Das Packhaus / Stadt-up a handbook for temporary use of a vacant urban resource
(in aplhabetical order) Dominika Belanská, Alexander van der Bellen, Eliza Chojnacka, Diana Contiu, Barbara Daxböck, Steven Engelsman, Elisabeth Noever-Ginthör, Joshua Grigsby, Eric Haas, Adrian Vickery Hill, Marija Jociuté, Jutta Kleedorfer, Deana Kolencikova, Hana Križanová, Angela Lau, Rudolph Leeb, Ramon Maronier, Gudrun Müller, Klaus Overmeyer, Stephanie Touveneau Petersen, Levente Polyák, Henri Schoetter, Michael Obrist, Matthew Passwome, Elke Rauth, Nora Amélie Sahr, Ulla Schneider, Gabriele Schrack, Christina Schraml, Gabriela Szalanska, Max Valenta, Anne-Sofie Verheyen, Hilde van Wijk, Christopher Wurmdobler, Lukas Zeilbauer and all the users of Das Packhaus
Copyright ÂŠ 2016 by Paradocks All rights reserved. No part of this publication may be reproduced, distributed, or transmitted in any form or by any means, including photocopying, recording, or other electronic or mechanical methods, without the prior written permission of the publisher and author, except in the case of brief quotations embodied in critical reviews and certain other noncommercial uses permitted by copyright law.
This publication is created by Paradocks | bridging potential and funded by the MA7, the Culture Department of the City of Vienna.
Images in this publication: if otherwise not stated, all images are made by Paradocks. Published in Vienna, 2016.
table of contentS
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intRoDUction BACKGROUND eStabliShing tempoRaRy USe WHy THiS HANDBOOK? the bUilDing iMPACT whatâ€™S the valUe? PHySiCAL BARRiERS, BOARDERS AND BOUNDARiES evalUation iNCENTiVES coopeRationS USE Of AND CONTRiBUTiON TO THE COMMON SPACES peRceptionS of tempoRaRy USe CONCLUSiON AND RECOMMENDATiONS StaDt-Up inteRviewS THE HANDBOOK eventS USERS Of DAS PACKHAUS | 2014-2015 aboUt paRaDockS COOPERATiONS RefeRenceS
Vacant real estate are for a various reasons not used and are a growing problem in urban and rural areas. Redundant for their actual or original function, these places do still have a high potential for short-term, flexible and adjusted usage and revitalisation. A t the same time, a clear trend of a growing mass of start-ups and innovative, creative organisations searching for affordable work-spaces and independence, is visible. Between the available and
needed space there is however a clear discrepancy. Despite the growing vacancy, there is a shortage of access in this sphere. Based on the project Das Packhaus (Marxergasse 24/2, 1030 Wien), temporary use was not only experimented with, but also its potentials and possibilities were researched and documented.
Vacant real estate and left over spaces are unused for various reasons and become more evident in times of economic crisis. They are a rising problem for urban and rural atmosphere, however often unnoticed and ignored. in Vienna, the percentage of vacancy is estimated above European average. An exact amount is unknown, as there is no obligation to report a vacant property or plot and regulations are lacking, unlike in some other European cities. The city, inclined to traditional values, is in need of spaces where innovative ideas can be generated and talent can ex-
pand and attracted, not in the last place to outbalance its somehow conservative image that is clearly mirrored in the public space. Management of vacant properties is hard for real estate companies, since it isnâ€™t economically feasible, and they arenâ€™t used to very rapid procedures, as properties might need to be split up, which cost to much administrational work, but also because they are often not in touch with the right target groups who have demands and needs that are unfamiliar to most real estate and private owners.
in recent years, the concept of temporary use has spread in major cities: real estate owners offer buildings or space within buildings for temporary use by community projects. â€œTemporaryâ€? typically means a span of less than two years. This relatively short span of time puts high pressure on the organizers of the temporary use. As it is a relatively new concept, there are no well-established best practices on how to set up and execute such a project. if a set of patterns were available for contracts, operation and coordination, web presence, call for participation and the like, the time such an object can actually be used could be raised dramatically compared with the current state while cutting down on costs. Participants in spaces for temporary use are often recruited
eStabliShing tempoRaRy USe
among young artists, artisans, technologists on the verge of entering the creative industries. With limited budget but much time and energy, such a space can spark all sorts of unexpected collaboration, and creates an atmosphere where helping each other out with everyday problems is the norm rather than the exception. Across Europe, developers and entrepreneurial citizens adopt a comprehensive, holistic approach to development, which yields results for different stakeholders that cannot be expressed in terms of money alone. This approach to development views value creation not just in terms of proceeds or returns, but also in terms of health, safety, comfort, liveability, or even happiness.
Owners of vacant spaces often do not have the time, motivation or are not responsible to use their properties in an efficient way. On the other side, potential users of such spaces often do not have an access to the available / unused spaces to use for their activities. Temporary use stands high on the political agenda. Vacancy as a harmful consequence of the economy and of the urban image and temporary use as a breeding place for social developments should enrich each other. The momentum is here. Where in a crisis human talents and physical spaces are not used, temporary use can transform these two losses into capitals: cultural, social, spatial and economical. However, the reality shows us something different: vacancy and its needed temporary use
is not yet an established reality. We experience a growing need for new ways of working and working spaces with a collaborative aspect. The temporary feature adds an attractive, lively â€˜cool factorâ€™ to the new, transformed use of a property. Projects offer a collective benefit with a social impact, improve the neighbourhood, offering space for social activities or local entrepreneurs.
3 PROBLEMS 3 aimS
vacancy as an unused resource
reasonable reutilisation and affordable workspace for creative companies unattractive neighbourhood
improvement and reactivation
poor financial and organisational conditions for young entrepreneurs entrepreneurs should become sustainable and successful on a long-term
This handbook is an outcome of the first two years of Paradock’s project Das Packhaus. At the same time, the aim is also to investigate the value being created and accumulated within the transformed and temporarily used building. “Though co-production and coinvesting, new values and possibilities for participation are created, leading to a sustainable city. “ Buttenberg, Overmeyer, Spars (2014, p. 5) We argue that when programmed well, vacant spaces generate accumulated values (both economic, professional and social) and act as incubators of social action; community builders, strengthening the social ties between its users. The aim of this research is
why thiS hanDbook?
to contribute with the gained know-how on urban vacancy and its management to the local municipality, real estate owners and the topic-interested general public. At the same time it provide advice and tips for the local government, real estate owners and potential ‘Zwischennutzer’ (temporary user) on developing temporary use strategies for the unused urban resources.
in „Das Packhaus / Stadt-up“ Paradocks is researching the potential of unused properties and how the experience and know-how of a temporary use project can create a new basis for awareness. Vienna’s largest temporary use building “Das Packhaus” has been open since April 2014. After 8 years of standing empty and unused, the former federal Computing Centre (Bundesrechnungszentrum) in the 3rd district of Vienna, defines with its individual working
spaces a new place for freelancers and creative enterprises. The 8-floor building from the 1970s has been revitalised and offers spaces for ideas, inspiration and networking. it’s a space for encounter and exchange, a place for creative work and production, where micro-economies are initiated and cooperations stimulated. Over 250 individuals / 78 enterprises in various branches co-create Das Packhaus thorough the new use of the lost spatial potential.
We strive for a more open city, where citizens are given the platform not only to build and co-create the existing urban structure of their city, but also to develop and apply their talents. An open city equates an open system where new cooperations emerge (for instance municipality and citizen), where citizens are included and empowered to build their city, where the meaning of ownership shifts from having to using. Reuse of formerly vacant buildings with a new function and programming are economically and socially sustainable. firstly, built urban resources are efficiently used, forming a breeding space for start-ups and local entrepre-
neurs, secondly a collective social benefit, improving the neighbourhood, creating spaces for social activities. The project offers a collective benefit with a social impact, improve the neighbourhood, offering space for social activities or local entrepreneurs. The effect is a win-win-win situation for the owner: building is not losing its value (operational costs are covered) is maintained and controlled; for the city: co-creating and empowering its economic, social and cultural capital, leading to an innovative, attractive and cooperative city; and for the â€˜userâ€™ - offering platform that enables and stimulates economic growth and development of social and professional networks.
The question which we are asking ourselves is: â€œWhat kind of values have been produced within Das Packhaus?â€? Value should here be understood in a broad sense, e.g. materials, economical surplus, knowledge, goods, network, innovations etc. We are not interested in listing the profits as such, but to question the accumulated values (both economic, professional and social) that is being produced within the building. Many of the users are start-ups, artists, scientists or work in the creative industries, and therefore do not have monetary surplus or profit as their main goal.
whatâ€™S the valUe?
Paradocks has developed a flexible and multi-functional usage of the building where various range of programming where creatives from similar fields are encouraged to network or ignite collaborations. A formation of microclusters of knowledge- and skill transfers is encouraged. in the ground floor of Das Packhaus, additional common and shared spaces are offered, which offer a possibility for discussion, networking, cooperations and presenting. Workshops, meeting- and presentation spaces function for the house, but also provide a contact point to the outside. As a bonus, a diverse exchange between users, the local surroundings and the municipality has been initiated, including offering a cultural programme for the city.
