Birk bridging the gap rd dm mq

Bridging the Gap David Moynihan Rikesh Dahyabhai Michael Quayle

TABLE OF CONTENTS

EXECUTIVE SUMMARY

5

URBAN ANALYSIS

9

DESIGN STUDIES AND PRECEDENTS

CONCEPT AND DESIGN DEVELOPMENT

13

17

PROPOSED PROGRAM OF USE AND ACTIVITIES

21

THE MASTERPLAN

25

PHASING STRATEGY

29

BIBLIOGRAPHY

33

APPENDIX

PLANNING POLICY

37

DESIGN STRATEGY COST ANALYSIS SUSTAINABILITY STRATEGY

HAMBURG OLYMPIC LEGACY ‘WE DON’T WANT THE STADIUM TO STOP AT THE BOUNDARY BUT TO MAKE WAY FOR NEW CREATIVE PROJECTS MERGING THE SPIRIT OF THE PARK INTO THE SURROUNDING NEIGHBOURHOOD’ [1]

1

The Free and Hanseatic City of Hamburg Ministry of the Interior and Sports (n.d) Olympische und Paralympische Spiele 2024 in Hamburg – OlympiaCity und Sportstatten [Brochure] Hamburg: The Free and Hanseatic City of Hamburg Ministry of Urban Development and the Environment

3

EXECUTIVE SUMMARY

5

EXECUTIVE SUMMARY THE CONTEXT THE FREE AND HANSEATIC CITY OF HAMBURG, LOCATED IN THE NORTH OF GERMANY, IS THE SECOND LARGEST CITY IN GERMANY AND THE EIGHT LARGEST CITY IN THE EUROPEAN UNION. WITH A POPULATION OF 1.75 MILLION OVER AN AREA OF 755KM2 HAMBURG[2], SITUATED ON THE RIVER ELBE, IS THE SECOND LARGEST PORT CITY IN EUROPE. IN THE SUMMER OF 2024 HAMBURG WILL HOST THE WORLD OLYMPIC GAMES FOR THE VERY FIRST TIME. THE PROPOSED OLYMPIC VILLAGE IS LOCATED SOUTH OF HAFENCITY ACROSS THE RIVER ELBE ON

THE SITE GRASBROOK ISLAND. THIS WILL CONSIST OF AN OLYMPIC STADIUM, AN ATHLETES OLYMPIC VILLAGE AND THE ASSOCIATED INFRASTRUCTURE. ONCE THE OLYMPIC GAMES HAS CONCLUDED THE OLYMPIC VILLAGE WILL BE CONVERTED INTO RESIDENTIAL UNITS TO ACCOMMODATE THE EVER INCREASING POPULATION OF HAMBURG AND THE KLEINER GRASBROOK DISTRICT.

THE BRIEF

THE SITE IS LOCATED IN THE VEDDEL QUARTER IN THE HAMBURG-MITTE BOROUGH OF HAMBURG. THIS IS SOUTH OF THE RIVER ELBE AND IMMEDIATELY EAST OF THE PROPOSED OLYMPIC VILLAGE. THE QUARTER CONSISTS PREDOMINANTLY OF RESIDENTIAL UNITS IN THE WEST AND A LARGE AREA TO THE EAST DESIGNATED FOR INDUSTRIAL USE. THE SITE IS INTERRUPTED BY RAILWAY INFRASTRUCTURE, RUNNING NORTH TO SOUTH, ON ITS WESTERN BOUNDARY BETWEEN VEDDEL AND THE KLEINER GRASBROOK DISTRICT. THE AUTOBAHN HIGHWAY 255 RUNS

NORTH TO SOUTH THROUGH THE CENTRE OF THE SITE PROVIDING A BOUNDARY BETWEEN THE RESIDENTIAL AREA TO THE WEST AND INDUSTRIAL AREA TO THE EAST. TO THE NORTH THE SITE IS BORDERED BY THE RIVER ELBE AND THE SOUTH BY THE MÜGGENBURGER CANAL.

UPON COMPLETION OF THE WORLD OLYMPIC GAMES 2024 THE VEDDEL QUARTER, LOCATED IMMEDIATELY EAST OF THE OLYMPIC VILLAGE, WILL EXPERIENCE AN INCREASE OF ITS NEIGHBOURING POPULATION OF UP TO 18,000 PEOPLE IN ADDITION TO ITS OWN EXISTING POPULATION OF APPROXIMATELY 5000[3].

CURRENTLY THE VEDDEL QUARTER REMAINS ISOLATED FROM THE REST OF THE CITY, NOT ONLY GEOGRAPHICALLY DUE TO THE RIVER ELBE BUT SOCIALLY, ECONOMICALLY AND CULTURALLY. VEDDEL CURRENTLY

CONTAINS A LARGE MULTI-CULTURAL SOCIETY, MANY OF WHOM STRUGGLE WITH UNEMPLOYMENT, POVERTY AND SEGREGATION. DESIGNATING THE OLYMPIC VILLAGE AS RESIDENTIAL WILL RESULT IN A LARGE INCREASE IN POPULATION WITHOUT PROVIDING THE REQUIRED SOCIOECONOMIC INFRASTRUCTURE TO SUSTAIN THE AREA.

OLYMPIC VILLAGE

VEDDEL

3 Hamburg.de. (2015). Olympic Games Hamburg.

Available: http://english.hamburg.de/olympic-games/.

Last accessed 30th October 2015.

Statistische Amter. (2014). Population - Hamburg.

Available: http://www.statistik-portal.de/StatistikPortal/ de_zs01_hh.asp. Last accessed 16th Nov 2015.

2

6

NOT TO SCALE

7

URBAN ANALYSIS

9

FIG.1

FIG.2

FIG.3

FIG.4 FROM THIS ANALYSIS KEY DESIGN DECISIONS COULD BE MADE; FIGURE 1 IDENTIFIES THE EXISTING BUILDING USE IN THE AREA, MOST NOTABLY IS THE LARGE VOLUME OF RESIDENTIAL UNITS IN THE VEDDEL QUARTER AND NEIGHBOURING OLYMPIC VILLAGE PROPOSAL TO THE WEST. TO THE EAST OF THE SITE THE LARGE INDUSTRIAL SECTOR BRINGS EMPLOYMENT TO THE AREA, HOWEVER, VEDDEL STILL SUFFERS FROM HIGH LEVELS OF UNEMPLOYMENT. ALSO DRAWN FROM THIS ANALYSIS WAS THE INSUFFICIENT VOLUME OF COMMERCIAL/RETAIL SPACE TO SUSTAIN THE AREA IN EMPLOYMENT AND AS A RESULT RESIDENTS RESORT TO COMMUTING TO THE REJUVENATED HAFENCITY NORTH OF THE RIVER ELBE. THE EXISTING BUILDINGS ON THE SITE WERE FOUND TO BE OPERATING IN ISOLATION AND ENCOURAGING A SEGREGATED COMMUNITY WITH NO SOCIAL COHESION.

URBAN ANALYSIS A PREREQUISITE TO DEVELOPING A MASTERPLAN PROPOSAL REQUIRED A STUDY OF THE EXISTING URBAN FABRIC TO BE CARRIED OUT. THE DESIGN TEAM CARRIED OUT THOROUGH ANALYSIS OF THE EXISTING BUILDINGS, INFRASTRUCTURE, FACILITIES AND TRANSPORT NETWORKS. THIS CRUCIAL STEP IN THE PROCESS IDENTIFIED THE KEY ISSUES IN THE IMMEDIATE AND SURROUNDING AREA OF VEDDEL RESULTING IN A WELL-INFORMED SCHEME WHICH RESPONDS TO AND ADDRESSES CURRENT AND FUTURE NEEDS OF THE AREA.

A LARGE AREA OF UNDERUTILIZED AND DERELICT LAND EXISTS AT THE NORTHERN END OF THE SITE. THIS LOCATION HAS BEEN IDENTIFIED AS HAVING KEY DEVELOPMENT POTENTIAL TO GENERATE A CONNECTION TO THE NORTH OF THE RIVER AND AS A MEANS OF PROVIDING A FOCAL POINT FOR ATTRACTING PEOPLE TO THE AREA.

