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Expansion of Veddel Carrie Cavanagh Christopher Shaw Michael Smith



Contents Gateway to the World Green Hamburg Looking to the Future Veddel Our Vision Parallel Site Analysis Master Plan Transport Hub Green Space Residential Quarter Knowledge Quarter Retail and Green Space Civic Circus Precedents Apendix

2 3 3 4 5 6 8 12 14 15 16 17 18 19 20 23


Gateway to the World Hamburg is Germany’s second-largest city and biggest port, located in the middle of a one-of-a-kind waterscape, despite it being 100km from the coast. It has engaged in business with the world ever since it joined the Hanseatic League in the middle ages. Its role as a centre of International trade in the late 19th and early 20th centuries brought it a great deal of wealth; a legacy that continues today as it is one of Germany’s wealthiest cities.

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Introduction


Green Hamburg

Looking to the Future

Hamburg is one of Europe’s greenest major cities. Despite the relatively small size of the federal state, Hamburg has the largest share of protected landscape in all of Germany. Almost a fifth of the state is covered with meadows, woods, parks or water and almost half of it is designated as a conservation area. The proximity to nature improves the quality of life greatly for the residents of Hamburg, pockets of green can be found all over the city, not to mention the tree lined streets in even the most urban quarters. Exploring Hamburg from the water provides a whole new perspective on this beautiful city. There is the imposing Elbe and the many canals and tributaries which branch out all over the city. The Alster is central to Hamburg’s self-image as well as constituting the literal geographical centre.

The city is an environmental pioneer in the mould of its regional neighbour Copenhagen. It is embarking on a plan to build a network around cycling and walking, linking car-free roads to parks and playgrounds, starting in the city centre out to the suburbs. Their aims go beyond the EU targets in terms of climate change, reducing C02 emissions by 40% by 2020 and by 80% by 2050. 25 million euros per year is provided in support of innovative ideas and projects.

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Veddel The Hamburg Veddel district has an area of 4.4 km² and is located in the South of Hamburg, on the banks of the Elbe. The current population is some 5,000 people from 35 countries; 22% of which are under 18 and 7.5% are over the age of 65. At the time of the last census the average household size was 2.25. Veddel itself is one of the most important residential districts: offering space to live and work for people of different cultures. Outside of the residential area; the rest of Veddel is largely industrial. In these areas there is a high density of buildings and structures but a much lower density of people and life.

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Our Vision Our master plan for Veddel seeks to include it in the grander scheme for Hamburg. There are plans to develop large swathes of the city. Some are already under way - HafenCity, and some are still being developed - the Olympic bid scheme. The expansion of Veddel is the next logical step, intensifying the city under its own plans. There is already an established community and we propose to grow that community by not only providing new homes but new schools, retail space, civic buildings and areas for recreation.

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Expansion of Veddel Veddel HafenCity Olympic Bid

Parallel Our scheme intergrates seamlessly into the other developments in the surrounding area. The image opposite is one of the Olympic bid which also shows the HafenCity scheme, our buildings blend in the background as if they are a continuation of both projects. The next logical step.

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Site Analysis

Industrial

Severed

Our target site is heavily industrial. The primary land-use is factories and buildings of a warehouse typology. There is a large amount of wasted space due to deroliction or space left for what appeared to be storage.

Veddel is seperested from the centre of Hamburg by the Elbe, something we cannot change. However, what we can aim to improve is the transport links to the city and minimising the impact the major road has. Currently a ten lane highway runs through the centre of Veddel, like a scare, cutting it into two halves. It is a landscape dictatored by infrastructure.


Lack of Amenities

Volume of Housing

Disconnected from the River

Although the exisitng residential community in Veddel is an established one, there was an apparent lack of amenities and ‘social infrastructure’. There is one school and one nursery in the 1920’s housing development as well as a church, there are also a handful of small shops and cafes. If we wish to expand this community then we must provide the facilities to cater for the increased numbers.

Walking around the part of Veddel that we wish to preserve and add to, the type of housing seems somewhat unvarying. This limits the type of people able to live in the area.