18 how much anD Profit iS in Profit(s)
“a product of investment (e.g. or space)“ + cultural capital Potential
actual Professional and focused workspace (for self-employed) increase productivity and thus turnover Some of the companies would not exist if it wasn’t for Das Packhaus
By using empty space in urban environment Packhaus create social life, that was dead before
a sense of community
Securing basic costs for the real estate agent who owns the building (conwert)
Several employees and part-time occupations = tax and production knowledge technology
economic profit and turnover is generated in the companies
Benefits for cultural life in the city
ideas Performances around the city organized/planned/ made/etc. in Das Packhaus
infrastructure know-how “enables experiences.”
Visualisation / Mind-map of (profit generated in) Das Packhaus Stephanie Touveneau Petersen, 2015
By writing or in form of interviews - participating in media and press
Push public discourse and discussions
19 what kinD of generateD DaS PackhauS? “capital is accumulated labour“
what do we mean with profit?
Bourdieu works with different typs of capital, namely Social, cultural and economic when this understanding of capital and profit is applied to fit Das Packhaus (sometimes) immaterial
Social economy Social impact online platforms
empower people to to share and exchange knowledge, materials, resources, skills
4 types of innovation (oecD): communication, organisation, process, product/service accomodate a school and learning institutions (montessori, archclub, etc).
= Social and cultural capital = Social and cultural Saving culture
By preserving knowledge and / knowledge about old craftmanship and techniques
Performances in the groundfloor
knowledge is produced numerous students use Das Packhaus
immaterial capital immaterial profit
Several independent researchers use anD/or study Das Packhaus
r&D by Paradocks create, research and question temporary use
cultural artefacts and projects produced b the users in their space markets in the common space on the groundfloor online platform “enables experiences”. exchange knowhow internationally
the added-value in the logic thought/ creative solutions/innovations/ideas
in collaboration with Stephanie Touveneau Petersen, part of this project has been to research Das Packhaus users in order to improve the project, ‘step-back’ and reflect on the actual use of the spaces in the building, to collect experiences and insights about the use and the users. The scientific research has been done by collecting data, gathering information, interviewing, analysing and thus creating insights regarding the use and users of the project. The research questions were twofold. firstly investigating the use of spaces (office and common spaces) and exploring the value that has been created. With relation to the use of the building, Petersen looked into the physical barriers, borders and boundaries. “... the high-rise structure of the building set certain limitations in the overall sensation and immediate impression of not only the whole project (scale and impact) but also the individual parts (use, users and atmosphere). The
phySical baRRieRS, boaRDeRS anD boUnDaRieS
20 main staircase raises above 6 stories and here does the second physical border become clear.” “... there are only 2-3 (identical, anonymous and un-charming) doors on each floor. you therefore have to cross this threshold – in more than one sense - before you can see and enter the myriads of life behind the barriers. it is of cause very important to differ between the impression of ‘the visitor’ and ‘the user’.“ She continues: “The users of one floor seldom have a reason to cross the thresholds and borders of the other’s offices. This somehow creates borders that are not only physical, but also limits the social interactions, connections and informal meetings. The main staircase is controlled by the property management company and it is therefore (more or less) of limit for (creative) expression for Paradocks as well as the users.” (p.9, Petersen, 2015) Petersen used both qualitative and quantitative data in forms of 32 anonymous questionnaires and 7 in-depth interviews with the users of Das
The research gathered a number of (subjective and personal) statements from the users, crucial for further development:
“Many personal contacts (not necessarily networking) but a ‘getting out of the solitude of self-employment’”, “general sense of community”, “Amalgamation of people working in creative and/or
Packhaus in October 2015. Examples of questions from the questionnaire are: “What does Das Packhaus provide that you would not find in a space run under normal market conditions?” or “How do you contribute to the groundfloor?”
social field”, “yes, the atmosphere is different here. i like to see people working on their project – it motivates me”, “Temporary factor is a benefit! Changing is for me positive”., “all positive! we can grow and that is the biggest thing”, “I enjoy social projects as neighbours”. “We understand ourselves as social e co n o my ” ,“ we do not have innovative prod-
uct - but an innovative way of defining it”, “It is a good way to end my education and build up a business at the same time” futher, the study includes raw data, such as satisfaction of the users or the reasons for choosing to work in Das Packhaus. 36,6% (11 persons) of the 31 anonymous respondents are very satufied with the building and the project, 50% satisfied (15 persons), 10% (3 persons) neither/nor, 3,4% (1 person) unsatisfied and noone wa very unsatisfied. A number of quotes to describe the opinions:
“Satisfied - i like the people very much”, “Satisfied - For a longer pe-
22 riod, I need to have no time limit for my room”, “Very satisfied - huge value for low price”, “very satisfied - everything is quite fine. we like the people, the place and the location”, “Satisfied - it meets the expectations that I had, all other issues are “luxury problems”, “Very satisfied - except for the internet connection it always falls down many times a day”
“Satisfied - affordable rent, close to Wien Mitte public transport hub, 15 by bike from home”, “Satisfied - good studio space, close to our home & affordable, with friendly faces”, “Very satisfied - i have a great office and the staff”, “Satisfied - it is a good way to end my education and build up a business at the same time”, “Unsatisfied - this is a kind of rent-
23 office with subconditions”, “Satisfied - nice, helpful people, good location”, “Satisfied - good organising, good neighbours, quiet area for working”, “Satisfied - I can definitely focus on my work better than at home or in a café / flexible desk coworking space”, “Very satisfied - seldom any issues and when there is - it is resolved quickly. Great work space. No complaints.”
24 Kreative in DAS PACKHAUS DAS PACKHAUS kreiert ein hybrides Arbeitsumfeld für unterschiedliche Konzepte und Kreativbereiche. Die individuellen Nutzungs- und Gestaltungsmöglichkeiten lassen dir freie Hand dein Unternehmen/ deine Idee nach deinen Bedürfnissen umzusetzen. Wir unterstützen dich dabei und schaffen räumliche Kontaktpunkte durch die Vernetzung von Interessenketten. Bisherige Unternehmen kommen aus den Bereichen: Forschung, Technologie, Fotografie, Crafts, Design und Fashion, Kunst, Medien, Universitäten und Bildungseinrichtungen,…
03:02:02 baningo Maximilian Nedjelik Co-Founder/Executive baningo.com baningo wurde Ende Juni 2015 gegründet und ist ein junges Wiener FinTech-startup. Es bietet Kunden erstmals die Möglichkeit, sich Bankberater renommierter Instutute selber auszusuchen.
DAS PACKHAUS bildet einen idealen Rahmen um ein Projekt wie die Harvest MAP aufzubauen. Es gibt Usern die Möglichkeit, sich branchenübergreifend zu vernetzen und ist durch seine Gemeinschaftsidee, Lage, Initiativen und Medienpräsenz ein gutes Sprungbrett und Generator.
01:05:02 Record Bird Andreas Mahringer Team aus 5 Leuten recordbird.com Record Bird wurde im April 2014 von Andreas Mahringer, Thomas Patterer, Alexander Baumann, Arnold Graf und Christoph Kregl in Wien gegründet. Unter dem Claim „Never Miss a Beat“ informiert der Online-Service Musikfans über die neuesten Releases – Alben, EPs, Singles – von mehr als 4 Millionen Künstlern weltweit. Musikbegeisterte verpassen infolge keinen Release ihrer Lieblingskünstler, während für die Musikbranche ein effizienter Promotionskanal zum Zielpublikum entsteht.
Für uns ist Paradocks eine wichtige Ausgangsbasis. Ein Büroraum, der uns dabei hilft als Team zusammenzukommen und zusammenzuarbeiten, gleichzeitig aber auch für das Budget eines Start-ups tauglich ist. Wichtig ist uns, dass wir uns um nichts kümmern müssen und uns auf unser Start-up konzentrieren können – das noch dazu in einem angenehmen Ambiente unter vielen Gleichgesinnten.
02:04:06 Harvest MAP Anne Krämer Andrea Kessler Carola Stabauer 6–7 Teammitglieder harvestmap.isebuki.com Die Harvest MAP ist ein Projekt des Vereins ISEBUKI. Die Austauschplattform für Wien und in Folge für Österreich erweitert den Kreislauf von wieder verwendbarem Baumaterial. Suchende und Gebende treten über dieses Netzwerk möglichst lokal und zeitlich optimal miteinander in Verbindung: das Abfallprodukt des Einen wird Ausgangsmaterial des Anderen.
DAS PACKHAUS hat uns ermöglicht, einen einzigartigen, erschwinglichen Office Space in toller Lage für unser wachsendes Team zu schaffen! Darüber hinaus, ist das Engagement des Paradocks Teams unübertroffen. Wir hoffen sehr, dass das Projekt noch eine lange Zukunft vor sich hat.
25 02:02:02 FragNebenan Stefan Theißbacher Gründer und Geschäftsführer Team aus 5 Leuten fragnebenan.com FragNebenan ist ein Nachbarschaftsnetzwerk aus Wien, über das man seine Nachbarn kennenlernen und sich mit ihnen austauschen kann. Es geht darum, Nachbarschaftshilfe und Nachbarschaftstreffen zu organisieren und sich Tipps fürs Grätzl zu holen oder sich einen guten Arzt oder Handwerker zu empfehlen. Paradocks ist zu unserem Zuhause geworden, als wir den Sprung vom Projekt zum Unternehmen gemacht haben. Uns gefällt das Konzept „Zwischennutzung“ – also vorhandene Ressourcen sinnvoll zu nutzen. Leben in ein leerstehendes Gebäude zu bringen. Und seit neuestem nutzen wir die Küche, um gemeinsam zu kochen. Wenn was übrig bleibt, freuen sich die Leute aus den anderen Büros.