USE 1:40000

A DEMOGRAPHIC ANALYSIS OF VEDDEL DEMONSTRATES THE VARIATION IN AGE AND NATIONALITY IN THE QUARTER

1:40000

GREEN SPACE WITHIN VEDDEL SURROUNDING GREEN SPACE

1:40000

1:40000

THE EXISTING TOPOGRAPHY OF THE SITE WAS FOUND TO BE LOCATED IN A FLOOD PLAIN. AS A RESULT, THERE EXISTS AND FLOOD BANK AT BOTH THE NORTH AND SOUTH ENDS OF THE SITE. THE EAST AND WEST BOUNDARIES ARE PROTECTED BY THE RAISED EMBANKMENTS OF THE AUTOBAHN AND THE RAILWAY TRACKS. FIGURE 2 IDENTIFIES THE EXISTING GREEN/PUBLIC SPACES SPARSELY LOCATED IN THE AREA. THESE WERE FOUND TO BE SUBSTANDARD IN TERMS OF USABLE SPACES WITH LITTLE OR NO CONNECTIVITY BETWEEN THEM. FROM FIGURE 3 WE CAN SEE THE EXISTING EDUCATIONAL SERVICES WITHIN WALKING DISTANCE OF THE SITE AND SURROUNDING AREA. AT PRESENT, THE EXISTING SCHOOLS AND DAY-CARE ARE OPERATING AT CAPACITY. THIS HAS BEEN IDENTIFIED AS A MAJOR ISSUE FOR AN AREA WITH AN INCREASING POPULATION. THE EXISTING ROAD AND PEDESTRIAN INFRASTRUCTURE HAS BEEN ANALYSED IN FIGURE 4 SHOWING THE RAILWAY LINES TO THE WEST AND THE AUTOBAHN RUNNING THROUGH THE CENTRE OF THE SITE.

10

DEMOGRAPHIC ANALYSIS

11

DESIGN STUDIES AND PRECEDENTS

13

DESIGN STUDIES AND PRECEDENTS AS PART OF OUR RESEARCH AND DESIGN ANALYSIS WE LOOKED AT PAST EXAMPLES OF WORLD OLYMPIC GAMES. PREVIOUS DEVELOPMENTS OF A SIMILAR NATURE CAN

PROVIDE INSIGHT INTO THE POSITIVES AND NEGATIVES OF SUCH A LARGE IMPOSITION ON THE URBAN FABRIC.

14

THE FINAL INFOGRAPHIC SHOWS THE PROPOSED LEGACY FOR THE HAMBURG 2024 OLYMPIC GAMES. OUR MASTERPLAN WORKS CLOSELY WITH THIS PROPOSED LEGACY AS WE AIM TO PROVIDE SOCIAL, RETAIL AND COMMERCIAL OPPORTUNITIES FOR THE OLYMPIC VILLAGE POPULATION.

HAMBURG

LONDON

BARCELONA

OLYMPIC LEGACIES THE FIRST TWO INFOGRAPHICS ABOVE OUTLINE THE SUCCESS OF THE BARCELONA 1992 AND LONDON 2012 OLYMPIC GAMES AT THE TIME OF THE EVENT AND HOW THE LEGACIES OF EACH GAMES HAVE GONE ON TO PROVIDE VITAL REGENERATION TO THE SURROUNDING AREAS. THESE AREAS WHICH WERE PREVIOUSLY DEPRIVED, NEGLECTED AND SUFFERING FROM HIGH LEVELS OF UNEMPLOYMENT HAVE BEEN CONVERTED INTO THRIVING BUSINESS AND SOCIAL DISTRICTS.

WE CAN SEE FROM LOOKING AT THE PREVIOUS OLYMPIC GAMES AND LEGACIES THE SUCCESS AND FAILURES IN BOTH BARCELONA AND LONDON. WE CAN TAKE MEASURES TO PREVENT ANY FAILURES OCCURING WITHIN OUR SCHEME. WE CAN SEE FROM THE POPULATION MOVING INTO THE OLYMPIC

SITES AFTER THE 1992 AND 2012 GAMES THE FACILITIES AND TO WHAT SCALE REQUIRED WHILE WORKING WITH THE 2024 LEGACY TO ENHANCE AND CREATE A NEW THRIVING DISTRICT.

FIG.5 FULTON STREET, NEW YORK

FIG.7 +15 WALKWAY, CALGARY, CANADA

AN ANALYSIS OF FULTON STREET IN NEW YORK SHOWS THE EFFECT AN IMPORTANT LANDMARK BUILDING SUCH AS THE REBUILT WORLD TRADE CENTRE CAN HAVE ON A STREETSCAPE WITHIN NEW YORK CITY. ITS PRESENCE CAN CREATE A DRAW TOWARDS IT AND PROVIDE A POINT OF REFERENCE IN THE CITY.

IN CALGARY WE CAN SEE AN EXAMPLE OF A TWO-TIER PEDESTRIAN NETWORK WITHIN A CITY. HERE IT IS USED TO ALLOW PEOPLE TO CIRCULATE THE CITY WITHOUT VENTURING INTO THE FREEZING WEATHER CONDITIONS. OUR PROPOSAL ADOPTS THIS APPROACH AS A MECHANISM FOR PEDESTRIANS TO NAVIGATE THE BARRIERS CREATED BY THE EXISTING INFRASTRUCTURE AND TO MITIGATE THE EFFECTS OF RISING WATER LEVELS IN AN AREA SUSCEPTIBLE TO FLOODING.

FIG.5

FIG.7

FIG.6 PROPOSED BATTERSEA HIGH STREET, LONDON BY FOSTER AND GEHRY

FIG.8 PARRAMMATTA RIVER CITY STRATEGY, SYDNEY

THE PROPOSED BATTERSEA HIGHSTREET SCHEME DEMONSTRATES THE RELATIONSHIP BETWEEN THE HIGH STREET, UPPER TERRACES AND THE RESIDENTIAL/ COMMERCIAL UNITS ABOVE THE RETAIL OUTLETS. IT SHOWS THE RELATIONSHIP BETWEEN A HIGH STREET AND AN IMPORTANT LANDMARK SUCH AS THE BATTERSEA POWER STATION AND THE VIEWS AND IMPACT IT CREATES.

THE PARRAMMATTA RIVER CITY STRATEGY IDENTIFIES THE IMPORTANCE OF A CENTRAL HUB FOR PEOPLE TO MEET, INTERACT AND RELAX. LOCATING IT BESIDE THE WATERS EDGE IT CREATES A SENSE OF TRANQUILITY AND RELAXATION ALONG WITH AN AREA WHICH PEOPLE CAN UTILISE FOR WATER BASED ACTIVITIES. FIG.6

BY LOOKING AT OUR CHOSEN PRECEDENT STUDIES WE CAN SEE THE IMPORTANCE OF A SOCIAL HUB IN AND AROUND WATERS EDGE. WITHIN OUR SITE IN VEDDEL WE HAVE IDENTIFIED A LARGE ISOLATED DOCK WHICH HAS POTENTIAL TO BECOME A THRIVING SOCIAL HUB.

FIG.8

15

CONCEPT AND DESIGN DEVELOPMENT

17

A PEDESTRIAN LINK RUNNING OVER THE RAILWAY LINE BETWEEN TWO HIGH RISE BUILDINGS IS SET UP AS A CATALYST FOR FUTURE OVERHEAD LINKS EVENTUALLY CREATING A 2 TIERED PLATFORM RUNNING A LARGE STRETCH OF THE SITES RAILWAY LINE. THIS PROPOSAL OFFERS THE AREA A NEW DYNAMIC WHILE ALSO RESOLVING THE ISSUES OF RISING WATER LEVELS.

CONCEPT AND DESIGN DEVELOPMENT

SKETCH DEVELOPMENT 2

CONCEPT SKETCH PLAN

CONCEPT SKETCH PERSPECTIVE SKETCH DEVELOPMENT 1 ONE OF THE KEY OBJECTIVES OF OUR PROPOSAL IS TO ESTABLISH A CONNECTION BETWEEN THE EXISTING VEDDEL QUARTER AND THE PROPOSED OLYMPIC VILLAGE. WITH THE REJUVENATION OF THE KLEINER GRASBROOK DISTRICT THE DESIGN TEAM FEEL THERE IS A GREAT OPPORTUNITY TO REINVENT VEDDEL AND ESTABLISH IT AS AN ATTRACTIVE AND IMPROVING AREA TO LIVE. OUR STRATEGY TOWARDS ACHIEVING THIS IS TO APPLY A LAYER OF PERMEABILITY ACROSS THE SITE TO MITIGATE THE NEGATIVE EFFECTS OF THE EXISTING INFRASTRUCTURE. AS THE SITE STANDS, THE STRONG AXIS OF THE RAILWAY AND 4 LANE

18

ROADS CAUSES A STRONG DIVIDE IN THE AREA. DEVELOPING AN EFFECTIVE CIRCULATION PLAN, FOR BOTH PEDESTRIANS AND VEHICLES, TO ALLOW MOVEMENT ACROSS THE SITE WILL OPEN VEDDEL UP TO THE OPPORTUNITIES MADE AVAILABLE BY THE OLYMPIC VILLAGE. NEW LINKS WILL FACILITATE EASIER PEDESTRIAN MOVEMENT FROM NORTH OF THE RIVER INTO VEDDEL. OUR AIM IS TO DEVELOP VEDDEL INTO A DESTINATION AS OPPOSED TO PASSING POINT WHICH IT CURRENTLY IS. THIS WILL GENERATE AN INTEREST IN THE AREA ALLOWING FUTURE DEVELOPMENTS TO FLOURISH AND EXPAND.

