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Discovering the underworld


Transformation of an old brewery that from a sleeping industrial heritage turns into a bustling quarter


discotheque housing sport The municipalit y of Budapest ’s 10 th district is aiming to create an emblematic cultural and enter tainment theme

leisure

park on the site which 150 years ago saw the bir th of Dreher, the legendar y Hungarian beer brand. Here this

cinema

historic company had its first plant, and here too was the founding family’s residence – the Dreher mansion – together with its ex tensive grounds. Used today as a breaker’s yard, at the moment half of the facilities are used for storing various goods, some of the buildings are used by public institutions, and the rest are disused, awaiting pre-utilisation and development. Located near the district ’s centre, S1 is an island site surrounded by derelict sites, residential areas and parks. The main features of the nearly 20-hectare site are its architectural monuments, and while rich in natural assets, it is full of unique masterpieces of the histor y of Hungarian industrial archaeology. The project aims to create a cultural and enter tainment park, which will be accompanied – due to the size and the urban links enjoyed by the area – by huge scale residential development. According to the goals of the development programme, the brewer y complex is to be transformed into a so-called ‘urban industrial landscape’ where elements of its built heritage, contemporar y architecture and nature will create a new ‘cit y within the cit y’.

musical theatre hotel kunsthalle market shops event hall spa bowling snooker gambling beer museum youth hostel

The project will provide a unique site for cultural, enter tainment and leisure activities, as well as residential units; there will be a concer t stage and an events hall, a station, hotels, a beer museum and galleries, lof ts, studios, apar tments, cafés, restaurants, clubs and many other functions. The development will also make use of the incomparable 20-kilometre-long system of cellars beneath the ground-level facilities. As a result of a chain of related proper t y exchanges, today the municipalit y owns almost t wo-thirds of the site, the other third is being owned by a number of private companies. The local municipalit y’s proper t y management

restaurants landscape agora residential wellness exhibition

company is authorised to manage the development, to co-ordinate the activities of public and private par tners,

retail

and to prepare the launch of an international tender for the project. To ensure transparency during the process,

pub

project procurement is being carried out with EU funding; within the framework of the Medium-Term Urban Development Programme of Budapest there are high hopes of achieving a sustainable rehabilitation project.

café chic bar public park lofts apartments canyon…


residential and ser vice areas embedded in nature and a cultural and enter tainment theme park going under the ground


a new quar ter is emerging


the features of the area the oppor tunit y lies in industr ial monuments


where technology turns into beauty


The most spectacular buildings of the brewer y are driers, the so-called evaporators, which were the indispensable instruments of the technology for malt-production. The buildings with ornamental chimneys and exciting brick architecture have inspired a lot of film-makers in recent years. The characteristic buildings are the recurring elements of video clips, cult films and commercials. In the future they will function as pubs, studios and ser vice places for the new buildings.


and heritage creates new possibilities


The premises of bear-making is also spectacular, but it has much more representative features. The factor y building of the brewhouse with its large, related spaces and huge windows is an ideal venue for any communit y function. It could be the place for a restaurant or a small event hall, as well as far the beer-museum, which – through the presentation of the histor y of Dreher – commemorates the past of the place, and means cultural at traction for visitors.


structural force which awaits utilisation


The most robust buildings of the old industrial areas are the multi-level warehouses and silos. Their walls and slabs have used ever newer technologies from time to time for the storage of the huge quantities of barley. The utilisation of these buildings is an impor tant field of architectural innovation, as the way to their ef ficient reinterpretation is of ten through daring, surprising solutions. The suggestions for development solve the tasks of utilisation and value-protection.


relation with the town and nature


The administrative buildings of the factor y are located in the immediate neighbourhood of the former park of the Dreher castle and the surrounding residential area. The wings of the buildings, built according to the plans of the Eif fel of fice, border a huge space, where several pavilions with brick facades are found. In the future it could be the venue for an event place or a multifunctional event hall, while under the sur face parking places could be built. The villa of the Dreher family is located in the neighbouring park, which is now called Csajkovszkij park.