02:04:02 Nativy Translations Josef Brunner Gründer und Geschäftsführer Team aus 3 Leuten nativy.com Wir sind ein modernes Übersetzungsbüro. Kunden können auf unserer Webseite direkt 2.800 professionelle Übersetzer beauftragen. Inhaltliche Fragen können Kunde und Übersetzer direkt auf unsere Webseite im Chat besprechen. Wir erledigen die komplette Abrechnung und übersetzen für Siemens, Pewag, Wiberg, die Stadt Wien und weitere Kunden aus Europa und den USA. Wirtschaftswachstum braucht leistbaren Büroraum. Das Team von Paradocks hat in einem 4 Jahre leer stehenden Bürogebäude 200 neue Arbeitsplätze in Wien geschaffen.
Es gibt Tage, da arbeite ich in zwei unterschiedlichen Teams, mittags kochen wir frisch und am Abend gebe ich im Bewegungsraum eine Yogastunde – und alles im selben Haus! Wo gibt es das sonst? Angela Lau Texterin und Konzepterin bei FragNebenan, Paradocks & Yogalehrerin
01:04:01 Cin Cin Jasmin Roth Stephan Göschl Gründer und Geschäftsführer Design, Publishing and Events cincin.at Cin Cin – Design, Publishing and Events berät Menschen und Unternehmen, das richtige Konzept und Outfit für ihre Ideen zu finden, und setzt diese professionell um. Neben Arbeiten für Kunden werden auch selbst initiierte Projekte realisiert. Das breite Arbeitsspektrum reicht von grafisch hochwertigen Druckmedien, individuellen Videoreportagen bis hin zu charmanten Events. Als junges Unternehmen schätzen wir das preiswerte Gesamtpaket, das in DAS PACKHAUS ohne aufwendige Bürokratie angeboten wird. Die Räumlichkeiten sind in einem hervorragenden Zustand und begünstigen einen informellen Austausch mit anderen MieterInnen – in unserem Fall durch die Gemeinschaftsküche. Darüber hinaus hat sich die zentrale und verkehrsgünstige Lage des Büro schon sehr oft bewährt.
Es ist spannend, wie der gedankliche Austausch zwischen Menschen aus komplett unterschiedlichen Sparten funktioniert. Mateusz Gorecki Rarebyte (Spieleentwicklung) rarebyte.com
“Satisfied - it’s cheap and a direct communication with the Packhaus team is possible!” The most common incentive or reason to choose Das Packhaus as a working place is the rental price (17 respondents), its location (10 respondents), other people / networking/ community (9 respondents) nice office and freedom within it (8 respondents), barrierfree and easy-to-use spaces, separated office and shared space (6 respondents), good infrastructure/all-inclusive service included in rent (5 respondents), good service by the Paradocks team 4 and 3 respondents chose their office in Das Packhaus because they liked the idea and the project. Some quotes to the incentives of Das Packhaus:
“accessibilit y, synergy, visabil-
USe of anD contRibUtion to the common SpaceS
26 ity.”, “Location, costs, resourses.”, “I liked the idea, I had friends who already used it, it was +/- cheap”, “Affordable, all-inclusive operating expenses, freedom to design your room”, “location, social, price”, “Being with people, interesting project, money reasons”,“Price, Idea, location”, “Silent, good place to work and concentrate, meet like-minded people who
work in similar fields”, “Price, amalgamation of people working in creative and / or social fields, common and social space”, “Cheap office/ needed place to concentrate / good location” One of the outcomes we thrived for we spontaneous cooperations between the users, an exchange of not only goods but also skills within the building. Our interviews and research proves it with a number of various examples. for instance a designer producing luxry leather accesories collaborating on a children book with another user from her floor. Another user has “cooperated with other users outside her own field for small projects that she can not make herself as
peRceptionS of tempoRaRy USe
27 for example technical support for a homepage, photography or a drawing job.” (Petersen, p. 37). There are also a number of implicit cooperations in the house. for a lot of the users innovation is essential to their business and are on a constant search for new ideas, new thinking patterns and inspirations. Just the “simple fact of being around creative and different people is a source for inspiration, whether it is through informal chit chat in the hallways or casual encounters in the groundfloor.” Other users describe cooperations as ‘indirect‘, for instance through an informal format of feedback to/from other users. All users in the building have a sharing part in the ground floor, using it for meetings, presentations, film-screenings, exhibitions, workshops and so on. The ground floor of the building thus functions as an add on for the studios, but also acts as and represents an extension of the public space. Social gatherings/ Meetings in meeting rooms / Meetings
28 in common space / Work / After work activities / Coffee / Workshop / Leisure/ Activities in Movement space / Bike kitchen / Other Out of 52 respondents, 15 said they use the common spaces for having a coffee, 8 for social gatherings, 11 for meetings, 6 visit the bike kitchen, 3 use it for work, 3 for leisure, 3 for the workshop, 2 for the movement space and 1 for after hour activities. The selected statements to the use of the common spaces in the groundfloor of Das Packhaus:
“i thought we would use it more often and do things there”, “packhaus users events and perhaps workshops”, “Meeting place”, “mu-
sic, gatherings, presentations, relax area”, “i expected more a active life downstairs”, “Community networking”, “a general place to socialize/meet with clients” On the other hand, most of the users expressed their way of contribution to the ground floor of Das Packhaus mostly by simpy ‘being there‘ and using the spaces. However a large number has expressed no contribution but not knowing how to, or not feeling welcome to do so. The issue of the usage of the groundfloor is further described under the handbook-point ‘failure‘ on page ...
“we’re going to organise com-
29 munity events “Not there”, much/nothing” , “have not yet”, “Still have to discover that floor”, “We had one event there. Else there was no contribution from my side” An interesting observation has been made regarding the perception of temporary use by the users of Das Packhaus. Most of them expressed a positive attitude towards the temporariness of the project.
“change is a chance for innovation - no change, no chance”.
inspired by Bourdieu’s notion of different capitals, namely social, cultural and economical, this study has investigated what kind of different profits has been produced within DAS PACKHAUS. Based on the interviews with its users, DAS PACKHAUS is seen as a knowledge-producing entity, where knowledge, materials, resources, skills are shared and exchanged. Besides, the temporary side of the project is seen both positively and negatively when it comes to creating values. On one hand temporality enhance expansion due to its fluctuation and flexibility, on the other hand it correlates with improvised infrastructural solutions, time limitations, hesitation to invest in spaces or insecurity.
conclUSion & RecommenDationS
Vacancy is apparent but a good system to hand spaces over lacks. it is time investment and involves a great deal of insecurity that are not simply spirited off by a ‘Prekarium’. it will take time to gain trust, reduce fear and fight it with strong and positive examples of temporary use. Penalties from local government seem to work counterproductive, yet remunerations in the form of for instance tax advantage might have positive effects. Paradocks estimates a system of Social Corporate Responsibility valuable in regard to real estate owners and vacancy. With this handbook we hope to stimulate more people to use vacant buildings and plots and try to show how a
high potential of temporary use can be reached. We strive to get temporary use off the grey area and set examples of how a project could be organized. first of all to encourage others to be interested in temporary use but also to fight fear and prejudices from the side of house owners, real estate as well as the municipality. Reuse of formerly vacant buildings with a new function and programming are economically and socially sustainable. firstly, built urban resources are efficiently used, forming a breeding space for start-ups and local entrepreneurs, secondly a collective benefit with a social impact, activating the neighbourhood, creating spaces for so-
cial activities. The effect is a win-win-win situation for the owner: building is not losing its value (operational costs are covered) is maintained and controlled; for the city: co-creating and empowering its economic, social and cultural capital, leading to an innovative, attractive and cooperative city; and for the â€˜userâ€™ - offering platform that enables and stimulates economic growth and development of social and professional networks.
knowledge transfer affordable workspace
space for cooperation/ organisation presentation network infrastructure
34 coaching/ consulting
€/m² expenses for Paradocks
incl: Project management and Development, Organisation and Accounting
profit for Paradocks
€/m² short-term rental
35 geneRal financial moDel of DaS packhaUS (2015)
incl. Precarium/Rent, Electricity, internet, Maintenance, Cleaning, insurance, Repair funds, Equipment common spaces, Tax advice, Legal advice
€/m² expenses for space users (= 12,50 €/m² for usable space)
profit for space users
Photo: Gabriela Szalanska
1030 Wien, Marxergasse 24
92 different Spaces
Since april 2014 Data: 10/2015
4000 +m2: 1970â€˜s office building with Garden
9 different floors
550 m2 Groundfloor for cooperations, relaxation and further education
Students, creatives, Start-ups, Social&cultural entrepreneurs Data: 10/2015
145 women, 105 men
Stadt-up is a part of Paradocks’ think-tank and shines light on different persons, initiatives, groups or projects every wednesday by giving them the floor. An unorthodox view or approach and a clear focus on a better city are enough to hold the stage. Moreover, projects should be in the starting phase stage and of course be unique.