In the UK and indeed in other parts of the world, a body of water and the waters edge is a desirable place to be. In Hamburg, we found this not to be the case. Around the Alster lakes there is much life and enjoyment to be found but elsewhere in the city the inlets of water seem to be ignored. If you can gain access to the waters edge it is oftern a brutal termination of the land and in the Veddel area, rather unkempt. 9




Proposed Civic Area

Proposed Bridge

Hard Landscaping

Vehicle Routes

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Transport Quarter

Main Pedestrian Routes


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Master Plan 13


Transport Hub Situating the transport connections close to each other was paramount to making the scheme a success. For the area to thrive it must link with the centre of Hamburg. The posisiton of this hub not only serves our proposal but the existing Veddel and the Olympic village.

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Green Space The large park in the North of the site acts as a gateway to Hamburg that anyone passing through the area would see on their way to the city centre. It also acts as the face of Veddel and provides locals with a space to enjoy nature, something the existing residents of Hamburg highly value.

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Residential Quarter We initially aimed to increase the population of Veddel from some 5,000 people to 12,500. We also want to provide a range of different types of housing that will cater for the whole of the populace. Family units will occupy the ground and first floors so that families can have direct access to the courtyard garden space. Above, apartments will suit anyone from students to families with older children and penthouses will provide for higher income families and possibly retired people.

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Knowledge Quarter This area boasts new schools offering education from a nursery level right through to pre-university stage. This is supported by the expected increased populace, not only from our scheme but by the post-Olympics in-habitation of the Olympic park.

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Retail and Business The retail ‘vein’ runs from the transport platz directly through to the civic square. This was designed in the hope that it would draw people from the existing community and from the various trasnport connections into the new centre of Veddel. Accomdation will be made for all sizes and manors of shops. Space on the higher levels can be used as offices

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Civic Circus The community of Veddel is without a centre, there is little to speak of as a gravitational point, an area with any particular pull. Our master plan instates a civic hub, which is the point where all main routes either terminate or pass through. A large circular ‘square’ given form and structure by the buildings on its edge: a town hall, a library and a museum.

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Precendents

Education

Residential

At the heart of the large ongoing urban renovation of the area including the now well-known Ile Seguin, where Renault used to have their main factories, Chartier Dalix Architectes just won the competition for an innovative type of school. It will be mixed with a public gymnasium and both will be covered with a “living” shell, hosting a wide range of local fauna and flora, from bugs to owls through different species of trees and plants.

A joint project team of the municipal housing company SAGA GWG and the IBA Hamburg GmbH has opted for sensitive neighbourhood development in the southern Reihersteigviertel with the renovation of a typical workers’ housing settlement of the 1930’s, and has had intercultural dialogue among real-estate owners, users, building and landscape architects and urban planners precede the renovation itself. People from over 20 countries make their homes here, and will be able to continue to use this affordable residential space after the complete renovation of the foundations and features such as spacious loggias. This balancing-act between renovation and revitalisation with new dialogical approaches to planning defines the Hamburg IBA, which makes architectural and urban-planning qualities tangible for a multicultural and urban society.


Transport

Sheltered Market

Bridge

Ismailia train station architects concept design.

Where the existing main road crosses over the park, it is proposed that the undercroft will be excavated and the road will become a flyover. These areas could be used as a central market between the existing Veddel settlement and the proposed development. It will unite the two communities and make use of the area underneath the road.

Inspiring design for new bridge in London. This competition is calling for architects from across the globe to come forward with exceptional, inspiring designs for a new bridge at the centre of the world’s greatest city. The successful entry will have to win the hearts of Londoners who are tremendously proud of their river and its rich architectural heritage.