and the underworld needs to be discovered


The unique cellar system has fulfilled a lot of functions in the course of time, and has accompanied the past one hundred and fif t y years of the histor y of Budapest. It was a wine-cellar, then a place for champagne production. The stones of the Parliament and several famous public buildings of the capital were mined from here. It was used as a militar y factor y and fighter planes were assembled here. Now – among other things – it is a place for mushroom production. In the future this under world could become the most exciting at traction of the S1 project.


the project The S1 project received its technocratic name from the initial letter of the Hungarian word ‘Sörgyár’ (‘Brewery’) and the original function of the development area, that is S1 is a reference to factory site number 1 of the Dreher family’s legendary drink.


Position in the structure of the city Among the transforming industrial areas of the capital, Kőbánya – of the three large rust-belt areas within the city, in the area next to the reviving ‘eastern industrial area’ railway ring – is the newest function-changing industrial area of Budapest. Its development potential is based on its relative closeness to the city centre, its transitional position – through which the city centre and several suburban areas can be reached (the name ‘transitional zone’ in the city development programme originates from here) –, and its inter-modal position arising from the suburban railway development. Following the logic of the real estate sector of Budapest – where each product concentrates on different areas –, and with regard to urban usage developments, Kőbánya has not belonged to the primary development areas until the recent past. The extensive office market has found other locations, and the prestige areas of the housing market have also concentrated mainly on Buda, and on the northern and city centre areas of the Danube bank. The commercial developments (shopping centres) have been established outside the centre of the X. district, along the underground lines, practically on the skirts of the district. Changes began at the end of the nineties, when the process of finding efficient solution of social problems and employment started, and the municipality and private residential constructions dealing with subsidised flats and mass product developments began to shift their focus, and started to concentrate on the brown field areas. Today the brown fields of Kőbánya have become development areas where market-based residential constructions, the rehabilitation activity of the public sector and large scale commercial developments are all present. This was partly due to the supply of areas arising from the change of industrial and ownership structure, and partly due to the traffic infrastructure developments of the capital, and thirdly to the answer given to the situation of the development and the scale-change of the real estate industry of Budapest. Regarding the residential construction, the supply is characterised by affordable products in bulk. In 2003 nearly 800, in the following year 1.400, and in 2005 more than 2.000 flats were built. Based on this, Kőbánya is the 6 th ranking district of the capital. Commercial projects have been first realised along the large traffic routes bordering the district (Árkád, Ikea, Euro Park). However, the Mázsa Square shopping centre – the current project of the Magnum group – aims at the centre of the district. Due to its area and ownership structure, and the coming traffic developments, the real estate market of the district has a great future potential.


The brown zone areas

MĂ V lines

Inter-modal junction systems

Urban fast train lines Main tramway lines

Figure 1  the location of S1, in relation to the structure of the main public transport routes of Budapest


Horse racing course

Expo area

Szent László Square – city centre

S1 area Mázsa Square –  railway station


Project surroundings – the immediate area of S1 Besides the institutional position and the related housing, office and rehabilitation projects of the historic centre of Kőbánya, Szent László Square, and besides the shopping centre and housing development ambitions relying on the inter-modal position of Mázsa Square, the third development pole is the brewery area. In the near future, in the three project areas, altogether on 500.000 m 2, 3.500 flats, 60.000 m 2 commerce and service, 25.000 m 2 cultural projects will be realised. As a result of the developments, the public areas around the projects will also be renewed. In the process of the renewal of Kőbánya City Centre, the aim is, on one hand – as the task of the district – to improve the existing connections among the three areas, on the other hand – in cooperation with the capital – to improve the inner-city traffic conditions in the project area, and within the framework of the city renewal programmes – in cooperation with the private sector – to continuously improve the quality of the connected public areas and the built environment.