Questions will guide the interview and so present the project. Stadt-up is an international format and gives the opportunity for the public to learn about projects or persons working in the field of temporary use. With: anne-Sofie verheyen (WKSDO, Antwerp), levente polyák (Eutropian, Budapest / Rome), Dominika belanská (POD PyRAMÍDOU, Bratislava), Ramon maronier (Our House, Helsinki) and adrian vickery hill (City Gate ii Cureghem, Brussels)
p: what is your link to temp orary use? ASV: As an architect and urbanist, i use it as a planning tool. in the context of the office where i work, we often opt for temporary use within planning processes for public spaces or buildings to inform and engage the inhabitants of neighbourhoods involved, show possibilities of a specific area, initiate claims... while the process is ongoing. As a part of the 'We kopen samen den Oudaan' collective, a different story. When the city of Antwerp in 2015 decided to sell off a landmark building protected as heritage within the city centre of Antwerp, the collective launched a call to cooperatively buy the Oudaan. Temporary use as an eventual result was something we decided wasn't really of use to us, as we had to buy the building (because of the bidding procedure), plus we wanted to (as) permanently (as possible) get the building off the commercial market, as to secure working area for social and creative industries that are now being pushed out of the increasingly commercialised city centre. Temporary use while renovating the building was discussed as an option. Again in the context of creating engagement and setting up a community.
anne-Sofie verheyen | wkSDo | antwerp
43 p: when did you first encounter temporary use? ASV: Maybe earlier but unaware, but the first time actually aware of it as an architect student in Leuven. in the first master year, the students take it upon themselves to organise activities for the other architecture students and bring them together (kind of like a fraternity but different in organisation). The organisation, ran by different students every year, is called Existenz. The activities span lectures, workshops, bar nights, parties,... throughout the year. One week of the year, an abandoned building within the city of Leuven is opened for an entire dense week of activities. The building is previously 'pimped' by the students. Competition between the years is very high, so it's really a kind of honor thing to do as extended a temporary renovation as possible. The entire program is mainly self-sufficient, profits from parties and such being used to buy materials for the renovations, as well as receiving some funding from the university and commercial building product firms. (as there is also a quarterly magazine in which they can put adds). it has been running for years. The building we occupied was to be torn down within weeks of our 'Existenz week'.
p: what is temporary use for you? ASV: it can show the possibilities of a site or start a conversation and bring together stake holders. i most often come across it as something that is there whilst awaiting ownership or full claim as a final result. i would like to know more about how it functions when this is not the case or uncertain. As a student it played a very valuable role in our education. + the buildings used where often owned by the university, and destined to be torn down, so the added value was more in the activities going on in the building and the bringing together of students then in added real estate value. Although i do remember one year the temporary use of a specific building showcasing the buildings features and possibilities to the extent the chair and some professors of the department of architecture
anne-Sofie verheyen | wkSDo | antwerp
â€œ[temporary use] can show the possibilities of a site or start a conversation and bring together stake holders.â€?
that visited actually considering moving the department there. i think a dossier for this was made, but in the end for reasons i don't quite remember it didn't happen. Looking at it from the perspective as a 'city maker' now, i feel it is then often seen as problematic with regards to capturing profit for the parties initiating it, and not just for the owner of the building. Thinking about it now, i feel like i never quite dived in enough to form a definition for myself or straightforward opinion about it. p: what kind of profit is created? ASV: i'm interpreting profit here as actual financial profit, not as 'value': Within planning processes: engagement and positive view throughout the process reduces time lost in complications and it helps the project succeed in independent initiatives: short term, i quess a business could be run. Long term, not sure. depending on how and what, money could be raised during events to fund longer-term investments? i lot of the gains are in terms of 'value' i think. The difficulty is of course how to capture this so you can use it again. p: what is needed in your opinion? ASV: As someone using it as a
planning tool within a service context: better knowledge of the toolbox and understanding of pitfalls plus creativity. As someone putting time and effort into temporary use: clear commitments with the owner from the start in terms of sharing in the added value. Maybe some kind of information platform for peer-te-peer learning. initiatives starting with the best of intentions seem to face over time the same difficulties plus with temporary use already being somewhat claimed by and incorporated in economic value creation.... i heard a lecture by Enrico Gualini where he stated to be critical to temporary use was capitalised upon. Not entirely sure i understood completely right but he hinted it was starting to be used as a 'function' (for example at Tempelhofer feld in Berlin) by developers to create a kind of 'image' for the site. you could apply to do your own temporary use, within the bigger scheme envisioned by the project developer. p: first word that comes to your mind hearing ‘Real estate‘: ASV: A-tower in Antwerp (an office tower is Antwerp that is currently being temporary used. The building is owned by project developer Matexi. They
anne-Sofie verheyen | wkSDo | antwerp
45 decided to, while waiting for building permits for expensive appartments to come through, give room to temporary use. The program is quite a bit contested, the temporary use was chosen by asking for applications of collectives in a kind of formal procedure and concerns have been raised about the project developer using this 'hip function' and 'giving to the city' to boost their public image while cashing on the added value and visibility the temporary use is creating. Not that win-win situations would be a problem, but this wins seemed out of balance. On the other hand the place was super popular over the summer, you could enjoy the view over the city from the club on the 22th floor and a lot of interesting thing were happening there.) aboUt ‘we kopen samen den oudaan’ collective, is comprising a number of young professionals and engaged citizens, launched a call to cooperatively buy the Oudaan, a landmark building within the city centre of Antwerp. The Oudaan building was designed by Renaat Braem within a very utopic plan for the redevelopment of the civic core of
46 Antwerp after WWii, and is protected as modernistic heritage. Recently the city decided sell the building off to the highest bidder within a closed bidding procedure.
The collective does not see this as an endpoint. As evidenced by the publicity and support
anne-Sofie verheyen | wkSDo | antwerp
The collective saw the sale as on opportunity to revive the utopian plans of the architect and to open not only the building but the entire centrally located site back up to the public. At the same time it presented a prime occasion to ignite a debate on the subject of these kinds of closed procedures and the classical development strategies they support. The collective went on to develop an alternative model with the help of a growing network of experts and stake-holders, aspiring to keep conventional real estate development from turning this into the next high-profit project. This model assured a competitive offer on the building. The city however chose to follow through on the original procedure and sold the building to the highest bidder on September 6th 2016, for 2.5 times the original asking price. The future of the building is as of yet unclear.
‘We Kopen Samen den Oudaan’ got throughout the process, from the public as well as the different relevant fields and academia, the issues raised are very relevant. The challenge to search for more public forms of development uncovers some fundamental and structural questions, making the subject of investigation broader than just this specific building. LiNK: http://wekopendenoudaan.be anne-Sofie verheyen is an architect, urban designer and coinitiator of the civic association ‘we kopen samen den oudaan’, that strives for transparent and more open forms of development and creates alternative development models for real estate.
47 lar mechanism for Rome. During these experiments we recognised much of the limitations of temporary use and policy transfer.
levente polyák | eUtRopian | budapest / Rome
p: what is your link to temporary use of urban resources? LP: i have been involved in many projects to reuse vacant buildings: in 2004, with a group of architects, theatre and dance professionals, we began to work on turning an abandoned factors building into a cultural centre. in 2006 with another group of architects, artists and journalists, we launched the KÉK - Hungarian Contemporary Architecture Centre in an abandoned warehouse. We used the building for 2 years. in 2006-07, when editing the magazine Die Planung, we worked in impex, and art initiative that received two floors in a building before demolition, above a club. in 2008, with KÉK, we managed a 6,000 m2 office building for 8 months, until its planned demolition in December 2008. After we left the building, the crisis hit the project and the building was never demolished. in 2012, with KÉK we began to elaborate a structured mechanism for community initiatives and citizen projects and social enterprises to access publicly and privately owned spaces. We ran the Lakatlan program for 4 years, during which we helped many small initiatives to access spaces: we created 10 permanent and 25 temporary spaces. in 2013, with Eutropian, we began working on creating a simi-
p: when did you first encounter temporary use? LP: in 2004, with a group of architects, theatre and dance professionals, we began to work on turning an abandoned factors building into a cultural centre. in June 2005 we opened Tűzraktár that lived two summers, i left after the first summer.
“[temporary use] is part of a larger quest of creating access to available and affordable space for community groups, citizen initiatives and small companies. “ p: what does temporary use mean to you? LP: it is part of a larger quest of creating access to available and affordable space for community groups, citizen initiatives and small companies.