EFFECTIVE CIRCULATION WITHIN THE PROPOSED SCHEME WILL PROVIDE INTERESTING ROUTES WITHIN AN ACTIVE AND THRIVING ENVIRONMENT. ‘BRIDGING THE GAP’ WILL BECOME THE MAIN FOCAL POINT ON THE SOUTH SIDE OF THE RIVER ELBE. A MIRRORED REFLECTION OF HAFENCITY ON THE NORTH WATERFRONT. OUR PROPOSAL LOOKS TO FEED OF THE POSITIVES OF THE OLYMPIC VILLAGE AND PROVIDE THE SOCIO-ECONOMIC NODE WHICH IT LACKS. SKETCH DEVELOPMENT 3

19

PROPOSED PROGRAM OF USE AND ACTIVITIES

21

PROPOSED PROGRAM OF USE AND ACTIVITES

AS THE AREA STANDS THE EXISTING BUILDINGS FUNCTION IN ISOLATION. THE AREA LACKS ORDER AND REQUIRES MAJOR REGENERATION. THE PROPOSAL TO PROVIDE A COMMERCIAL HIGH STREET AND A DENSE COMMUNITY THROUGH THE USE OF HIGH RISE BUILDINGS WILL BRING A RENEWED CLARITY TO THE AREA. PROVEN TO BE EFFECTIVE, HIGH STREETS ARE WHERE PEOPLE COME TOGETHER TO WORK, RELAX, EAT AND SOCIALISE. THEY ARE AT THE HEART OF OUR DAILY LIVES AND CONTRIBUTE SIGNIFICANTLY TO OUR ECONOMY.

THE PROPOSED PROGRAM CENTRES ON A MAIN SOCIAL HUB AT THE CORE OF THE SCHEME. THE PROPOSAL UTILISES THE EXISTING UNUSED DOCK AS A MAIN FOCAL POINT AND AMENITY LOCATION. LINING THE DOCK WITH CAFES, RESTAURANTS, BARS AND OUTDOOR TERRACES WILL GENERATE A VIBRANT SOCIAL SPACE AND THRIVING COMMERCIAL DISTRICT. FURTHERMORE A NEW COMMERCIAL HIGH STREET WILL ATTRACT PEOPLE FROM ALL OVER HAMBURG TO EXPLORE THIS PREVIOUSLY NEGLECTED AREA. ATTRACTING NEW BUSINESSES AND RESIDENTS WHILE CREATING NEW JOB OPPORTUNITIES WILL BRING A NEW LEASE OF LIFE TO THE AREA. DEVELOPING LINKS TO THE NEW OLYMPIC VILLAGE AND EXISTING VEDDEL QUARTER WILL PROVIDE A MUCH NEEDED FOCAL POINT FOR THE RESIDENTS TO ENJOY.

THROUGH THIS PROPOSAL WE ARE SHOWING SUPPORT FOR THE LOCAL TRADE, CREATING NEW JOBS AND BOOSTING THE LOCAL ECONOMY. A SERIES OF PUBLIC SPACES WILL BE ACCESSIBLE OFF THE HIGH STREET, CREATING AN INTERESTING ROUTE AND ENCOURAGING EXPLORATION.

WATERFRONT CAFE CONCEPT

POINT OF REFERENCE A HIGH RISE OFFICE BLOCKS AND LANDMARK BUILDING WILL CREATE A PRESENCE AT THE NORTHERN END OF THE SITE. ACTING AS A GATEWAY INTO THE CITY OF HAMBURG THIS WILL FORM A CONNECTION WITH THE HIGH RISE BUILDINGS ACROSS THE RIVER ELBE. THIS WILL BECOME A POINT OF REFERENCE HELPING TO DRAW PEOPLE TOWARDS THE AREA. CREATING THIS IMPACT WILL BOOST THE AREA AND ENCOURAGE FURTHER EXPANSION.

IMPROVING PEDESTRIAN FLOW A PEDESTRIAN FRIENDLY ENVIRONMENT IS CRUCIAL FOR A SOCIAL HUB TO FUNCTION EFFECTIVELY. CURRENTLY THE SITE EXPERIENCES A LOT OF HEAVY INDUSTRIAL TRAFFIC MAKING ITS WAY TO THE EAST OF VEDDEL. OUR PROPOSAL TO REDIRECT THE INDUSTRIAL TRAFFIC AWAY FROM CENTRAL VEDDEL AND ONTO THE EXISTING HIGHWAY ALLOWS US TO CREATE A MORE RELAXED AND TRANQUIL ENVIRONMENT. OUR PROPOSAL INCLUDES DOWNGRADING THE EXISTING ROAD IN ORDER TO CREATE A SAFER AND PERMEABLE ENVIRONMENT FOR PEDESTRIANS TO ENTER THE SITE. THIS GESTURE JUGGLES THE HIERARCHY OF THE MAIN ROADS AND STREETS WHILE STILL ALLOWING BOTH VEHICLES AND PEDESTRIANS TO CIRCULATE EFFICIENTLY.

REGULATING THE SURROUNDING BUILDINGS TO A HEIGHT RESTRICTION SO THEY DON’T EXCEED THAT OF THE LANDMARK BUILDING WILL ENSURE THAT THIS MAINTAINS ITS STATURE PROPOSED PROGRAM MASTERPLAN SCALE 1:20000

22

HIGH STREET CONCEPT SKETCH

23

THE MASTERPLAN

25

‘BRIDGING THE GAP’ CREATING LINKS UNDER AND OVER THE EXISTING RAILWAY TRACKS ADDS THAT EXTRA LAYER OF PERMEABILITY TO THE AREA. DEVELOPING STRONG AXES AND DESIRED ROUTES WILL DRAW PEOPLE TO THE SITE WHILE ALSO PROVIDING THE ACTIVITY THAT WILL ENCOURAGE THEM TO STAY. THE PROPOSAL TO BUILD A NEW PEDESTRIAN LINK OVER THE RAILWAY CONNECTS THROUGH NEW HIGH RISE TOWERS. THIS ADDS TO THE PERMEABILITY AND PEDESTRIAN FLOW WHILE CREATING A NEW DYNAMIC EXPERIENCE.

THE MASTERPLAN SEQUENCE OF MOVEMENT OUR PROPOSED MASTERPLAN AIMS AT UTILIZING UNDER DEVELOPED OR DERELICT BROWNFIELD SITES EAST AND WEST OF THE RAILWAY INFRASTRUCTURE IN VEDDEL. DUE TO THE PROPOSED OLYMPIC VILLAGE AND STRONG TRANSPORT INFRASTRUCTURE THIS SITE WAS CONSIDERED TO HAVE KEY DEVELOPMENT POTENTIAL. DEVELOPING THE WATERFRONT TO THE NORTH OF THE SITE WILL PROVIDE AN ATTRACTIVE PUBLIC SPACE AND DRAW PEOPLE IN FROM NORTH OF THE RIVER ELBE. AS THEY PROGRESS THROUGH THE BUSINESS DISTRICT A VISUAL CONNECTION WILL GUIDE THEM DOWN THROUGH A THRIVING COMMERCIAL HIGH STREET.

THIS FEATURE TAKES INTO ACCOUNT THE EXISTING FLOOD PLAIN ON WHICH THE SITE SITS. WHILE THE PRIMARY FUNCTION IS TO PROVIDE A CIRCULATION ROUTE, A SECONDARY FUNCTION IS TO EXPAND ON THE CONCEPT OF A TWO-TIERED CITY WHICH HAS ALREADY BEGUN IN HAFENCITY. SOME OTHER STRATEGIC DESIGN DECISIONS INCLUDE CAREFULLY CHOSEN ACCESS POINTS TO THE CENTRAL HUB TO ENRICH THE INDIVIDUAL EXPERIENCE. CREATING A LINK FROM THE EXISTING S-BAHN STATION TO THE SITE WILL DRAW PEOPLE UP THE HIGH STREET TOWARDS THE WORKING DISTRICT AT THE NORTH OF THE SITE.