Figure 2.  the centre of Kőbánya and the project area


The area The determining-sized area, which is part of the former factory site of the brewery, and at the same time is the starting point of the development, has become the property of the public sector as a result of a swap of properties between S.A.B. – in which the South Africans hold a financial interest and which purchased the Kőbánya Brewery during privatisation – and the 10th district local government. The area of the factory site – which was undivided during nationalisation until the 1950’s, was divided into more parts and became the property of more owners with the start of privatisation. For years there has not been production activity in the area, which is the property of the municipality and managed by the Kőbányai Property Management Plc. However, with regard to the unused buildings, temporary utilisation to maintain conservation has already started. This was especially urgent because of the recent regulation of the National Office of Cultural Heritage that changed the state of the area completely: as several buildings came under temporary, and later, permanent protection. In its features, the area is characterised by most factors that determine the renewal of function-changing industrial areas. The stock of buildings under monument protection with rich cultural history, the unique, undivided cellar system under the area, and the traditions of local history result in a serious task, which can be converted into developmental value. This is accompanied by the site, preserving the unity of the area, the overall picture of an urban landscape, and the environmental values, which are further strengthened by the position of the former Dreher castle park, now called Csajkovszkij park. The remaining stock of buildings to be preserved is structured into well-separated groups, therefore, a theoretically freely formable place is available for the flexible creation of new elements of the development. The site displays exciting duality. Despite its complex structural and connectional system, it has a separate position, while with its 20 ha undivided area it is the project with the greatest developmental potential in the district centre.


Development aim By the extension of the current S1 area, the objective of the programme is to construct a thematic park that would blend into the landscape while rehabilitating the environment of the former industrial plant. The entertainment and cultural functions of the park would add to the value of development projects planned to be implemented in the Kőbánya district centre. At the same time, the contents of services would be based on the components representing a specific market value, derived from local cultural history. Therefore, the thematic park would not only serve local demands, but it also has the potential of being converted into a project with metropolitan and tourism appeal. Although S1 remains an inclusion – to be constructed with the principle of ‘a city within the city’ –, by connecting to the poles of the district centre and improving the system of links, it would integrate the significant components of the district centre, and would become a unique location worth being discovered through gradual provision of access and visual exposition in the mental map of people. S1 requires a central location, i.e. a form of agora, with prevailing architectural solutions to reveal all the essential values of the surroundings in a concentrated form: by presenting the very best of old industrial architecture, and the appeal of the natural environment for enjoyment, by opening the unique underground cellar system integrated in the utilisation of the facilities, whilst the cityscape will be further enhanced by the vision of contemporary buildings inspired by industrial architecture. The core of the S1 development project is represented by the development blocks that demarcate the passages of various dimensions leading to, or offering, a full view from the agora. The blocks display a plethora of exciting and dynamic architectural designs in an alternate rhythm, with a variety of construction frequencies to accentuate the grace of old buildings or to enrich their style with new values. Thus, the blocks bring to life the authentic industrial cityscape as an exceptional and tangible experience. The visual positioning of the blocks is not an end in itself, but functionally adapted to user and operator needs, whilst offsetting the economic disadvantages of the reconstructed old buildings. S1 should be converted into a place where all forms of culture representing uniqueness and individuality are welcome, including alternative service products which – due to the special character of the place and its service background – have not yet found their true home in Budapest, such as loft studios, the beer museum, a media centre, a design hotel, jazz clubs etc., in addition to the standard series of restaurants, terraces, piazzas, event venues, studios, places of amusement and hotels.