“... many public administrations are completely unaware of the opportunities of temporary use and don’t engage in the process of connecting initiatives with available spaces. “ p: what are currently - according to you - the biggest challenges? LP: in most cities creating streamlined mechanisms for temporary use depends largely on the support of the public sector as property owner, mediator, guarantor, regulator or stimulator - with lacking capacities, sensibilities and insights, as well as missing trust and experiences of publiccivic cooperation, many public administrations are completely unaware of the opportunities of temporary use and don't engage in the process of connecting initiatives with available spaces. p: what kind of profit / value is created by temporary use, according to you?
levente polyák | eUtRopian | budapest / Rome
48 LP: Temporary use creates profit at the owner's side (maintenance and reduction of costs, increasing value of the building), values at the users' side (affordable and accessible space, unique spatial conditions, synergies, visibility) and benefits at the local community's side (new services, more visitors, improved local economy). p: in your opinion, how does temp use look in 2050? LP: Like now, very diverse sometimes exploited by real estate agencies and instrumentalised by municipalities, in other cases it opens opportunities for small initiatives and creates values for local communities. And most often it's a combination of all this. Perhaps accelerated by more integrated apps and digital platforms but also potentially hindered by the complete financialisation of urban real estate stocks. aboUt: eutropian is a planning, policy and research organisation helping urban regeneration processes. We offer assistance to municipalities, NGOs and community groups in participatory planning, policy development as well as in fundraising, cooperations and communication. We are special-
49 ised in urban regeneration, cultural development, community participation, local economic development and social innovation, with a special focus on building development scenarios on existing resources. Eutropian offers international know-how for inclusive and sustainable urban regeneration projects. LiNK: http://eutropian.org levente polyĂ k: Levente PolyĂĄk is a co-founder of Eutropian. He is urban planner, researcher and policy adviser. He studied architecture, urbanism, sociology and art theory in Budapest and Paris, and worked on urban regeneration projects for the New york, Paris, Rome, Vienna, Budapest and PĂŠcs municipalities. founding member of the Hungarian Contemporary Architecture Centre, board member of the Wonderland Platform for European Architecture. Specialized on urban regeneration, cultural development, community participation, local economic development and social innovation, with a special focus on building development scenarios on existing resources. in the past years, he has been researching new organizational
p: when did you first encounter temporary use? RM: When i saw my home for half a year, a tent, float by me in the river Maas in Holland, i was 12 years old. p: what does temporary use mean to you? RM: Life and death and changing diapers. p: what are currently - according to you - the biggest challenges regarding temporary use? RM: Real sustainable ideas. Working with and inside structures. Breaking barriers of use, and bar-
riers between users. p: could you briefly describe how does a your regular working day look like? RM: A very intimate process that i share with my family.
Ramon maronier | oUR hoUSe | helsinki
p: what is your link to temporary use of urban resources? RM: We are looking for a temporary place or context of inspiration, new use and new ways of interaction in a context that we thought we knew already very well. We are looking for a place which can have a symbolical function for people and can function as a place of (shared) identity. And also because it’s temporarily we don’t need to think about more complicated issues that we should actually maybe think a bit more about. When we’re older. We tried to think about placemaking in this way in the context of OurHouse2015 and now for Lähiofest2017.
p: could you name an obstacle/what burdens your work, in relation to temporary use? RM: Myself, i’m old, temporary use use is as old as the (whatever), but the hype is young. Sometimes too young. And i am too old. And i also have pain in my neck. p: what did you underestimate in your project? RM: How much we have to work to get a mutual understanding of collaboration. p: what positively surprised you? RM: Concerning Our House in 2015: that the owner of the building, VAV-Asunnot, was extremely open-minded and let us use the block free of charge. Concerning the coming project: That we are now in a very fortunate situation, working on Lähiöfest2017, together with the City of Helsinki.
we should be conscious of tribalism. the best place making or temporary use works in my opinion as a way to get people, sectors, parties together who would otherwise not connect in the already existing structures. “ p: what kind of profit / value is created by temporary use, according to you? RM: Mostly inspiration, and hype. Value lives in the mind. Tempo-
Ramon maronier | oUR hoUSe | helsinki
“temporary use and place making can bring people together, but can also alienate those people from other people.
rary use and place making can bring people together, but can also alienate those people from other people. We should be conscious of tribalism. The best place making or temporary use works in my opinion as a way to get people, sectors, parties together who would otherwise not connect in the already existing structures. it’s a structure on top of a structure of a structure ..., and in that way we have the chance to reinvent, rethink, use that what is there already and happened before and be agile, current, and smart.
“Deal with it. learn from the proces, implement, be agile, rethink, be smart and wise, inspire.” p: first thing that comes to your mind hearing, connected to temporary use: ‘local government’ RM: Deal with it. Learn from the proces, implement, be agile, rethink, be smart and wise, inspire.
52 p: ‘real estate’ RM: Same as above, maybe built, inspire a culture of next general use, purpose or functionality. p: ‘users / visitors of temporary use’ RM: The relation that we have or build with these parties depends totally on us. We are them. p: in your opinion, how does temporary use look like in 2050? RM: Hopefully there is still enough standing so that we can be as excited and challenged as we are now, when thinking about temp use.
aboUt oUR hoUSe is an independetnly organised festival and takes place in an empty apartment block. The exhbition spaces show new ideas for the future of suburban living. LiNK: www.ourhouse.fi Ramon maronier is one of the co.initiators of the Our House festival in 2014 and 2015.
p: what is your link to temporary use of urban resources? DB: We did a project, that turned out to be temporary, indeed! it was full of genuine professional and personal curiousness and ambition for interdisciplinary and crossectoral collaboration, motivated by love for the city, community and a belief that we can make a positive change if we help transform a vacant unused public property into a meaningful place, where people will be able to encouter difference, responsibility and togetherness. p: when did you first encounter temporary use? DB: Not sure. As a structured professional inquiry and a distinct urban regeneration approach most probably around 2010 through Berlin-based initiatives and work of collectives like Raumlabor Berlin.
i see the term “temporary” as problematic, because it proposes that there is an end to an activity or mission, which
Dominika belanská | poD pyRamÍDoU | bratislava
53 i see as an everpresent - that is to use the urban resources in a sustainable and democratic way - allowing for the real social needs and common wellbeing to challenge the current ownership model of the urban resources.” p: what does temporary use mean to you? DB: i see the term “temporary” as problematic, because it proposes that there is an end to an activity or mission, which i see as an ever-present - that is to use the urban resources in a sustainable and democratic way - allowing for the real social needs and common well-being to challenge the current ownership model of the urban resources.
p: what are currently - according to you - the biggest challenges regarding temporary use? DB: How to make sure that the cultural and human capital as well as the revenue and benefits that it generates is accessible for people who generate it. How to regenerate but not gentrify? p: could you briefly describe how does a your regular working day look like? DB: i can only describe how it used to work when we were working on POD PyRAMiDOU project: in the first season, i was compromising my full-time but rather flexible job to be able to work on the project. Then, in the second season, i already had a different full-time, paid job, that wasn’t so flexible. So i went to work for some 8 (or more hours) and from there i went directly to the urban garden to meet the community, to work on the project. it was quite tiring.
“placemaking, and urban renewal disciplines other that the standardised
Dominika belanská | poD pyRamÍDoU | bratislava
54 architecture/ urbanism practice is not recognised in our society, and so it is difficult for people to understand that it is expertise that we bring to the projects, not just the heart.” p: could you name an obstacle/what burdens your work, in relation to temporary use? DB: Working at an edge of discipline and the ambiguous approach to volunteering and active citizenship in our society: Placemaking, and urban renewal disciplines other that the standardised architecture/ urbanism practice is not recognised in our society, and so it is difficult for people to understand that it is expertise that we bring to the projects, not just the heart. And if you start doing something as a volunteer, many people simply don’t value your work. p: could you briefly describe what went horribly wrong-
p: what did you underestimate in your project? DB: 1. More time and effort to find a common vision with the partner - everything went too quick at the beginning of collaboration. 2. Professional team structure we should have paid positions for managers and other staff. 3. Authorship and trademarking - to whom will be given the credits and how the values we create will be distributed.
p: what positively surprised you?
Dominika belanská : poD pyRamÍDoU : bratislava
within your project related to temporary use? DB: That it ended prematurely. We didn’t think about the project as a “temporary use”. We hoped it will develop, grow and engage even more people. We realised only later, that the partner (owner of the premises) never saw us as long-term partners, and that they not sure if consciously or unconsciously exploited our volunteer power, goodwill and good atmosphere that we created around the place, for the marketing purposes, to build their public image. The internal conflicts about who and how should manage and direct the project or even how the place should look like lead to cancellation of collaboration contract.
DB: That the project actually happened, despite all the circumstances and difficulties., that some of the goals were met and it was publicly a success. it was an experiment and now it serves as a case study – we hope others can learn from what happended, what was good and what went wrong.
“temporary use can experiment in a way which is impossible for a „standard“ urban develoment projects, they are a testing ground, a place where you can set the rules differently than everywhere else – it generates innovative ideas and methods that can be applied, multiplied, marketed. “
56 “temporary urban projects can unveil a previously unseen potential and value of a place, regenerate and refurbish it, turn it into destination with other than marketing means ...” p: what kind of profit / value is created by temporary use, according to you? DB: Temporary use can experiment in a way which is impossible for a „standard“ urban develoment projects, they are a testing ground, a place where you can set the rules differently than everywhere else – it generates innovative ideas and methods that can be applied, multiplied, marketed. Temporary use is done by people who seek for realising their visions „right now“ and at the same time act as magnets for more people of that kind - so the value they create i think could be framed as networking access to free creativity and experimentation, which only happens under
specific circumstance, this value could maybe be called „creative momentum“. Temporary use also generates new kinds of partnerships, new connections – on the organizational level (connecting institutions, organizatios, initiatives...), Professional level, as they often make professionals of various disciplines meet and collaborate, but also, very importantly, on a human level, bringing together people of diverse backgrounds, needs and skills to be part of a shared challenge – i would call this value „togetherness“. Temporary urban projects can unveil a previously unseen potential and value of a place, regenerate and refurbish it, turn it into destination with other than marketing means – and by doing this they rise its market value, eg making it possible to rent for a higher price. p: first thing that comes to your mind hearing, connected to temporary use: ‘local government’ DB: „you have our support, but we cannot give you any money and we cannot guarantee anything. And, btw, when is the opening? The mayor would like to come...“ p: Real estate DB: „Let the kids play as long as
57 we can sell it at higher price“
p: ‘Users / visitors of temporary use’ DB: „i’m loving it, as long as it’s cool.“
poD pyRamÍDoU is the first publicly accessible roof garden in Bratislava, located under the pyramid of the Slovak Radio. Members of the civic association Jedlé mesto and the local initiative NA STRECH had the ambition to make this space available to the public in order to revitalise and contribute to the development of the neighborhood and the city.