BRANCHING OFF THIS MAIN HIGH STREET MINOR PEDESTRIAN STREETS WILL OFFER GLIMPSES OF ACTIVITY ON THE WATERFRONT AND PROVIDE AN ALTERNATE ROUTE AWAY FROM THE BUSY RETAIL AREA. PEOPLE MAY CHOOSE TO PARTAKE IN SOME WATER SPORTS, HAVE LUNCH IN ONE OF THE MANY RESTAURANTS OR SIMPLY STROLL ALONG THE WATERFRONT.

TACKLING UNEMPLOYMENT

AERIAL PERSPECTIVE

THE SOUTH OF THE SITE, PROVIDING A DIRECT RELATIONSHIP WITH THE LANDMARK BUILDING TO THE NORTH, WILL HOUSE A NEW TECHNICAL COLLEGE. THIS WILL MARK THE END OF THE COMMERCIAL HIGH STREET AND PROVIDE A ROUTE TO THE EXISTING S-BAHN TRAIN STATION. THIS COLEGE WILL PROVIDE THE OPPORTUNITY TO RE-EDUCATE OR UPSKILL THE EXISTNIG UNEMPLOYED RESIDENTS IN THE AREA OF VEDDEL. PROJECT MASTERPLAN

26

SCALE 1:10000

SITE SECTION SCALE 1:10000

27

PHASING STRATEGY

29

PHASING STRATEGY PHASE 1

PHASE 2

PHASE 1 OF THE MASTERPLAN WILL CONSIST OF CREATING THE CENTRAL SOCIAL HUB SURROUNDING THE DISUSED DOCK AND THE TECHNICAL COLLEGE TO THE SOUTH OF THE SITE. IT IS CRUCIAL TO DEVELOP THE FOCAL POINT OF THE SCHEME AND TO CREATE AN IDENTITY FOR THE AREA. THE SOCIAL HUB CONSISTING OF RETAIL, BARS, RESTAURANTS, EDUCATIONAL UNITS AND SOCIAL FACILITIES WILL BRING PEOPLE TO THE AREA WHILE GENERATING AN ACTIVE ENVIRONMENT. BASED ON THE COST ANALYSIS (APPENDIX A) PHASE 1 OF THE PROPOSAL WILL GENERATE ENOUGH REVENUE TO JUSTIFY AND SUSTAIN THE DEVELOPMENT.

PHASE 2 TO THE NORTH OF THE SITE WILL CONSIST OF A LARGE AMOUNT OF OFFICE SPACE. THIS DEVELOPMENT WILL CONTAIN THE PROPOSED LANDMARK CIVIC BUILDING WHICH WILL OFFER A VISUAL REFERENCE POINT FOR THE WHOLE DEVELOPMENT. THIS PHASE WILL MAKE USE OF A LARGE DERELICT AREA WHILE ALSO INTENSIFYING THE UNDERUTILISED WATERFRONT.

P2

P3

PHASE 1 SCALE 1:20000

PHASE 2 SCALE 1:20000

PHASE 3 SCALE 1:20000

PHASE 3 THE 3RD AND FINAL PHASE WILL BE THE MINOR DEVELOPMENT OF HOTEL UNITS TO THE WEST OF THE SOCIAL HUB BORDERING THE OLYMPIC PARK. THIS WILL PROVIDE AN OPPORTUNITY TO DRAW TOURISTS TO THE AREA IN AN ATTEMPT TO GENERATE A SIMILAR ATMOSPHERE TO HAFENCITY. REFER TO APPENDIX (A) FOR A FULL PHASING COST ANALYSIS.

30

P1

31

BIBLIOGRAPHY

33

BIBLIOGRAPHY BOOKS

Thornton, G. (2013). Report 5: Post-Games Evaluation. Available: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/224181/1188-B_Meta_Evaluation.pdf. Last accessed 30th October 2015.

Davis Langdon (2014). Spon’s - Architects and Builders Price Book 2014. 139th ed. Oxfordshire: CRC Press. 65-154, 203 International Olympic Committee. (December 2013). Factsheet: Legacy of the Games. Available: http://www.olympic.org/Documents/Reference_documents_Factsheets/Legacy.pdf. Last accessed 30th October 2015.

BROCHURE/LEAFLET The Free and Hanseatic City of Hamburg Ministry of Urban Development and the Environment (2014) Green, inclusive, growing city by the water. Perspectives on Urban development in Hamburg [Brochure] Hamburg: The Free and Hanseatic City of Hamburg Ministry of Urban Development and the Environment

Cabinet Office. (July 2013). Inspired by 2012: The legacy from the London 2012 Olympic and Paralympic Games. Available: https://www.london.gov.uk/sites/default/files/2901179_ OlympicLegacy_acc.pdf. Last accessed 30th October 2015.

Statistical office Hamburg and Schleswig-Holstein. (2013). Veddel. Available: https://en.wikipedia.org/wiki/Veddel. Last accessed 30th October 2015.

The Free and Hanseatic City of Hamburg Ministry of the Interior and Sports (n.d) Hamburg 2014 - A vision for the Olympic and Paralympic Games [Brochure] Hamburg: The Free and Hanseatic City of Hamburg Ministry of Urban Development and the Environment IMAGES The Free and Hanseatic City of Hamburg Ministry of the Interior and Sports (n.d) Olympische und Paralympische Spiele 2024 in Hamburg – OlympiaCity und Sportstatten [Brochure] Hamburg: The Free and Hanseatic City of Hamburg Ministry of Urban Development and the Environment

WEBSITES

Figure 5. Morris, K. (2014). Finally, Tenants at One World Trade Centre. Image Available: http://www.wsj.com/articles/finally-tenants-at-one-world-trade-center-1414980407. Last accessed October 2015.

Figure 6. Waite, R. (2014). Gehry and Foster reveal new ‘high street’ for Battersea Power Station. Image Available: http://www.architectsjournal.co.uk/news/daily-news/gehry-and-fosterreveal-new-high-street-for-battersea-power-station/8661175.article. Last accessed October 2015.

Statistische Amter. (2014). Population - Hamburg. Available: http://www.statistik-portal.de/Statistik-Portal/de_zs01_hh.asp. Last accessed 16th Nov 2015.

Figure 7. Mobility Trip. (2014). Calgary .Image Available: http://www.mobilytrip.com/guide/canada/calgary#!pois. Last accessed October 2015.

IBA Hamburg GmbH. (n.d). Project Area. Available: http://www.iba-hamburg.de/en/story/project-area.html. Last accessed 13th Nov 2015.

Hamburg Marketing GmbH. (2015). Masterplan of Hamburg’s Olympic City Presented. Available: https://marketing.hamburg.de/aktuelle-pressemeldungen-detailansicht-221/juni-95.html.

Last accessed 13th Nov 2015.

34

Figure 8. Rinaldi, M. (June 2015). Approved Parramatta City River Strategy by McGregor Coxall. Image Available: http://aasarchitecture.com/2015/06/approved-parramatta-city-riverstrategy-by-mcgregor-coxall.html. Last accessed October 2015.

Department for Communities and Local Government. (2012). Planning Practice Guidance. Available: http://planningguidance.communities.gov.uk/. Last accessed 13th Nov 2015.

OTHER

IBA-Hamburg. (2013). Facts and Figures. Available: http://www.iba-hamburg.de/fileadmin/Pressemitteilungen/Basis_Presse/131104_IBA_Facts_and_figures.pdf. Last accessed 30th October 2015.

Create an Infographic. (2012). Easel. Available: http://www.easel.ly/. Last accessed 28th October 2015.

Hamburg.de. (2015). Olympic Games Hamburg. Available: http://english.hamburg.de/olympic-games/. Last accessed 30th October 2015.