Programme elements that provide the basis of planning Culture and event – event specific halls and buildings with large seating capacity total:

5.000 m2 4.000 m2 2.000 m2 11.000 m 2 21.000 m2

multi-functional event centre (for 4000 persons) musical theatre (for 1500–2000 persons) exhibition area (kunsthalle) open-air urban event square

Service – retail, catering and background functions total:

3.000 m2 3.500 m2 7.000 m2 12.000 m2 25.500 m 2 3.500

10-15 restaurants retail hypermarket 2 × 200-room hotels parking places, 4 underground garages

Entertainment – the complex for the utilisation of the cellar system total:

800 m2 casino 3.000 m2 gambling hall 2.000 m2 disco clubs 2.000 m2 bowling 1.500 m2 snooker/pool rooms 3.500 m2 cave-bath, wellness 12.000 m 2


Construction of flats – (market and municipality construction of flats) – high density, with estate-like building

2.500 residential units 175.000 m 2

Social functions – services provided by the municipality

3.500 m2 (surgery, school, kindergarten)

Sports and leisure – surface establishments, in the immediate neighbourhood of the park 5.000 m2 tennis, squash, climbing wall, street ball, football, swimming pool, etc.


Organisational background Project management Kőbánya Property Management Plc. is the property management organisation of the local government of the 10th district. Apart from the comprehensive management of the 85 million € volume property of the district, it performs the development tasks of the projects of the local government. Besides its project preparatory tasks, it is responsible for the coordination of the rehabilitation tasks, which are operated in the co-financing by Budapest Capital Municipality and the 10th district. It also manages its own housing blocks modernisation programme, the so-called ‘Panelprogram’. Several other municipalities and other actors of the public sector use its property-expertise, property management and consulting activities regularly. The project management and controlling activity – which is performed according to the norms of financial institutions, in a cluster system – is a unique service of the organisation.

Károly Fecske CEO Value analyser economist. The initiator of the S1 project, the person in charge of the preparation of the development. He has been the CEO of Kőbánya Property Management Plc. for three years. He also administers tasks in the largest property management organisation of Hungary. He is originally an expert with technical qualification. Among other things, he took part in the establishment of the Railway History Park of Budapest as founder; initiated to build the so-called ‘Swallow-flats’ for young professionals; actively participated in the renovation of the Eiffel hall in the legendary Nyugati Railway Station; and managed the development of several industrial factories in Hungary and abroad. He played water polo for more than 30 years. Today he collects and takes photographs.


Consultants Since 2004, András Balázs Sütő, the senior consultant of NAOS, has been involved in the formation of the frameworks of the project and in organizing the cooperation with the public sector and the private partners. He participated in the preparation of the brown field rehabilitation strategy of Budapest and in the establishment of the partnership between the city and the railway company. He also works in the Loftprogram and the re-organisation of the rehabilitation of inner districts. Since 2006 Günter Bischof, as consultant, has been working on the support to take the project to the international market, and he has been coordinating the creation of the development programme and the master plan. He has participated in the preparation and the realisation of several brown field and cultural projects, such as the well-known Gasometer project and Museum District project in Vienna.


Fellerer Group

Futureal Group


Developing partners In the S1 area the change of private owners has begun. The original owners of the industrial area are being changed by those partners who have interest in development, and has joined the project with conscious development aims that are in line with the goals of the S1 project.


The Futureal Group The Futureal Group (www.futurealgroup.com) as a dominant player in the Central European real estate market, developing over 1,3 Bn EUR worth of projects, is a participator of the S1 city renewal project. The Futureal Group has a solid expertise in City regeneration projects. It runs, in conjunction with the local municipalities, the Corvin Promenade Project (www.corvinpromenade.com), which is the largest city centre urban regeneration project in Central Europe with a 220 000 sqm project area in the heart of Budapest and a project value of above 500 million EUR plus 72 million EUR for public programs, including social housing, new public spaces, infrastructure renewal. The Cordia Co. Ltd. – the residential development arm of the Futureal Group with a current portfolio of close to 5  000 residential units (www.cordia.hu) – plans to create a calm and familiar niche of around 800 residential units in the future residential sector within the S1 area. The Futureal Group believes in the synergy between its planned residential development and the S1 project. The success of the residential project will serve as the catalyst of change required for the S1 developments, while the S1 project backs up the residential project by creating a wider vision for the new quarter and an improved infrastructure.