“... in 2050, there will be no more difference between “use” and “ownership”. “ p: in your opinion, how does temporary use look like in 2050? DB: Being an optimistic visionary, i would say that in 2050, there will be no more difference between “use” and “ownership”.
LiNK: www.facebook.com/podPyramidou Dominika belanská is an architect and placemaker, one of the project managers and co-initiators of Pod Pyramídou.
p: when did you first encounter temporary use? AVH: firstly through temporary art events. More specifically the Renew Newcaslte in Australia. p: when can we speak of vacancy? AVH: When a building or space is innactive and provides no signficiant eco-systems services (such as habitat for wildlife).
“temporary use is difficult to define as in the scheme of things everything is temporary. ... however more specifically ‘transitional’ use could be a better term.” p: what is temporary use for you? AVH: Temporary use is difficult
adrian vickery hill : city gate ii cureghem : brussels
p: what is your link to temporary use? AVH: i am involved in the activation of an industrial building in Brussels.
to define as in the scheme of things everything is temporary. Temporary, i feel, can only be applied for very clearly defined periods within the short-term (1-2 years), beyond this point the economy may change, interests may shift and strategies may be adapted. However more specifically ‘transitional’ use could be a better term. p: Describe a typical day of your work? AVH: Currently coordination with the project partners (computer work and meetings) and rehabilitation of the building. p: name an obstacle/what burdens in relation to temporary use? AVH: financial security for initial investment. Creating team with a range of actors with very different interests. Having an exit strategy. Looking further into the future. p: what went horribly wRong within your project related to temp use? AVH: Partners improvising without discussing intentions with the steering committee. p: what did you underestimate? AVH: Time required in basic team-building.
p: first woRD that comes to your mind hearing ‘local government’ AVH: interested partner yet slow to act and difficult to catch up. p: ‘Real estate’ AVH: An evident partner but potential destabilising agent that needs to be kept close. p: ‘Users / visitors of temporary use’ AVH: integral actors, in our case. p: what pRofit is created/visible? AVH: Profit in our case is essential as we are a test space for new business, supporting local (and very poor) inhabitants and aiming not to depend on public funding. p: how does temp use look in 2015? AVH: (Temporary use is) Still poorly defined: legally and commercially.
adrian vickery hill : city gate ii cureghem : brussels
p: what positively SURpRiSeD you? AVH: How many people and opportunities appear once you start working on the project.
aboUt adrian vickery hill is a researcher, designer and planner in the broadest sense. He is interested in processes and tools for transversal planning: connecting economic, spatial and participatory dimensions of complex problems or projects. Link: www.osmosnetwork.com
61 TEMPORARy USE TO SEE MORE THAN JUST A BUiLDiNG LOCATiON TEAM UP OPEN CALL USE WHAT’S THERE AMBASSARORS SPACE WiTH POTENTiAL DON’T TRy TO REiNVENT THE WHEEL ORGANiZE, DON’T WONDER! CO-CREATiON GROWTH fAiLURE WHEN WiLL iS BE READy? THiNK TANK MANifESTO COMMONiCATE EVENT SPACE iNfOGRAPHiCS CONTACT WiTH USERS GARDEN TERRACE KNOWLEDGE PRODUCTiON OPENiNGS COLLABORATE BiCyCLE KiTCHEN PUBLiC EVENTS MOVEMENT NEW WAyS Of WORKiNG START-UPS PAy WiTH SPACE BRAND iT POSTERS ASPHALT fRONTyARD NETWORK TRANS-BOARDER
in Vienna, Paradocks has been able to use a 4200m2 vacant office building for a temporary period. The structure of the building has provided the boundaries of the project. in an attempt to create the best possible and highest frequent use of the structure, the association decided to organize an open call in search of users, projects, initiatives and small organizations that together form a highly diverse group and can add to a common aim to act futureorientated.
1 | tempoRaRy USe
Photo: Deana Kolencikova
Transformation of empty and unused spaces in the city functions as a catalyst for new social interactions in the city, and actively engages citizens in discovering, connecting and co-creating their own living environment.
2 | to See moRe than jUSt a bUilDing
Location is KiNG. How is the building accessible? is there public transportation closeby? Bike path connection? A parking place? How long does it take to come there from the train station, city centre or airport?
3 | location
find a group of collaborators, with whom you can imagine, formulate and visualize your common utopia. Team up with people who have similar interests and goals.
4 | team Up
Do we still need utopia? in order to get anywhere in life, you have to imagine it first!
Under the motto â€˜space seeks ideasâ€™, we searched for projects that are in need of space to develop their business in the best possible work atmosphere. Most of them recently took the step towards becoming self-employed and therewith wish to create their own economy. Projects differ from a Diy industrial design team, to new life clothes initiatives, books4life, renewable energy initiatives as well as upcycling glass production, the production of electrical bikes, an app re-using trash and a PhD group researching common goods. However, the decisive point for us was the interest in being involved in a shared equipment and shared skills system. Over the website, interested persons had to fill in a little questionnaire about which equipment and skills they would need and could share. We were amazed by the divers answers. interestingly enough for the users as well, this was the crucial point in saying yes to being part of the project.
5 | open call
To us the circular economy is not only about re-using products, up-cycling products and sustainability. We see potential in sharing goods, spaces and talent and put an equal focus on material and immaterial goods. The use of the house itself but as well the arrangement of spaces, the furniture and choice of projects all refer to the circular economy and an understanding and awareness of resources. in the building and specifically on the ground floor collaborations can take place, talents and tools can be shared and businesses can flourish according to the shared economy principle. in this way knowledge as well is seen as a product that might not lose value quickly but gains additional value by sharing.
6 | USe whatâ€™S theRe
Photo: Marija Jociute
We work internationally with local partners from similar fields, but with different knowledge and experience, such as Aliancia Stara Trznica, Bratislava; KEK, Budapest or Urban Resource, Amsterdam. Through cooperation with local institutions in different EU countries we can implement our idea of matchmaking the owner (public property groups or private individuals) and the user (an individual or a company seeking spaces for their professional activities, for instance self-employed, start-ups, creative professionals). Hence, activating and connecting formerly inaccessible supply and invisible demand.
7 | ambaSSaRoRS
Photo: Pakhuis de Zwijger
Vacant real estate and left over spaces are unused for various reasons (outdated, unattractive architecture, excess of office buildings, monofunctional areas, etc.) and become more evident in times of economical crisis. They are a growing cause for lost capital, often unnoticed and ignored. Redundant for the initial or anticipated function and management, these spaces are still of great potential for short term, flexible and adjusted use and business approach.
8 | Space with potential
Photo: Marija Jociute
Donâ€™t try t reinvent the wheel, be avant-garde! Transform something existing with a new meaning!
9 | Donâ€™t tRy to Reinvente the wheel
Organize financial and human resources to be able to afford and create your idea! Act, don’t wait till someone else will do it for you. you don’t know if your idea will be successful until you try and test it. it’s always a risk. But most of the time it pays off.
10 | oRganize, Don’t wonDeR!
Via an open call and for a period of (initially) 2 years, different individuals and initiatives have been invited to collectively design 4200m2 of empty space. The interior spaces of 9 floors have been altered according to the needs and preferences of each future user. Only some added new material, yet most took great advantage of the industrial look of the concrete and steal construction, hidden behind layers of carpet and wallpaper. All 65 studios have been adapted, on a minimal budget into unique individual working spaces. Together with a 650m2 multifunctional community ground floor, they form a contemporary example of collaborative architecture with a strong focus on reutilisation. The once empty, forgotten urban resource has been efficiently transformed into a new breeding place for creative entrepreneurs, of which all citizens can profit from.
11 | co-cReation
first Das Packhaus had a precarium* for 1,5 years. And 2300m2 of available space. Then a contract prolonging for another year extra spaces with a total of 4000m2, and thirdly a rental contract till June 2018.
12 | gRowth
03/2014 *) The precarium (plural precaria)— or precaria (plural precariae) in the feminine form—is a form of land tenure in which a petitioner (grantee) receives a property for a specific amount of time without any change of ownership. The grantor can reclaim the land and evict the grantee at any time, and the grantee’s hold on the land is said to be “precarious”. (Source: Wikipedia)
service costs from 2300m2 to 3000m2
service costs + small rent
service costs + small rent
from 3000m2 till 4000m2
from 4000m2 â€“ up
Photo: Marija Jociute
There are never better learning moments than doing mistakes. We did them a lot, and are grateful for every single of them. fail again, fail better! One of them has been the concept of using the ground floor. initially thought to use for the users, we realized it wasn’t as efficient as we imagined. We created vacancy in vacancy. if you want people to use the the common spaces, you also need to invest, offer talks, network and so on. Do not expect that people communicate or “socialize” on their own. you need to offer more than just the space.