PRESENTATION

Get Living London Limited. (2013). East Village London. Available: http://www.eastvillagelondon.co.uk/building-the-neighbourhood.htm. Last accessed 30th October 2015

The Free and Hanseatic City of Hamburg Planning Department Talk on ‘Hamburg’s Planning Policy and Proposed Plans’

35

APPENDIX PLANNING POLICY

DESIGN STRATEGY COST ANALYSIS SUSTAINABILITY STRATEGY

37

PLANNING POLICY

UK NATIONAL PLANNING POLICY FRAMEWORK – 27TH MARCH 2012 [5]

OVERVIEW

SECTION 10, SUBSECTION 93

MEETING THE CHALLENGE OF CLIMATE CHANGE, FLOODING AND COASTAL CHANGE

OUR MASTERPLAN PROPOSAL HAS BEEN DEVELOPED IN CONJUNCTION WITH THE HAMBURG METROPOLITAN REGION MINISTRY FOR URBAN DEVELOPMENT AND ENVIRONMENT FRAMEWORK: “PERSPECTIVES OF URBAN DEVELOPMENT: GREEN, EQUITABLE, GROWING CITY WATERFRONT” AS WELL

AS THE ASPIRATIONS OF THE “HAMBURG OLYMPIC LEGACY STATEMENT” CONCERNING URBAN REGENERATION. THE PROJECT ALSO TAKES INTO ACCOUNT THE UK GOVERNMENT “NATIONAL PLANNING POLICY FRAMEWORK” AND “PLANNING PRACTICE GUIDANCE”.

FLOOD RISK MANAGEMENT -OUR RISK MANAGEMENT STRATEGY OUTLINES THE ADOPTION OF A TWO-TIERED SYSTEM WHERE APPROPRIATE TO MITIGATE THE FUTURE PROSPECT OF RISING WATER LEVELS. INCORPORATED INTO OUR DESIGN ARE ELEVATED RESIDENTIAL UNITS WITH RETAIL USE DESIGNATED AT GROUND FLOOR LEVEL. AIR QUALITY

HAMBURG METROPOLITAN REGION MINISTRY FOR URBAN DEVELOPMENT AND ENVIRONMENT FRAMEWORK: “PERSPECTIVES OF URBAN DEVELOPMENT: GREEN, EQUITABLE, GROWING CITY WATERFRONT”

38

STATEMENT:

MORE AREAS IN TOWN[4] - QUALITY OF LIFE SHOULD BE IMPROVED BY NEW RESIDENTIAL CONSTRUCTION, NEW OPEN SPACES, PATHS COMPOUNDS AND SOCIAL INFRASTRUCTURE AS WELL AS THE MIX OF USES, QUARTERS WILL BE MORE VIVID.

RESPONSE:

OUR MASTERPLAN PROPOSAL AIMS TO IMPROVE QUALITY OF LIFE BY PROVIDING HIGH QUALITY LIVING AND WORK SPACES. STRATEGICALLY DESIGNED AND LOCATED NEW PUBLIC SPACES DEVELOPED IN CONNECTION WITH EFFECTIVE CIRCULATION ROUTES WILL PROVIDE A WELL-DEFINED URBAN FABRIC.

STATEMENT:

THE FRIENDLY CITY [4]

- THIS SCALE IS TO FIND ADEQUATE AND AFFORDABLE HOUSING IN A NEIGHBOURHOOD WITH A HIGH QUALITY OF LIFE AND TO BE ABLE TO SIMULTANEOUSLY GAIN ACCESS TO EDUCATIONAL OPPORTUNITIES.

RESPONSE:

AN ASSORTMENT OF RESIDENTIAL UNITS WILL OFFER THE DESIRED HOUSING TYPE FOR THE NEW AND EXISTING RESIDENTS OF VEDDEL WHILE MAINTAINING A HIGH STANDARD OF LIVING THROUGHOUT. NEW EDUCATIONAL FACILITIES AND THE EXPANSION OF THE EXISTING WILL ALLOW FOR EQUAL OPPORTUNITIES AND ANTICIPATE FUTURE EXPANSION.

STATEMENT:

GREEN AND ECO-CITY [4] - THE ENVIRONMENTAL QUALITY OF URBAN GREEN SPACES, NATURE AND THE CLIMATE WILL BE FURTHER DEVELOPED AND MADE SUSTAINABLE. ECOLOGICAL ​​ OBJECTIVES ARE TO BE BALANCED WITH SOCIAL AND ECONOMIC RESPONSIBILITY.

-A PHYSICAL MASSING STUDY HAS BEEN CARRIED OUT TO DESIGN APPROPRIATE BUILDING VOLUMES AND DENSITY. FROM THIS WE CAN OBTAIN SUITABLE BUILDING WIDTHS FOR IDEAL AIR QUALITY AND NATURAL LIGHT REQUIREMENTS.

SECTION 7, SUBSECTION 56

REQUIRING GOOD DESIGN -IN RESPONSE TO THE HAMBURG PLANNING DEPARTMENT, WHERE APPROPRIATE, OUR MASTERPLAN PROPOSES HIGH RISE BUILDINGS TO GENERATE A SUBSTANTIAL DEVELOPMENT WITH SIGNIFICANCE AND IDENTITY. -AT STREET LEVEL OUR PROPOSAL DESIGNATES LOW LEVEL UNITS, FOR RETAIL, FOOD AND DRINK ONLY, TO RETAIN A HIGH STREET SIGNIFICANCE. - ACCORDING TO THE LOCAL AUTHORITY’S STRATEGIES AND TARGETS OUR MASTERPLAN ESTABLISHES GREEN BELTS AND INTRODUCES FUNCTIONAL LAND USE TO ENCOURAGE HIGH QUALITY DESIGN IN THE AREA. - OUR PROPOSED LANDMARK BUILDING AT THE NORTHERN END OF THE SITE WILL DEFINED THE HEIGHT OF THE OVERALL DEVELOPMENT IN ORDER TO RETAIN A PRESENCE AND SIGNIFICANCE IN THE AREA. - THE MASSING OF BUILDINGS WILL RETAIN SIMILAR CHARACTERISTICS TO THE EXISTING FABRIC IN ORDER TO PROTECT THE HERITAGE OF THE EXISTING AREA. - HEIGHT RESTRICTIONS WILL BE IMPOSED ON CERTAIN DEVELOPMENTS TO MAINTAIN KEY VIEWS AND PREVENT UNNECESSARY OVERSHADOWING.

RESPONSE:

-PUBLIC SPACES WILL BE DESIGNED TO A HIGH STANDARD PROMOTING SUSTAINABLE TECHNOLOGIES WHERE APPROPRIATE. RESIDENTS AND VISITORS TO THE AREA WILL

HAVE ACCESS TO URBAN GREEN SPACES FOCUSED ON IMPROVING THE QUALITY OF LIFE. ECOLOGY AND BIODIVERSITY WILL BE WIDELY ENCOURAGED THROUGHOUT THE DEVELOPMENT.

The Free and Hanseatic City of Hamburg Ministry of Urban Development and the Environment (2014) Green, inclusive, growing city by the water. Perspectives on Urban development in Hamburg [Brochure] Hamburg: The Free and Hanseatic City of Hamburg Ministry of Urban Development and the Environment

4

Department for Communities and Local Government. (2012). Planning Practice Guidance. Available: http://planningguidance. communities.gov.uk/. Last accessed 13th Nov 2015.

5

39

PLANNING POLICY CONTD. SECTION 4, SUBSECTION 29

PROMOTING SUSTAINABLE TRANSPORT - TO IMPROVE THE PEDESTRIAN CIRCULATION THROUGHOUT THE SITE OUR PROPOSAL DOWNGRADES THE EXISTING FOUR LANE ROAD TO TWO LANES AND APPLIES A WEIGHT RESTRICTION. THIS REROUTES THE HEAVY INDUSTRIAL TRAFFIC AWAY FROM THE CENTRAL HUB WHILE STILL ALLOWING IT TO FUNCTION EFFECTIVELY. THIS CREATES MORE ENJOYABLE AND PEDESTRIAN/CYCLIST FRIENDLY ENVIRONMENT. - RESTRICTED PARKING WILL BE MADE AVAILABLE THROUGHOUT THE SITE, HOWEVER, A STRONG EMPHASIS WILL BE PLACED ON SUSTAINABLE MODES OF TRANSPORT AND PUBLIC TRANSPORT. - A SERIES OF PEDESTRIAN ROUTES WILL CREATE A PERMEABLE CONNECTION BETWEEN THE NEIGHBOURING RESIDENTIAL ZONES TO ENCOURAGE WALKING, CYCLING, ETC. - VEHICLE ACCESS FOR SERVICES TO THE RETAIL UNITS WILL BE RESTRICTED TO OFF-PEAK HOURS AND HAVE SPEED RESTRICTIONS IMPOSED. - OUR STRATEGY FOR VEHICLE AND PEDESTRIAN MOVEMENT WILL ALLOW FOR EFFECTIVE CIRCULATION AND SERVICING THROUGHOUT THE SITE WHILE MINIMISING THE EFFECT ON QUALITY OF LIFE. SECTION 12, SUBSECTION 126

