-25m². This gives much flexibility neither for the students nor for the investors. One of the ways to cut down the costs of the building would be to change the model of a building and rent into one from the typical rental housing.

one of the most popular ways of designing districts is to mix different functions altogether (housing – different models, student housing, offices and many others).

This is also highly praised by the nation, which has a very adult approach to architecture and urban planning since it is part of Danish cultural heritage. Also, Danes know that this can help create better, sustainable cities.

Regarding sustainability, they also like to think how they can solve shortages of that type of accommodation, by simply putting it into existing buildings by refurbishing, renovating or completely changing them. This is a great way to give old buildings new life, especially those, which are really worth preserving.

In Denmark student housing is also a great opportunity to test and develop tools and technologies which can help change the future of architecture and building industry. That may also benefit investors or third parties in the long run.

In European Union student housing is getting more and more attention from a different type of investors. It is treated as one of the safest ways to invest in the building sector. Generally, student housing is starting to be profitable in 5-10 years’ perspective, which is usually not that far off from rental housing model.

By getting local market right, mentioned time period might be accelerated.

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Denmark seems to be one of the countries worth looking to since it has a pretty high amount of accommodation to amount of students ratio (28% of them can find a place in student housing).

Moreover, this type of buildings is set as a high priority for most of the academic cities. Currently

About the author: Piotr Zbierajewski – architect living and working in Denmark. He specialises in Sustainable Architecture, Performance Aided Design and UX in architecture.

Contact: piotrzbierajewski@gmail.com

Potential of student housing in Poland. Tips from Denmark.

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5.2.

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9.1.

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9.2.

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11.1.

A. Enggaard A/S (n. d.) [image] Available at: http://www.enggaard.dk/projekter/oestre-havn-omr-g1/ [Accessed 1 Dec. 2018].

17.1.

C.F. Møller (n. d.) [image] Available at: https://www.cfmoller.com/p/ Campus-Hall-University-of-Southern-Denmark-i2971.html# [Accessed 1 Dec. 2018].

17.2.

C.F. Møller (n. d.) [image] Available at: https://www.cfmoller.com/p/ Campus-Hall-University-of-Southern-Denmark-i2971.html# [Accessed 1 Dec. 2018].

All illustrations and photos not listed below were made by the author.

22.1, 22.2, 23.1, 23.2, 23.3, 23.4, 25.1, 25.2., 25.3, 25.4.

Hjortshøj, R. (2017). [image]

ILLUSTRATIONS:

24.1.

Arkitektbutikken v./ Seistrup + Lundgaard C. ApS (2017). [image] Available at: https://bl.dk/media/1848774/170420-chefmoedeplanche.pdf [Accessed 7 Jan. 2018].

4.1.

DS Akademik od strony pl. Narutowicza. (2010). [image] Available at: https://pl.wikipedia. org/wiki/Dom_Studencki_Akademik#/media/File:Akademik_Alcatraz_pl._Narutowicza.jpg [Accessed 1 Dec. 2018].

5.1.

Anon, (2018). [image] Available at: https://plndesign.pl/wp-content/

27

© Piotr Zbierajewski, 2018.