13 | failURe
Photo: Marija Jociute
Make your projects â€˜work in progressâ€˜. Embrace the temporary state. Thrive for development and change, and you will never be bored.
14 | when will it be ReaDy?
Photo: Gabriela Szalanska
To make a change in the attitude towards temporary use and revaluating resources we organize a think-tank as a constant public tool to present outcomes and gain feedback. We set up a series of lectures, workshops, dinner conversations and other methods to reach a large audience. Apart from an ignite, where users of the house present their ideas, we cooperate with various universities, students and alumni that support this think tank and add with their research results.
15 | think tank
Photo: Marija Jociute
Don’t only talk about your vision. Write it down. Print it out and hang in on your wall. Let others be able to read it! “Das Packhaus is a building, through which Paradocks seizes a part of the city in order to reformulate it. Das Packhaus forms a basis for ‚the new work’, where 80+ entreprises and 200+ different people with diverse backgrounds can benefit from cooperations. Together we organise, design and question urban resources and temporary use. On 10 floors 92 different spaces with a total of 4200m2 a positive working environment for innovative ideas and people is created. It functions as an experimental breeding place for shared space initiatives and offers an effective solution for urban vacancy.”
16 | manifeSto
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khauS is a building, through radocks seizes a part of the city o reformulate it. DaS PackhauS basis for â€šthe new workâ€™, where reprises and 200+ different ith diverse backgrounds can om cooperations. together we design and question urban s and temporary use. on 10 different spaces with a total of a positive working environment ative ideas and people is created. ns as an experimental breeding shared space initiatives and n effective solution for urban vacancy.
Marxergasse 24/2 1030 Vienna / aT
Sometimes we talk in jargons. Use words which sound or are important. Words which are understood only by a segment of people with a specific knowledge (for instance from the field of urban development). We believe it’s important to communicate with a common language - hence to ‘commonicate‘. Urban development has to do with all of us. We should be able to discuss and explain our ideas about the city to our neighbours, friends or colleagues. Let’s participate in the discussion, let’s commonicate!
17 | commonicate
Photo: Marija Jociute
The ground floor of Das Packhaus is arranged according to the shared space principe and functions an an add on for the offices. The ground floor is also understood as extension of the public space. To share equipment and skills, we reserved the entire ground floor of the building, comprising of 650m2. This space, the heart of our project, is where we see the highest potential and cooperate activity and synergies should take place. All users in the house have a sharing part in this floor. They pay for the least needed space they would privately use for their business and are allowed, if not requested, to utilize the ground floor for presentations, film-screenings or exhibitions, as meeting or factory space, to organize workshops and so on.
18 | common Space
Photo: Gabriela Szalanska
Where can i find the toilets? How do i get to the movement space? Where are the meeting rooms? Signage is a key to orientation. Simple but bold.
20 | infogRaphicS
Photo: Hana Krizanova
E-mails, newsletters, posters, telephone calls. But foremostly personal face-to-face contact. Lots of it. We learned people donâ€™t read e-mails. So we printed them and hang them in elevators and in the common corridors in every floor. Communication improved. But the most efficient was to talk in person, quickest to call by phone.
21 | contact with USeRS
Das Packhaus was not even fully used yet, and we got an e-mail from our neighbour with a window view to our inner courtyard whether she could have access to it to grow some vegetables. Since the beginning we cooperate with her and she comes to water and pick her tomatoes, spinach, basil. Give access to people who want to do something for the common good, or want to contribute positively to the liveliness of your spaces!
22 | gaRDen
The terrace is an extended canteen. An outdoor meeting space. A place to relax, to have a break from the daily office routines. itâ€™s open not only to the users of Das Packhaus, but also to the public.
in this vacant building we found an experiment field for various projects. Apart from our own research and the users within it also functions as an application field for universities. The future Lab of the Technical University of Vienna, the faculty for communication of the University of Vienna and the institute for Nonprofit Management of the University of economics will take the building as a case study of their research.
24 | knowleDge pRoDUction
image: Henri Schoetter
Openings or open houses are of course a fun thing to do but for us it has been a method to showcase the project and therefore the possibilities of temporary use. Deliberately we didnâ€™t choose to (only) seek the academic discourse to advocate temporary use, rather we searched to set up an actual example that could convince many. On our openings and open houses (we had 4 in total), we created large public events where the community ground floor was open but where also the rest of the building; the co-created spaces of all (65-84) users have been opened to see the atmosphere, the motivated entrepreneurs that started business and profited from the former unused spaces. On this informal low threshold manner we could not only explain many citizens to which the concept temporary use had been unknown or negatively loaded what we had been doing but they could see themselves the effects of using unused resources!
25 | openingS
Photo: Marija JociutĂŠ
Collaborations have been a great way to learn from other experiences and share our own. Existing collaboration with organizations working with temporary use in Amsterdam (renowned Urban Resort) or various surrounding countries (e.g. Kék in Budapest, Pod Pyramidou in Bratislava) had been existing and other ties were made at various travels. We joined the idea Camp (EU Program) in Stockholm; where at least 6 projects were concerned with vacancy, we became ‘ambassadors of Vienna’ at events in Het Pakhuis Amsterdam; where we got to know other organizers and projects but also travelled to Salzburg and Linz to see our colleagues. in various set ups we spoke about matters that concerned us all: ‘dealing with local government’, ‘creating co-ownership for users’, ‘convincing real estate and seeking models to apply temporary use’ or ‘financing a building’. These collaborators in time became our network of advisers that have great knowledge in a field yet so unknown.
26 | collaboRate
The bike kitchen is located on the ground floor of Das Packhaus and has its own entrance and connection to the street. Once a week cycling enthousiasts meet - no matter if itâ€™s raining, snowing or sweatyhot - to repair and improve their bikes. A must-have social gathering, an important part of the building!
27 | bicycle kitchen
Theatre performances, film screenings, concerts, pop-up events, conferences or lectures. Make your events as diverse as possible to include as many people as possible.
all-year round activities
temPorary PoP-uP actiVitieS
28 | pUblic eventS
This is a part of our â€˜new ways of workingâ€˜ concept for Das Packhaus. Offer a possibility to stay move, stretch, sweat. To do something physical, not to fall in the trap of the office room. We value our health, and have therefore created a space to work on it!
29 | movement
With Das Packhaus, Paradocks aims to offer an inclusive package that does not neglect the contemporary needs of entrepreneurs. in the context oft he new work (new ways of working) we offer a healthy climate in which healthy food and various kinds of movement are offered. Physically our users have multiple options where they could work. Apart from their own private spaces, there are meeting spaces, a garden, the cafe and common space. We continually make analyses about the needs of our users. in time we opened up for popups, where designers could showcase their products or exhibited their art. We aim to develop this further and now took on the approach in which we seek for certain vacant spaces (that meet the need of users in general).
30 | new wayS of woRking
Photo: Marija JociutĂŠ
There is a clear and apparent trend towards self-employment, a growing amount of startups and innovative businesses on the search for profitable selfmade jobs and economies. Vienna is no exception but should invest in its fertile grounds to let new businesses flourish. Between available and desired space for startups is a clear discrepancy. Despite rising vacancy rates, there is a lack of accessible spaces for businesses.
31 | StaRt-UpS
Photo: Marija JociutĂŠ
if you donâ€™t have the financial resources to value somebodys work, offer them something you have and they want: a space!
32 | pay with Space
Photo: Hana Krizanova
How will we call our building? i think we went thought a dozen of different ideas, from Marcks to MG24. We called itDas Packhaus. ‘Das Packhaus’ is translated from the Dutch ‘pakhuis’ and refers an urban building storing various goods. in Das Packhaus we aim to bring together different projects and people in the former office building in the Marxergasse 24, within the concept of circular economies. in addition, it fits to our name ‘bridging potential’ and our symbol of a Dutch bridge that, is historically found next to the ‘pakhuis’.
33 | bRanD it
Photo: Marija JociutĂŠ
Make (at least) a poster of every single thing you do. We didnâ€™t always follow this rule. But we learned that itâ€™s the best hardy copy proof of your work.
34 | poSteRS
Plan a lunch with the users and the neighbourhood. Promote it. Cook something you love. Put some tables and benches outside. But before you do that, check who the owner of the space is and ask kindly for a permission to use it temporarily. invite the owner(s) to the lunch. People will come, meet, talk and will come again!
35 | aSphalt fRontyaRD
Photo: Gabriela Szalanska
Talk to stakeholders (owners, neighbours, authorities, wider public), make agreements and cooperate with them! include them into the process if possible, invite them to your public events and offer them space to use for their events or to present themselves!
36 | netwoRk
PartnerS amBaSSaDorS uniVerSitieS StuDentS
LocaL entrePreneurS anD (cuLturaL) initiatiVeS Community
Start-uPS DaS PackhauS Paradocks
neighBourhooD in Dialogue
city of Vienna eu
We connect with our colleagues from similar fields, with similar problems and approaches internationally. We not only seek for advice, but also discuss our working methods, exchange practical experiences and meet to learn from eachother.