CONSERVING AND ENHANCING THE HISTORIC ENVIRONMENT - OUR MASTERPLAN PROPOSES TO RETAIN THE EXISTING LISTED WATER TOWER AND DEVELOP A PUBLIC SQUARE AROUND IT. THIS WILL IDENTIFY ITS SIGNIFICANCE AND PROVIDE A PLEASANT SOCIAL SPACE ON THE WATERFRONT. - SIMILARLY THE EXISTING LISTED RESIDENTIAL UNITS ARE TO BE RETAINED. WHERE APPROPRIATE THE SURROUNDING INFRASTRUCTURE AND PUBLIC SPACES WILL BE UPGRADED TO A SUITABLE STANDARD WHILE BEING SYMPATHETIC TO THE HISTORICAL SIGNIFICANCE OF THE AREA. SECTION 1, SUBSECTION 18

BUILDING A STRONG, COMPETITIVE ECONOMY SECTION 2, SUBSECTION 23

ENSURING THE VITALITY OF TOWN CENTRES - OUR MASTERPLAN AIMS TO PROVIDE THE RELEVANT SOCIO-ECONOMIC INFRASTRUCTURE TO ENCOURAGE THE GROWTH OF ENTERPRISE AND BUSINESSES IN THE AREA. - MIXED-USE HIGH DENSITY COMMUNITIES WILL ENCOURAGE SOCIAL INTEGRATION AND COLLABORATION. - RESPONDING TO THE OLYMPIC VILLAGE, HAFENCITY AND THE IBA DEVELOPMENTS OUR PROPOSAL OCCUPIES CURRENT UNDERDEVELOPED BROWNFIELD AND DERELICT SITES. - CONSIDERING THE LARGE TOURISM INDUSTRY THE MASTERPLAN RESPONDS TO HAMBURG’S RICH CULTURAL LANDSCAPE AND HIGH QUALITY OF LIFE.

40

41

DOWNGRADING OF EXISTING ROAD NETWORKS AND IMPROVING PEDESTRIAN FLOW

DESIGN STRATEGY OVERVIEW A KEY PART TO OUR MASTER PLAN IS DEALING WITH THE PERMEABILITY OF THE SITE THROUGH THE EXISTING INFRASTRUCTURE NETWORKS WHICH CURRENTLY SEGREGATES OUR SITE FROM THE SURROUNDING AREAS.

BY ADDRESSING THESE PERMEABILITY ISSUES WE HOPE TO ESTABLISH A STRONG STRATEGY WHICH WILL ALLOW FUTURE DEVELOPMENTS IN THE AREA TO FLOURISH AND CREATE A NEW CENTRAL HUB LOCATED OUTSIDE OF

HAFENCITY OR HAMBURG’S CITY CENTRE. THESE NEW LINKS WILL ALLOW THE PEOPLE OF VEDDEL, THE OLYMPIC VILLAGE AND FURTHER AFIELD TO NOW ENTER THE SIDE BY FOOT PIERCING THE CURRENTLY RESTRICTIVE AXIS OF THE RAILWAY AND ROAD NETWORKS. IN ORDER TO COMBAT THE CURRENT ISSUES OF THE EXISTING INFRASTRUCTURE NETWORKS WITHIN THE SITE WE ARE PROPOSING TO BUILD TWO HIGH RISE DEVELOPMENTS, ONE EITHER SIDE OF THE

INFRASTRUCTURE NETWORK, WHICH WILL BE CONNECTED VIA AN ELEVATED WALKWAY. THIS WILL CREATE AN INTERESTING HIERARCHY OF CIRCULATION VIA A TWO TIERED PEDESTRIAN WALKWAY AND WILL SERVE AS A CATALYST FOR A FUTURE OVERHEAD NETWORK WHICH IS HOPED COULD CONNECT THE CITY OF HAMBURG IN THE FUTURE.

BRIDGE THE GAP BETWEEN THE SCHEME AND HAFENCITY, THESE LANDMARKS WILL CREATE A PRESENCE ON THE SITE AND STEP DOWN IN HEIGHT AS THEY MOVE INTO THE CENTRE OF THE SCHEME. THESE LANDMARKS AND BUILDINGS WILL NOT ONLY PROVIDE VIEWS FOR THE USERS OF THE SCHEME BUT ALSO BRING INTRIGUED VISITORS INTO

THE AREA AS THEY TRAVEL PAST ON THE EXISTING INFRASTRUCTURE NETWORKS.

THE CENTRE OF OUR SOCIAL HUB. LOCATED TO THE EAST OF OUR SOCIAL HUB WILL BE THE NEW HIGH STREET, WITH A MIXTURE OF RETAIL, COMMERCIAL AND RESIDENTIAL SPACES THAT WILL BE OVER LOOKED BY OUR LANDMARK BUILDINGS. BARS AND EATERIES WILL THEN OVERLOOK THE WATERSIDE AND WILL BE GREATLY ENHANCED BY FACING THE EVENING SUNSHINE. THESE FACILITIES WILL BECOME THE HEART OF

THE POPULATION’S DAILY LIVES THROUGH SUPPORTING LOCAL TRADE, CREATING JOBS FOR LOCAL PEOPLE AND WILL CONTRIBUTE SIGNIFICANTLY TO THE ECONOMY OF THE SCHEME.

EXERTING PRESENCE IN NATURE ACCORDING TO THE HAMBURG PLANNING POLICY THIS AREA OF THE CITY IS SUITABLE FOR HIGH RISE BUILDINGS DUE TO THEM HAVE LESS OF AN IMPACT ONTO HAMBURG’S IMPORTANT LANDMARKS. WITH THAT IN MIND WE ARE PROPOSING TO HAVE A SERIES OF HIGH RISE OFFICE BUILDINGS AND LANDMARKS TO

CURRENTLY DISSECTING OUR SITE IS A MAIN ROAD WHICH IS USED PRIMARILY BY HEAVY GOODS TRUCKS LOOKING TO GET ONTO THE AUTOBAHN TO TRANSPORT THEIR FREIGHT TO VARIOUS LOCATIONS. OUR PROPOSAL IS TO REDIRECT THE TRAFFIC ONTO THE HIGHWAY SOUTH OF THE SITE RATHER THAN TO THE NORTH AS THEY CURRENTLY DO, WE ARE THEN PROPOSING TO DOWNGRADE THE ROAD

FOR USE BY LOCAL TRAFFIC ONLY. THIS WILL ALLOW FOR A SAFER AND MORE PERMEABLE ENVIRONMENT FOR THE PUBLIC TO ENTER THE SITE.

PEDESTRIAN PERMEABILITY THROUGH INFRASTRUCTURE IT IS PLANNED IN THE PROPOSED SCHEME TO CREATE A SERIES OF NEW PEDESTRIAN LINKS INTO THE SITE BY GOING OVER AND UNDER THE EXISTING INFRASTRUCTURE NETWORKS WHICH CURRENTLY SEGREGATES THE SITE FROM ITS SURROUNDINGS. BY CREATING A SERIES OF STRONG AXES INTO THE SITE IT IS BELIEVED THAT IT WILL

DRAW PEOPLE INTO THE AREA, ENRICHING THE USER’S EXPERIENCE OF THE CENTRAL HUB AND SURROUNDING DEVELOPMENT. THROUGH CREATING THE NEW LINKS INTO THE SITE IN PARTICULAR VIA THE TWO TIERED WALKING PLATFORM IT WILL CREATE A SAFER AND QUIETER ROUTE FOR PEDESTRIANS WHICH CAN BE ACCESSED BY FOOT

FROM THE CITY CENTRE AND THE EXISTING VEDDEL TRAIN STATION.

ALONG THE EDGE OF THE RIVER ELBE, THE DOWNGRADING OF BUSY ROADS THROUGH THE SITE AND BY DIVERTING HEAVY GOODS TRAFFIC ONTO THE AUTOBAHN EARLIER THUS CREATING AN INFRASTRUCTURE AIMED TO IMPROVE PEDESTRIAN FLOW. PARTICULAR FOCUS WILL BE ON THE VARIOUS AREAS OF SOFT GREEN SPACES WHERE WE WILL

STRIVE TO ADD MEANINGFULNESS AND CREATE A USE FOR THE SITE. WE WILL ALSO CREATE A DESTINATION AT THE END OF THE OLYMPIC WATERFRONT PARK BY DEVELOPING A NEW PUBLIC PARK WHICH WILL ALSO SERVE AS THE BEGINNING TO OUR SCHEME, THE FOCUS OF THE NEW PARK WILL BE THE EXISTING DISUSED WATER TOWER.