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Appendix 23


Design Stategy

The city of Hamburg is currently tackling problems on a local and a global scale. For example, the issue of climate change - the federal state is working at many levels to reduce its carbon footprint. Germany as a whole is suffering from a decrease in population, as a remedy to this they have agreed to welcome a large number of refugees and immigrants; this brings with it its own complications. The main concern of Hamburg itself is the expansion of the city, this metropolis is so popular that to cater to the ever increasing demand to live in the city it must grow. Much like the rural villages of England, children who are born in Hamburg and grow up in the city are then forced out due to a lack of housing available to them. Our proposal seeks to solve as many of these problems as possible in as many ways as possible. Our contextual response considers: proximity to the center, land potential, existing infrastructure, preserving communities and acting as a catalyst for activity between spaces. Our community response takes into account: the already established community, the need for more housing, the need for a range of housing, the lack of amenities and the lack of variation in the public realm. Our large scale response incorporates: linking districts, removing barriers to movement [i.e. the main road], adapting the infrastructure to better meet the new needs of the area and making the most of the geographical location on the Elbe. We tried to combine all of this in our urban design response to the expansion of Veddel. By moving the industry out of the area, further down river, space became available on the edge of the existing proposals to continue development. Our scheme seems to complete the picture of the future Hamburg. Decisions on where to place the main routes and node points were all informed by the existing environment and the proposals for the Olympic village. We thought it very important that our scheme should blend seamlessly into the city fabric. Hamburg’s ambition to be ‘car-free’ in the future meant that we placed more emphasis on the pedestrians experience than anything else. Roads for cars are kept to a minimum and are aimed more at access to the buildings, the main routes are modeled on boulevards such as those in Paris where there is ample room for cars but more room given to the public domain. There is a hierarchy to the public realm and green spaces. The example set by the Olympic scheme, a ribbon of green that clings to the waters edge is continued through our site and provides a promenade right around the periphery and views across the Elbe to central Hamburg. There is a ‘regional’ size park, the likes of

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which cannot be found elsewhere in Hamburg, and smaller pockets of greenery for recreation. We propose that the existing body of water in the middle of Veddel be opened up providing the residents and visitors the opportunity to engage with the water. The area between the edge of this and the road has the potential to house restaurants and other leisure facilities whilst at the same time providing a buffer to the road. The more private green spaces can be found in the inner courtyards of the residential blocks; this model is taken from the existing forms in Veddel, and indeed greater Hamburg. The residential accommodation aims to provide for all demographics of the population. A range of units seeks to cater for everybody’s needs; houses with direct access to gardens for families with children, the more common apartment arrangement in varying sizes to house anyone from students to professionals to families with older children. The more luxurious penthouses provide accommodation for people with higher income or the retired generation that need less room than when they were younger but live a comfortable life. The community of Veddel is without a centre, there is little to speak of as a gravitational point, an area with any particular pull. Our master plan instates a civic hub, which is the point where all main routes either terminate or pass through. A large circular ‘square’ given form and structure by the buildings on its edge: a town hall, a library and a museum. The ‘knowledge quarter’ boasts new schools offering education from a nursery level right through to pre-university stage. This is supported by the expected increased populace, not only from our scheme but by the post-Olympics in-habitation of the Olympic park. Transport links are to be improved by the introduction of water taxis to the city which would dock at Veddel on the edge of the park, as well as the new S-bahn stop proposed to serve Veddel and ‘Olympia’ during and after the Olympics. These two components teamed with the capability of a park and ride scheme would make Veddel a new transportation hub of comparable size to Landsbrucken on the other side of the river. The main advantage of this site is the possibility of an almost blank canvas once the industry has moved out. We truly believe that our plan for Veddel sits cordially within the prolific grain of the city.

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Policy Context

Looking into the 2012 Planning Policy Framework, there are a number of policies which we have been taken into account within our proposed development. Many of these policies have been followed, demonstrating a thoughtful approach to the quality of urban design. The following criteria from the 2012 UK Planning Policy Framework has been incorporated within our proposal: Building a strong, competitive local economy The project helps secure economic growth in the area in order to create jobs and prosperity, building on the country’s inherent strengths, and to meeting the twin challenges of global competition and of a low carbon future. (18) To help achieve economic growth, local planning authorities should plan proactively to meet the development needs of business and support an economy fit for the 21st century. (20) Promoting sustainable transport Local authorities should work with neighbouring authorities and transport providers to develop strategies for the provision of viable infrastructure necessary to support sustainable development, including large scale facilities such as rail freight interchanges, roadside facilities for motorists or transport investment necessary to support strategies for the growth of ports, airports or other major generators of travel demand in their areas. (31) Plans should protect and exploit opportunities for the use of sustainable transport modes for the movement of goods or people. Therefore, developments should be located and designed where practical to accommodate the efficient delivery of goods and supplies. (35) Delivering a wide choice of high quality homes We aim to deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities. (50) Providing homes based on relevant demographic information of the existing and project area. Use of evidence based to ensure that their Local Plan meets the full, objectively assessed needs for market and affordable housing.