37 | tRanS-boaRDeR
Photo: Pakhuis de Zwijger
135 opening #1 03/2014, #2 10/2014, #3 05/2015 Das Packhaus presents itself to Vienna; â€˜Open Houseâ€™ for the neighbourhood, presentation possibilities for the users, arts, culture and networking events Urban knights pilot 07/2014 Discussion about urban Developments in Europe http://www.urbanknights.org http://www.artisticbokeh.com komm Runter! 09/10 2014 Stadtarbeit Vienna Design Week vienna open 10/11 2014 festival for Open Design: post-digital Strategies for an open society, organisation of workshops and events, Theme: Upcycling & social enterpreneuship ignite #1 10/2014 und #2 06/2015 Pitchingsessions for Start-ups https://viennabusinessagency.at/events/ignite-vienna-2-123/ makers market #1 12/2014 und #2 05/2015 Market for Handcrafts, Designers or collectors of nice things https://www.facebook.com/events/1505806729671597 open house vienna 09/2015 Das Packhaus and its users present themselves to the public! free tours during the whole weekend including a cultural programme in the ground floor of Das Packhaus. in cooperation with Open House Wien. Sem & Seo - how can i create traffic for my startup? 11/2014 in Cooperation with the Entrepreneurship Center Network Experts talk & Workshops online Marketing https://www.facebook.com/events/721687674590600/
136 in transitional landscapes 01/2015 Workshops & Lectures http://kunst1.tuwien.ac.at/de/kunstforschung/veranstaltungenevents/in-transitional-landscapes/ Quote Room 20.05.2015 A collection of 30 quotes on temporary use from various experts connected to the field of temporary use (incl. Alexander van der Bellen, Jutta Kleedofer, Matt Passmore, Joshua Grigsby, Elke Rauth, Ulla Schneider, Michael Obrist, Klaus Overmeyer, etc.) https://www.facebook.com/events/631926423607611/ hype oder brutstätte 06/2015 in Cooperation with the Entrepreneurship Center Network Lectures and Dinnerconversation about Coworking possibilities in Vienna https://www.facebook.com/events/1428354144153378/ hoa luo and phillipp Schmoetten „gedächnisstütze - release and songs“, https://www.facebook.com/letterp.wien gerhard R ihl „new york . mumbai“ www.rihl.at maria jociute „the packhaus portrait“, http://marijajociute.lt/ oliver majcher & lukas pilat / fotoausstellung "Revealing the common", https://www.facebook.com/events/487456941421288/ adele Razkövi & eduardo Roca, http://www.adeleworks.com birgit graschopf „Daspackhaus 2015“ (Animationsfilm), http://www.birgitgraschopf.com
Jociuté’s photoexhibition description: „You are walking in Vienna’s 3rd district, reaching Marxergasse and you see an office building that stands out from old, renovated beauty around it. It stands here still, in its moss green colour, and you wonder if it’s alive. Yes, it’s breathing. In the 1970’s, this building was designed as a usual office space for workers. Today, after years of stillness, it wakes up for different people and their work. Same rooms are still here and schemes repeat themselves floor to floor, yet their insides loses their uniformity. You feel like stranger here, entering intimate spaces of work, which sometimes feels more like home, yet you are kindly welcomed by the people
DaS packhaUS poRtRaitS
“The Packhaus Portraits” photography exhibition is an outcome from collaboration with Paradocks and Marija Jociuté. it’s a collection of insights to the working spaces of the Packhaus-users during the first years of the building’s existance, 2014-2015. The result is a collection of over 100 portrait of people and spaces of Das Packhaus.
working here and now you can have a glance into their working day. For a few moments you can quietly observe them doing things they care about, or listen to a story about a project they are engaged in, about a colleague who is not here at the moment, or even help to fix a bicycle chain. Walking from one space to another, you can sense, every room has a different temper. The monotony of the ordinary office is replaced by spaces which are tuned to their temporary occupiers. The work goes on, and you need to go now, but stop for a coffee in the ground floor before you leave, maybe you meet a familiar face.“ marija jociuté (1988) was born in Lithuania, after graduation at the Vilnius Academy of arts, she came to Vienna. She works with different media and projects, currently engaged in analogue photography. Link: http://marijajociute.lt
142 The statement can be shown anonymously, but we would be happy to publish your name with it! Please let know know if this would be fine with you, and what role (citizen of Vienna, curator, â€Ś) we should add to your name. The quote can be of course in English, maximum 30 words.
SUBJECT: Kind request: Quote on temporary use and vacancy Dear ....., as a starting initiative of Paradock's Think-Tank, we would like to ask you, whether you could create a quote about temporary use or vacancy in the city. We are at the moment collecting quotes from various people of different professions, which will be shown during Paradock's 1st anniversary on May 20, 2015. The collected quotes would be beamed on a wall together with images of vacant buildings we took in Vienna. Below an invitation for the event, we hope you will be able to join us!
Temporary use is ... Vacancy is ... We are not expecting philosophical answers, but a personal statement.
We look forward to reading your quote and thank you in advance! We will be very happy if you will join us to celebrate our 1st anniversary on 20.05.2015, from 17:00 â€“ late evening! Best wishes, Team Paradocks
Its totall up to you how you would continue this sentence, or just use your own formulation:
We know its a bit short-term, but if you could send us a quote by 14.05.2015 it would be great!
email@example.com Marxergasse 24/2 1030 Vienna, AT www.paradocks.at
USeRS of DaS packhaUS | 2014-2015
Paradocks is a new type of real estate management agency, that is matchmaking ideas and spaces, users and owners, specialized in vacant, difficult to rent out properties. We offer our services to the owner (public and private property) and the user (an individual or a company seeking spaces for their professional activities, for instance selfemployed, startups, creative professionals). We are urban entrepreneurs, activating and connecting formerly inaccessible supply and invisible demand. We approach vacancy as a chance, not as a problem. Our services are applicable on various scales, from a vacant ground floor to the whole building, from urban to rural context, from a national to an international scope.
Paradocks actively questions, treats and designs temporary use of spaces. We dock demand to supply, free spaces to people and knowledge about temporary use to the wider public. We are an international thinktank for temporary use, which handles the topic in a multidimensional way, combining practice with theory. We research the discourse of temporary use and vacancy, clears out its prejudice and fears, discards the label of occupation and above most inspires others to support and initiate temporary use. We enable a field of experimentation for a social development, design and test new economic, cooperative and spatial models. www.paradocks.at
Our current partners range from various sectors and countries, from public municipal institutions, to universities and NGOs; from Vienna to nearby Bratislava or Budapest till Amsterdam. local partners: CONWERT immobilien Gruppe Department for temporary use and reuse, MA 18, City of Vienna Stadtrat für Kultur und Wissenschaft, City of Vienna BAWAG PSK Department fo urban development (Gebietsbetreung), City of Vienna future Lab, Technical University Vienna institute for Entrepreneurship and innovation, Vienna University of Economics and
Business iG Kultur, Vienna Wonderland, Vienna feschmarkt dérive international partners: iNURA, ETH Zürich Mixer, Belgrade Aliancia Stara Trznica, Bratislava KEK, Budapest Coopolis, Berlin Neu Basel, Zürich Urban instiute, Riga Urban Resort, Amsterdam
166 Brooke, J. (1996). SUS-A quick and dirty usability scale. Usability evaluation in industry, 189, p. 194.
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franck, K., & Stevens, Q. (2006). Loose Space: Possibility and Diversity in Urban Life. Routledge Chapman & Hall. Harvey, D.; Rebel Cities: from the Right to the City to the Urban Revolution; Verso; 2013 Haydn, f., & Temel, R. (2006). Temporary Urban Spaces: Concepts for the Use of City Spaces. Birkhauser. Jacobs, Jane; The Death and Life of Great American Cities, Vintage Books, Random House, New york, 1961 Kleedorfer, f., & Busch, C. M. (2013). MA 18 (2011): Perspektive Erdgeschoß. Werkstattbericht 121, Wien Petersen, S. (2015) Das Pack-
Buttenberg L., Overmeyer K., Spars G. (2014); Raumunternehmen: Wie Nutzer selbst Räume entwickeln, Jovis.
Ziehl, M. e. (2012). Second Hand Spaces. Über das Recyclen von Orten im städtischen Wandel. Berlin: jovis. Selfmade City: Stadtgestaltung und wohnprojekte in Eigeninitiative; Kristien Ring, AA PROJECTS und Senatsverwaltung für Stadtentwicklung und Umwelt, Berlin; 2013 Online articles: “Es reicht nicht, Pläne zu zeichnen”; http://www.zeit. de/2015/05/raumplanung-staedtebau-fabienne-hoelzel-schweiz/komplettansicht, 2. februar 2015 ,DiE ZEiT Nr. 5/2015 (last accessed on: 20.02.2016) M. Minkjan, R. Boer: “Why the pop-up hype isn’t going to save our cities “; http://www.failedarchitecture. com/why-the-pop-up-hypeisnt-going-to-save-our-cities/, 24 May 2016, failed Architecture (last accessed on: 25.05.2016)
Golden advice “Do not think too much about it. just do it! ”
PaRaDOCKS | bridging potential www.paradocks.at
Published on Nov 28, 2016
This handbook is an outcome of the first two years of Paradock’s project Das Packhaus. At the same time, the aim is also to investigate the...