The Fellerer Group The Fellerer Group (www.fellerer.hu) has invested 36 million EUR in residential area development in the Budapest market since 1995. By purchasing about 2.6 hectare next to the S1 Project the Fellerer Group has begun acting as partner developer in the project. Until now the Fellerer Group has had successful real estate developments with individual residential projects in the first place. The Fellerer Group has gained valuable experience in cooperating with Local Governments during residential home developments in the 1st, 2nd, 6th, 9th and 13th districts of Budapest as well as in developing public infrastructures in partnership, in relation to the developments. The Group completed more than 500 apartments until 2006 and regarding the rate of progress the Group has begun the development of an additional 1240 residential units and gained interest in the preparation of about 26.5 hectare for development. The Fellerer Group is planning to build 1000 residential units as well as to complete a Retirement Home of 150–200 apartments within the framework of the S1 Project, by trying to relate to the environment of the industrial heritage during the construction process in a diverse manner. An accentuated aspect of the development process is to achieve the criteria of bio architecture. The Fellerer Group thinks that joining the complex city development programme of the S1 project is a great opportunity. The Group is also committed to achieve the progressive aims of the whole development in relation to the formation of the city quarter, during the planning phase of the residential development.


Workshop The Local Government of Kőbánya and the Kőbánya Property Management Plc. have established a intellectual workshop (Workshop), whose task is to work out an architectural development plan (Master plan) in order to create the development programme and to support it with planning. The Master plan will serve as the bases of the call for International Investment and Development Tenders, which will be announced for the area in the near future. Professionally outstanding and well-known designers have been invited to participate in the Workshop – Erick Van Egeraat Associated Architects, NAOS Architecture, Sporaarchitects, and Zoboki – Demeter & Associates Architects –, who are willing to cooperate with other creators in working out the Masterplan, which corresponds to the development concept, it is creative, contains unique ideas, and is a determining factor in the formation of the cityscape. The Workshop is a kind of controlled competition, within a special framework that enables the offices to see each other’s work constantly, and through the evaluation of the results they are able to create one collective plan finally. This method is a lot more efficient than traditional tendering or professional work, because competition, cooperation and control are constantly present among the participants. The offices have already made their individual suggestions – see: in the chapter on architectural workshop. Then, during the evaluation of these suggestions – in accordance with developmental, urban and architectural values –, the bases of a synergic suggestion have been formulated. In the near future the Master plan will be worked out, on the basis of which the current regulation for the area will be modified.


Figure 3.  Thematic illustrations belonging to individual suggestions, from the value-analysis of the Workshop

The final result of the Workshop is a copyright area-utilisation plan, which is part of the S1 real estate development product.


Figure 4. Thematic illustration of Kőbánya City Centre high priority development – NAOS Consulting, 2005


Partnership with the Capital – Podmaniczky Programme 2005 – 2013 As part of the preparatory work of S1 project, the aim is to improve the medium-term urban embedment of the area. For this purpose, from the important projects of the wider development environment of the project, and from the sum of the possible developments of the project, the Kőbánya city centre development concept was born, which provides the framework for a three-polar district-centre development programme. The three projects, in order, are: commercial and housing development of Mázsa Square; arrangement of the boundaries of Szent László Square by housing, commercial, institutional, service and office rehabilitation of the surrounding blocks; and cultural, entertainment and residential developments of the area of S1. It is important that all the three components were initiated by the municipality of the district: the public sector prepared – and is constantly preparing – the project, it sold – and will sell – the developments through a call for tenders for the area; letting the private sector realise the developments. Mázsa Square and Szent László passage projects have already been sold, and their realisation is in progress – or will soon start –, while S1 project is being prepared now. In 2006, during the review of the Podmaniczky Programme – which is the medium-term city development programme of Budapest –, the Kőbánya City Centre high priority development project idea was declared to be a district sub-centre by the Budapest General Assembly, while within this, the brewery area became a brown field rehabilitation pilot project.