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Affordable housing, illustrated the expected rate of housing delivery through a housing trajectory for the plan period and set out a housing implementation strategy for the full range of housing. Promoting healthy communities Our design policy can play an important role in facilitating social interaction and creating healthy, inclusive communities. Local planning authorities should create a shared vision with communities of the residential environment and facilities they wish to see. We have aimed to promote opportunities for meetings between members of the community who might not otherwise come into contact with each other, including through mixed-use developments, strong neighbourhood centres and active street frontages which bring together those who work, live and play in the vicinity. Safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and safe and accessible developments, containing clear and legible pedestrian routes, and high quality public space, which encourage the active and continual use of public areas. Meeting the challenge of climate change, flooding and coastal change Inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at highest risk, but where development is necessary, making it safe without increasing flood risk elsewhere. We have achieved this with the dyke designed around the entire site which will not cause a flood risk to neighbouring areas. Conserving and enhancing the natural environment In preparing plans to meet development needs, our aim was to minimise pollution and other adverse effects on the local and natural environment. Plans allocated land with the least environmental or amenity value, where consistent with other policies in this Framework. By relocating the heavy industry on the existing site we are taking a large stride to reducing pollution from factories and HGV transport.

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Sustainability Flood Defences

The current Veddel site has a flood defence system, which is made up of a large mound of earth underneath the railway and major road into Hamburg. There is routes that go underneath this however in the case of a flood there are gate systems which can be pulled across to completely seal the residential area from the rising water levels around it. The industrial site, for which the proposal is to sit on, is simply left to flood in these situations. The proposal is to excavate this earth mound currently under the highway and link the two sites. However doing this it would then expose the area to flooding, therefore to combat this it is proposed that around the perimeter of the area to be a new dyke, that protects all of the residents and buildings inside. The new dyke is to be built into some of the proposed buildings and even house some of the parking in the transport area of the site. By introducing this new flood defence system it should give further security to the areas and gives a sustainable solution to flood prevention in Veddel which should serve both the existing community and future community for years to come. Green Space The current Veddel site is very urban and surrounded by industrial estates. In the proposal it aims to bring new parks and landscaping into the area, lining the streets with greenery and even using trees to border the highway through the site, acting as a sound barrier. This introduction of vegetation and green space should help reduce CO2 emissions, and with one of the major roads into Hamburg running through the site, be an ideal location. Transport There is currently the A255 which runs through the site and is very busy being a major route into Hamburg, consisting of four lanes of traffic and a bus lane each side. Veddel also has a major junction to where much of the industrial Lorries and Trucks exit to service the industrial areas surrounding. There is a bus service on this route and there is also a train service which runs through the site down to the South of Veddel to Veddel station. There isn’t a great emphasis on pedestrian routes

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or cycle paths. The proposal is to introduce a new train station to serve the existing area but also the olympic village and new proposed site. The busy flyover is to be reduced down to two lanes and access to the industrial sites surrounding reduced. This should encourage less motor vehicles and Industrial Vehicles to use the previous junction to reach their destinations. The infrastructure being introduced is to only allow vehicle access where necessary and strongly encourage pedestrian and cycle routes, having cycle stations scattered around the site. Where the new train station is to be introduced will be an area of transport options. A new water taxi station is to introduced and between this, the train station and existing bus stop circulation will be made easy having clear routes between the three. Built into the dyke in this zone, will be a large underground multi storey car park. This is to act as a park and ride zone, in an attempt to reduce traffic into the city, as to the cities green plan, this should encourage public transport. This emphasis on public transport and pedestrianised zones should reduce the amount of Motor Vehicles, not only in Veddel, but into Hamburg in general. CO2 emissions should therefore be reduced and the area will be much more sustainable for the future having less dependancy on cars and personal motor transport. As well as this, the area, which is currently deemed unsuitable for development due to the noise pollution from the highway, will be much quieter as the industrial traffic will be minimised and car traffic now just two lanes instead of four. Industrial Relocation The proposed site is currently majority Industrial units and factories, which are noisy and not very environmentally friendly or sustainable. Hamburg in the past was recognised as very pour for Industrial Pollution, and although in recent times much improved, this particular site has had recent controversy through the pollution and smell the Chocolate Factory is causing. Hamburgs success in reducing this industrial pollution has been through mainly relocating and redeveloping its areas. As this is in the rare position of a growing city with demand for further housing, its seems a logical solution to relocate this industry and creating a new family zone, helping this healthy growth in Hamburg. This relocation will then reduce the Air pollution coming from this site and be replaced by a new thriving community.