PROPOSAL TO ENHANCE AND CONNECT EXISTING AND NEW PUBLIC SPACES A SUSTAINABLE PHILOSOPHY WILL BE IMPOSED ON TO THE SCHEME WHICH AIMS TO CREATE A NETWORK OF GREEN SPACES AND PEDESTRIAN ROUTES TO GREATLY IMPROVE THE QUALITY OF LIFE WITHIN THE AREA. THIS WILL BE ACHIEVED BY INTRODUCING A NEW URBAN LANDSCAPE INTO KEY AREAS OF THE MASTER PLAN PARTICULARLY

PROPOSAL TO PROVIDE A CENTRAL HUB CURRENTLY LOCATED ON THE SITE ARE A SERIES OF WAREHOUSES AND SINGLE BUILDINGS ALL OF WHICH ARE CURRENTLY FUNCTIONING IN ISOLATION, THROUGH SIMPLE RESTRUCTURING AND REVAMPING WE CAN BRING A RENEWED CLARITY TO THE REGION. THIS CAN BE ACHIEVED

BY MAKING USE OF THE LARGE ISOLATED DOCKS ON THE SITE WHICH WE CAN TAKE ADVANTAGE OF AND CAN BECOME

42

PROPOSAL TO EXPAND EXISTING EDUCATIONAL FACILITIES ACCORDING TO HAMBURG’S CENSUS STATISTICS (2012), VEDDEL HAS A MIGRANT POPULATION MADE UP OF UNEMPLOYED AND UNEDUCATED PEOPLE. IN ORDER TO TRY AND BRIDGE THE GAP BETWEEN HIGH SCHOOL AND UNIVERSITY AND THE EDUCATION GAP WITH THE REST OF HAMBURG WE ARE PROPOSING TO INTRODUCE A NEW TECHNICAL COLLEGE INTO THE AREA. THIS COLLEGE

WOULD AIM TO EDUCATE THE EXISTING POPULATION IN BASIC SKILLS TO GAIN EMPLOYMENT AND PROVIDE A NEW UNDERSTANDING FOR LOCAL PEOPLE WITHIN CERTAIN SUBJECT FIELDS.

43

COST ANALYSIS[6]

Value of Proposal Income

Retail Offices Food and Drink Residential Supermarket Leisure Hotels

Ancillary Costs

Infrastructure, Services etc

Total Area (m²)

22,564.30 660,344.80 6,134.05 29,550.00 4,033.32 12,364.84 58,019.07

Minus 10% (m²)

20,307.87 594,310.32 5,520.65 26595.00 3,629.98 11,128.36 52,217.16

£ £ £ £ £ £ £

Cost £/m²

150.00 200.00 100.00 130.00 156.00 75.00 20.00

£ £ £ £ £ £ £

Annual Income

20,457.87 118,862,064.00 552,065.00 3,457,350.00 566,276.88 834,627.00 1,044,343.20

£ £ £ £ £ £ £

Total Income (£) Yield @ 7%

Capital Value (£)

Construction Costs

6

44

20,457.87 118,882,521.87 119,434,586.87 122,891,936.87 123,458,213.75 124,292,840.75 125,337,183.95 125,337,183.95 14.2857

1,790,529,408.75

558,169,080.58 1,362,361,597.28

Running Total

£ £

170,295,199.66 1,532,656,796.94

Running Total

£ £

153,265,679.69 1,685,922,476.64

On total building costs, ancillaries, fees and contingencies for half the building period Running Total On total costs incurred on completion to full letting (letting delay of 6 months) Running Total

£ £ £ £

168,592,247.66 1,854,514,724.30 185,451,472.43 2,039,966,196.73

Letting Fees @ 15% of income Advertising and Marketing @ 2% of income Sale to Investor Fee @ 2% sale price

£ £ £

18,800,577.59 2,506,743.68 35,810,588.18

Total Development Costs £

2,097,084,106.18

15% of Capital Values

£

268,579,411.31

Total expected costs upon completion

£

2,365,663,517.49

(Approx area of site x Average £/m2)

Professional Fees

Architect, Quantity Surveyor, Engineer etc

Contingencies

10% of Total Costs

Short-Term Finance @ 10% p.a.

Letting and Sales Fees

Cost of Proposal Retail Offices Food and Drink Residential Supermarket Leisure Hotel Culture Education Civic Landscaping

£

Running Total

£ £

Gross Total Area (m²)

22,564.30 660,344.80 6,134.05 29,550 4,033.32 12,364.84 58,019.07 12,904.20 41,220.00 52,318.84 83,118.17

£ £ £ £ £ £ £ £ £ £ £

Cost £/m²

450.00 750.00 450.00 995.42 1,800.00 800.00 1,032.00 2,680.00 1,800.00 750.00 500.00

£ £ £ £ £ £ £ £ £ £ £ Construction Costs Total £

Davis Langdon (2014). Spon’s - Architects and Builders Price Book 2014. 139th ed. Oxfordshire: CRC Press. 65-154, 203

Total

10,153,935.00 495,258,600.00 2,760,322.50 29,414,661.00 7,259,976.00 9,891,872.00 59,875,679.21 34,583,256.00 74,196,000.00 39,239,130.00 41,559,085.00 804,192,516.71

Return for Risk and Profit

Running Total @ 12.5%

£

Site Value (in 2.5 years time)

-£

Less acquisition costs @ 2.5%

-£ -£

Present value of £1 in 2.5 years @ 10%

Site Value Today

-£

2,365,663,517.49 575,134,108.74 0.7888 453,665,784.97 11,341,644.62

442,324,140.35

45

COST ANALYSIS CONTD.

Contingencies

Value of Proposal - Phase 1 Income

Total Area (m²)

Retail Offices Food and Drink Residential Supermarket Leisure

9894.10 44444.4 4396.27 10611.8 4,033.32 12,364.84

Minus 10% (m²)

8904.69 39999.96 3956.643 9550.62 3,629.98 11,128.36

£ £ £ £ £ £

Cost £/m²

150.00 200.00 100.00 130.00 156.00 75.00

£ £ £ £ £ £

Annual Income

1,335,703.50 7,999,992.00 395,664.30 1,241,580.60 566,276.88 834,627.00

£ £ £ £ £ £

Total Income (£)

£

Capital Value (£)

£

Yield @ 7%

Cost of Proposal Construction Costs Retail Offices Food and Drink Residential Supermarket Leisure Landscaping

Gross Total Area (m²)

Ancillary Costs

Infrastructure, Services etc (Approx area of site x Average £/m2)

Professional Fees

Architect, Quantity Surveyor, Engineer etc

46

9894.10 44444.4 4396.27 10611.8 6,134.05 29,550.00 27315.94

£ £ £ £ £ £ £

Cost £/m²

450.00 750.00 450.00 995.42 1,800.00 800.00 500.00

£ £ £ £ £ £ £ Construction Costs Total £

Running Total @ 12.5%

Running Total

Running Total

1,335,703.50 9,335,695.50 9,731,359.80 10,972,940.40 11,539,217.28 12,373,844.28 12,373,844.28 14.2857

176,769,027.23

10% of Total Costs

Running Total

£ £

29,173,707.64 320,910,783.99

On total building costs, ancillaries, fees and contingencies for half the building period Running Total On total costs incurred on completion to full letting (letting delay of 6 months) Running Total

£ £ £ £

32,091,078.40 353,001,862.38 35,300,186.24 388,302,048.62

Letting Fees @ 15% of income Advertising and Marketing @ 2% of income Sale to Investor Fee @ 2% sale price

£ £ £

1,856,076.64 247,476.89 3,535,380.54

Total Development Costs £

393,940,982.70

15% of Capital Values

£

26,515,354.08

Total expected costs upon completion

£

420,456,336.78

Short-Term Finance @ 10% p.a.

Letting and Sales Fees

Total

4,452,345.00 33,333,300.00 1,978,321.50 10,563,197.96 11,041,290.00 23,640,000.00 13,657,970.00 98,666,424.46

£ £

161,813,108.00 260,479,532.46

£ £

31,257,543.89 291,737,076.35

Return for Risk and Profit

£

420,456,336.78

Site Value (in 2.5 years time)

-£

Less acquisition costs @ 2.5%

-£ -£

243,687,309.55 0.7888 192,220,549.77 4,805,513.74

Present value of £1 in 2.5 years @ 10%

Site Value Today

-£

187,415,036.03

47

COST ANALYSIS CONTD.