What do we expect from the programme?  In

relation to the area: the extension of the rehabilitation programme, the re-cultivation of the surroundings of the project; in the cooperation of the district and the capital, the assurance of the development pre-conditions of the area; and furthermore, the establishment of the pragmatic utilisation of protected monuments.

 In

relation to the project environment: the frameworks of the establishment of the district sub-centre; the developments of traffic infrastructure, such as the integration of the centre to the suburban railway traffic, the creation of an inter-modal junction, the development of road networks, and the improvement of public area quality.


EU framework programme – preparation in an international context From the last quarter of 2006, the INTERREG III.B CADSES programme called MISTER provides further frameworks for the preparatory activity, in which seven projects of the European Union exchange experience. The aim of MISTER is to plan and to test integrated actions related to the renewal and the re-development of brown fields, the results of which may provide an alternative against the extensive growth of cities. On the basis of already existing European examples of the re-utilisation of industrial areas, MISTER wishes to facilitate the establishment of a framework programme, which enables the transparent and most responsible involvement of the private sector in projects of public interest. In order to reach the aim, in the beginning legal-administrative-financial examinations and feasibility studies are carried out, which – through the network of the programme, with the start of a trial phase – concentrate on the re-utilisation of brown fields. The developed strategy is applied during the planning of the establishments of new urban services, with special consideration to the application of environmentally conscious building systems. The ultimate aim is to form and to develop the trans-national, integrated and sustainable model of urban development.

What do we expect from the programme?  Financing

the preparation, the fulfilment of the pre-conditions of further capital involvement, the preparation of a call for international investment and development tenders.

 Structuring

the income sources from public sector projects, their practical establishment, the foundation of the necessary legal background.

 Improvement

of the international reputation of the project.


Erlangen (DK)

Karlovy Vary (SK) Velka Hledsebe (SK) Košice (SK) Budapest Kőbánya (HU)

Ferrara (IT) Rimini (IT)

Figure 5  Partners of the CADSES Co-operation Area participating in MISTER


The operation of the project organisation, tender preparation On the basis of the studies that have been prepared so far, Budapest Kőbánya Municipality adopted in a resolution the guidelines relating to the establishment and operative management of the uniform development programme of the area. In accordance with the resolution, Budapest Kőbánya Municipality assigned Kőbányai Property Management Plc. to prepare the proprietory dialogue, the development programme and partnership, as well as to have the preparation done for the preliminary documentation of the call for international investment and development tenders. The body of representatives also provided for the schedule of the preparatory work. Kőbányai Property Management Plc. has established a separate management for the preparation of the project, in which experts of the organisation and external consultants participate.


Organisational structure of S1 project preparation Proprietory level Budapest Kőbánya Municipality

tasks: Coordination Establishment of partner relations

S1

Authorities level

Strategic level

KV

(Kőbánya Property Management Corporation)

Károly Fecske CEO

Organisation development

Operative level Gábor Kovács interreg manager

Pre – utilisation

Balázs Rokonai legal background

Settlement of ownership


call for tenders

regulation

MASTERPLAN eea naos sporaarchitects zda

©

WORKSHOP

consultants: Günter Bischof

product development , workshop, MASTERPLAN

International market

András Balázs Sütő

Public administration Framework structure

senior consultant – architecture communication consulting

Miklós Marian Auditor

BUDAPESTPROJECTS

international developers operators X. district BP. PP EU local developers Financial institutions

INTERREG

EU

PR / Marketing

BP

András Balázs Sütő

27. July 2006.


The results of preparation Development guidelines

Regulatory plan

the aims of the development and the guidelines of preparation have been adopted on the bases of the study supporting the project the district regulation serving the transitional state of the project preparation has been adopted

Project preparatory organisation the management and the cooperating expert group have been established City centre programme

the developments of the project area – as part of a district-development concept – have been integrated in the development plan of Budapest