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Cost Plan

COST PLAN

VALUE OF PROPOSAL

Income

Residential

411,981 m2 less 10% = 370,783 m2 @ £250/m2

£92,695,750

Retail / Commercial (Excludes fit-out)

55,462 m2 less 10% = 49,916 m2 @ £1500/m2

£74,874,000

Offices

81,484 m2 less 10% = 73,336 m2 @ £250/m2

£18,334,000

Education

50,304 m2 less 10% = 45,274 m2 @ £400/m2

£18,109,600

Civic (Museum, Town Hall, Library)

91,614 m2 less 10% = 82453 m2 @ £1000/m2

£82,453,000

Transport Station

4,435 m2 less 10% = 3,992 m2 @ £2000/m2

Multi-storey Car Park

55,068 m2 less 10% = 49,562 m2 @ £500/m2

Leisure / Sports Facility

8,000 m2 less 10% = 7,200 m2 @ £1000/m2

Total Income

£7,984,000 £24,781,000 £7,200,000 £326,431,350

Yield @ say 7%

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Capital Value

£4,663,305,000

COST OF THE PROPOSAL Construction Costs

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Costs

Residential

411981 m2 gross @ £1000/m2

Retail / Commercial (Excludes fit-out)

55462 m2 gross @ £500/m2

£411,981,000

Offices

81484 m2 gross @ £1450/m2

Education

50304 m2 gross @ £1275/m2

£64,137,600

Civic (Museum, Town Hall, Library)

91614 m2 gross @ £1625/m2

£148,872,750

Transport Station

4435 m2 gross @ £1925/m2

£27,731,000 £118,151,800

£8,537,375


COST OF THE PROPOSAL Construction Costs

Costs

Residential

411981 m2 gross @ £1000/m2

Retail / Commercial (Excludes fit-out)

55462 m2 gross @ £500/m2

£411,981,000

Offices

81484 m2 gross @ £1450/m2

Education

50304 m2 gross @ £1275/m2

£64,137,600

Civic (Museum, Town Hall, Library)

91614 m2 gross @ £1625/m2

£148,872,750

Transport Station

4435 m2 gross @ £1925/m2

£8,537,375

Multi-storey Car Park

55068 m2 gross @ £760/m2

£41,851,680

Leisure/ Sports Facility

8000 m2 gross @ £1775/m2

£27,731,000 £118,151,800

£14,200,000 £835,463,205

Ancillary Costs Infrastructure etc

£500,000,000 £1,335,463,205

Professional Fees Architect, quantity surveyor etc @ 12.5%

£166,932,900 £1,502,396,105

Contingencies at 3% of total costs

£45,071,883 £1,547,467,988

Short-term finance @ 10% per annum On total building costs, ancillaries, fees and contingencies for half the building period

£77,373,399 £1,624,841,387

Letting and sales fees Letting fees @ 15% of income Advertising and marketing, say sale to investor fee @ say 2% of sale price Total development cost

£15,856,701 £30,203,240 £1,670,901,328

Return for risk and profit at say 15% of capital value Total expected costs on completion Site Value Today

£226,524,300 £1,897,425,628 £2,765,879,372.00

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Bibliography Documents Essentials Quarters Project, HafenCity Hamburg, 24 October 2015 The Olympic and Paralympic Games in 2024 in Hamburg Brochure, Hamburg City National Planning Policy Framework, Department for Communities and Local Government, March 2012 Websites 1. http://www.iba-hamburg.de/en/experience/experience/touren/auf-eigene-faust/veddel-and-spreehafen.html 2. http://www.hamburg.de/veddel/ 3. http://www.archdaily.com/141503/primary-school-sport-hall-chartier-dalix-architects 4.http://www.goethe.de/ins/al/tir/kuenste/architektur/stadt/en11766254.htm 5. http://www.nepbridgecompetition.co.uk/