Letting and Sales Fees

Value of Proposal - Phase 2 Retail Office

Income

Total Area (m²)

13,270.20 547,260.40

Minus 10% (m²)

11,943.18 £ 492,534.36 £

Cost £/m²

150.00 £ 200.00 £

Construction Costs

Gross Total Area (m²)

13,270.20 547,260.40 52,318.84 50,115

Ancillary Costs

Infrastructure, Services etc

£ £ £ £

Cost £/m²

450.00 750.00 750.00 500.00

£ £ £ £ Construction Costs Total £

Total

5,971,590.00 410,445,300.00 39,239,130.00 25,057,440.00 480,713,460.00

£ £

212,961,116.00 693,674,576.00

Running Total

£ £

83,240,949.12 776,915,525.12

Running Total

£ £

77,691,552.51 854,607,077.63

On total building costs, ancillaries, fees and contingencies for half the building period Running Total On total costs incurred on completion to full letting (letting delay of 6 months) Running Total

£ £ £ £

85,460,707.76 940,067,785.40 94,006,778.54 1,034,074,563.93

(Approx area of site x Average £/m2)

Professional Fees

Architect, Quantity Surveyor, Engineer etc

Contingencies

10% of Total Costs

Short-Term Finance @ 10% p.a.

48

1,791,477.00 £ 98,506,872.00 £ Total Income (£) £ Yield @ 7%

Capital Value (£)

Cost of Proposal Retail Office Civic Landscape

Annual Income

Running Total @ 12.5%

£

Running Total

1,791,477.00 100,298,349.00 100,298,349.00 14.2857

1,432,832,124.31

Letting Fees @ 15% of income Advertising and Marketing @ 2% of income Sale to Investor Fee @ 2% sale price

£ £ £

15,044,752.35 2,005,966.98 28,656,642.49

Total Development Costs £

1,079,781,925.75

15% of Capital Values

£

214,924,818.65

Total expected costs upon completion

£

1,294,706,744.40

Return for Risk and Profit

£

Site Value (in 2.5 years time)

£

Less acquisition costs @ 2.5%

£ £

Present value of £1 in 2.5 years @ 10%

Site Value Today

£

1,294,706,744.40 138,125,379.91 0.7888 108,953,299.67 2,723,832.49

106,229,467.18

49

COST ANALYSIS CONTD.

Return for Risk and Profit

Value of Proposal - Phase 3 Hotels

Income

Total Area (m²)

58,019.07

Minus 10% (m²)

52,217.16 £

Cost £/m²

20.00 £

Hotels Landscaping `

Capital Value (£) Gross Total Area (m²)

58019.07 £ 5687.35 £

Ancillary Costs

Cost £/m²

1,032.00 £ 500.00 £ Construction Costs Total £

Total

59,875,680.24 2,843,675.00 62,719,355.24

£ £

183,394,856.58 246,114,211.82

Running Total

£ £

30,764,276.48 276,878,488.29

Running Total

£ £

27,687,848.83 304,566,337.12

On total building costs, ancillaries, fees and contingencies for half the building period Running Total On total costs incurred on completion to full letting (letting delay of 6 months) Running Total

£ £ £ £

30,456,633.71 335,022,970.83 33,502,297.08 368,525,267.92

Letting Fees @ 15% of income Advertising and Marketing @ 2% of income Sale to Investor Fee @ 2% sale price

£ £ £

156,651.48 20,886.86 298,383.47

(Approx area of site x Average £/m2)

Professional Fees

Architect, Quantity Surveyor, Engineer etc

Contingencies

10% of Total Costs

Short-Term Finance @ 10% p.a.

50

£

Running Total

1,044,343.20 1,044,343.20 14.2857

14,919,173.65

15% of Capital Values

£

2,237,876.05

Total expected costs upon completion

£

371,239,065.78

Site Value (in 2.5 years time)

Present value of £1 in 2.5 years @ 10%

Infrastructure, Services etc

Letting and Sales Fees

1,044,343.20 £ £ Yield @ 7%

Total Income (£)

Cost of Proposal Construction Costs

Annual Income

Running Total @ 12.5%

Total Development Costs £

Less acquisition costs @ 2.5%

Site Value Today

£

371,239,065.78

-£

356,319,892.13 0.7888 281,065,130.91 -7026628.273

-£

-£

288,091,759.18

369,001,189.73

51

SUSTAINABILITY STRATEGY

MATERIALS - OUR SCHEME WILL INCORPORATE SUSTAINABLE AND LOCALLY SOURCED MATERIALS CONTAINING LOW EMBODIED ENERGY. WHILE BEING SYMPATHETIC TO THE EXISTING MATERIALITY IN THE AREA AND IN HAMBURG OUR MASTERPLAN LOOKS AT INTUITIVE USE OF NEW AND EXISTING MATERIALS TO PROVIDE A LEADING URBAN INFRASTRUCTURE.

BUILDING DESIGN IMPROVING QUALITY AND LIFE AND VITALITY NATURAL LIGHT AND VENTILATION - AN IMPOSED MAXIMUM BUILDING DEPTH OF 15M WILL ALLOW SUFFICIENT LIGHTING AND VENTILATION. LARGE OFFICE SPACES ARE TO BE DESIGNED WITH CENTRAL GLASS ATRIUMS AND/OR CENTRAL COURTYARD TO ALLOW CROSS VENTILATION AND GIVE USER COMFORT. - BUILDINGS ARE ORIENTATED TO MAKE BEST USE OF THE NATURAL SUNLIGHT. CAFES AND RESTAURANTS ARE POSITIONED TO RECEIVE WEST EVENING SUNLIGHT. - WHERE APPLICABLE, NATURAL RESOURCES SUCH AS SOLAR, HYDRO AND GREYWATER WILL BE UTILISED.

- OUR PROPOSAL AIMS TO IMPROVE THE QUALITY OF LIFE FOR EXISTING AND NEW RESIDENTS OF HAMBURG BY PROVIDING THE RELEVANT INFRASTRUCTURE WHICH ALLOWS THEM TO THRIVE AND PROSPER. - IMPROVED HEALTH AND EDUCATIONAL SYSTEMS ARE PROPOSED TO SUSTAIN THE AREA THROUGHOUT FUTURE EXPANSION. - DEVELOPING THE ECONOMIC INFRASTRUCTURE WILL PROVIDE EMPLOYMENT OPPORTUNITIES FOR CURRENT UNEMPLOYED RESIDENTS OF VEDDEL. - AN IMPROVED URBAN LANDSCAPE WHICH ENCOURAGES SOCIAL ACTIVITY WILL REDUCE ANTISOCIAL BEHAVIOUR IN THE AREA.

- A HIGH STANDARD OF THERMAL PERFORMANCE WILL BE IMPOSED TO THE EFFECT OF LEADING INDUSTRY STANDARDS.

AIR QUALITY - OUR PROPOSAL IS TO REDUCING THE POLLUTION CAUSED BY VEHICLE EMISSIONS AND IMPROVING AIR QUALITY IN THE AREA. THIS WILL BE ACHIEVED BY DOWNGRADING BUSY ROAD AND RESTRICTING INDUSTRIAL VEHICLES WHERE POSSIBLE. TOGETHER WITH THIS, THE SITE IS WELL CONNECTED WITH VEDDEL TRAIN STATION, NUMEROUS BUS STOPS AND USER FRIENDLY FOR BOTH PEDESTRIANS AND CYCLISTS. THE SITE IS ALSO WALKING DISTANCE TO THE CITY CENTRE. - OUR SCHEME PROMOTES THE USE OF PUBLIC TRANSPORT AND BICYCLES THROUGH THE MANIPULATION OF THE EXISTING ROAD NETWORKS TO BE MORE PEDESTRIAN FRIENDLY. - OUR PROPOSAL AIMS TO REDUCE FOSSIL FUEL CONSUMPTION AND CARBON FOOTPRINT, THEREFORE IMPROVING HEALTH, WELL-BEING AND QUALITY OF LIFE. - A 10MIN WALKING DISTANCE ACROSS THE SITE INCLUDING TO THE NEAREST PUBLIC TRANSPORT LINK ENCOURAGES WALKING AND IS COMPLEMENTED BY A RAPID TRANSPORT SYSTEM.

GREEN SPACES AND LANDSCAPING - ACTING AND IMPROVING ON HAMBURG’S STATUS AS THE ‘GREEN CAPITAL’ OUR PROPOSAL WILL INCORPORATE A BROAD RANGE OF SOFT AND HARD LANDSCAPING TO GENERATE ATTRACTIVE LANDSCAPES AND PUBLIC SPACES. - OUR MASTERPLAN ENCOURAGES SUSTAINABLE DESIGN INCLUDING BIODIVERSITY AND ECOLOGY.

52

53