Master plan in progress

the architectural workshop has made suggestions for the development of the area and has started to work out the final plans

Ownership settlement

the land registry and legal settlement of the ownership structure of the area has started, with the aim of establishing a clear ownership structure

Partnership relations

the negotiations with the private owners of the related areas have started, in connection with the establishment of partnership

Pre-utilisation

serves the financing of the conservation maintenance of protected buildings, the pre-utilisation with a cultural aim from 2007 is being organised

Schedule plan

the action and schedule plan for the preparation and the involvement of developers has been adopted

Partnership agreement

among the new private developers (having ownership in the area) and the project management organisation, relating to the cooperation during the preparation process


Plans in connection with capital involvement The final development concept is formulated through communication with the market and the implementation of results. In parallel with this, the feasibility study will be prepared, on the basis of which the public sector and developers will be involved. In the coming half year, the S1 project will focus on this preparatory work.

Current steps: December 2006 March 2007 March 2007 May 2007

adopting the final development programme and the master plan finalising the feasibility study defining the framework for the involvement of developers, call for the involvement of developers (MIPIM 2007) city development contract between the municipalities of the district and the capital


The logic of the financing plan The financing of the preparation process and the realisation of the project mark two wellseparated phases. The preparation is financed by the district and the EU, the final result of which is capital involvement and the establishment of partnership with real estate developers. According to preliminary ideas, the involvement of the market actors of the project will be through the privatisation of a development organisation. First, the revenue and the funds for infrastructure development and rehabilitation will be raised, then the property partners’ contributions to public developments will be carried out. The project counts on income from the sale of the utilisation right of municipality-owned areas and from the sale of areas, and finally, on income from continuous operation.


District financing

External financing

Project definition, support

Development study

Workshop, Interreg, Podmaniczky Programme

Organisational know-how

BP. X. distr.

X.distr.

EU

Joint intention


Financing and revenue structure of S1 project

rehabilitation

Revenue 2.

Revenue 3.

3. operation

2. privatisation

1. b. investor

Revenue 1.

1. a. sales of land

Budapest Podmaniczky Programmme sources

Project company

S1 properties Financial institution Developer partners Investor

Local developer

International developer

András Balázs Sütő

27. July 2006.


a r c h i t e c t u r a l wo r k s h o p where the wor ld of visions seeks for the solution


More than for t y exper ts and nearly ten organisations take par t in the preparator y work of the S1 development. Within this framework, the urban and architectural foundation of the development programme is unique, as it is the result of the cooperation of four well known architecture of fices. Their work is carried out in the framework of a workshop, where during the evaluation of the individual proposals, and in accordance with the opinion of the actors of the development market, the masterplan for the market is finally made ready, on the basis of which the development may begin.


Erick van Egeraat Associated Architects ’This area is as rich in traditions and hidden values as in unique oppor tunities. Not only the buildings of the former Dreher brewer y can be found here, but also a unique cellar system, which has accompanied the past centur y of the histor y of Budapest in secret, and which – as an abstract formation – is still lying under the exciting sur face. If the development plan for this area interprets these traditions in a creative way, it will become possible to create a unique and unmatched development project here. A new world, which brings resurgence and economic revival to the district, thus making the area of S1 one of the most special points of Budapest, and – without exaggeration – of Hungar y.’

Erick van Egeraat (50) Rot terdam


t wo separate worlds The space system of the cellar slashed by canyons will be the main organising force of the area, the functions

Project si te and the cave system

of the upper world and the under world will be formed on this frame.

Monuments and the new canyons

Sur face infr astr ucture

Posi tion of the hotel

Posi tion of the event hall


EEA proposal: Our architectural concept is based on the traditions of the area and the special features of the cellar system, assuming the necessar y infrastructural development. By lowering the level of the ground, opening the cellar system from above, and creating length cut tings, ‘canyons’, we disclose the space system of the cellar, and we create an ‘under world’ besides and under the existing ‘upper world’. The t wo worlds are in visual relation with each other, but due to their dif ferent levels and the more hidden nature of the cellar system, they will be able to house dif ferent functions. The upper world will be the place of the quiet residential and rela xation functions. The under world will house the noisier enter tainment, commercial and cultural functions. The visual connection of the upper world and the under world will be evident in more respects. On the one hand, with the varied disclosure of the cellar system we create places enriched with views upwards and downwards. The stone which remains at the formation of the cut tings, the disclosures and the canyons ser ve as the natural facade of the canyons, while the ex tracted ashlar will be used at the creation of the sur face buildings, thus the usage of the same material will become another link. The space system of the cellar slashed by canyons will be the main organising force of the development of the area, the functions of the upper world and the under world will be formed on this frame. As a result, we believe that the area will have a unique, matchless character, which will at tract the at tention of qualit y developers, thus making it significantly more valuable. If in parallel with the realisation of the project, the expected infrastructural developments in this par t of the town are also carried out, then the area will be linked by more ties to the life of the cit y, and as a result, the centre of Kőbánya will be formed in this region.


NAOS Architecture ‘The preparator y work of the development in the brown field areas means a constantly changing challenge. In each area the task consists of the combination of special and unique elements. Mixed proprietor y structure, surrounding infrastructure which needs development, and historic buildings built with special technologies – the contradictions of scope for action and compulsor y paths, which – during careful planning – finally become a project. One of the keys of the success of the S1 project will surely be the harmony bet ween the architectural and the development programme. The other, just as impor tant condition is that this synergy must also work well during the realisation: the future developers of the area must regard architectural qualit y an added value and they must work on the realisation of this value during their work.’


András Balázs Sütő (32) and Csaba Ber talan (32) Budapest


icons that give new identit y New buildings which will be characterised by bustling life will be linked to the urban net work established bet ween determining architectural signs and industrial

Project si te and the cave system

historic buildings.

Protected buildings

Event hall, musical theatre, hotel

Sur face and underground infr astr ucture


NAOS Architecture – Sporaarchitects proposal: Our suggestion is a vision which answers the development programme, and handles it in an urban contex t. Besides creating new values, we placed large emphasis on practicabilit y and on the utilisation of existing features, industrial historic buildings and cellars. The new buildings which will be characterised by bustling life – such as the event hall, the music theatre and the hotel – will be linked to the urban net work established bet ween determining architectural signs and industrial historic buildings located in the a xis of the area. The exciting disclosure of the existing cellars and the residential zone around the enter tainment centre will be linked to the net work. In the lower par t of the area a multi-functional event hall with large seating capacit y will be built, where mass events, concer ts, multimedia events, conferences and fairs will be held. The hall with the new square, and with the Csajkovszkij park, will establish an exciting connection, where the urban level utilisation of the area becomes possible with ex ternal and internal uniting possibilitiy. The higher par ts of the area will give place to communit y and residential functions. The musical theatre will have the same seating capacit y as the Erkel theatre in Budapest. With its eye-catching architectural design and location it will be a representative venue for the culture of music and it will be the central organising element of the area. The hotel behind the theatre will be built on the existing dr ying block and it will tower above the existing buildings like a parasite. Its related ser vice functions will fill the space bet ween the existing industrial buildings, the silo and the six-tower malt dr ying building. The utilisation of the cellars under the area as a bath will be linked to the hotel. The utilisation and the par tial disclosure of the cellars, and their integration to the sur face net works create a uniquely at tractive space-experience, and the possibilit y to involve more functions. The line of pavilions placed bet ween the cellars and the sur face will be the frame for restaurants, wine-cellars, night-life, discos, bars, casinos and gaming rooms. The utilisation of the cellars lying under the residential area involves the examination of the possibilit y to establish parking places, as well as to establish a mechanical system led through the cellar system, which would use the permanent temperature of the cellars for cooling and heating the sur face buildings. The creation of a related residential zone enables big building densit y and the building of qualit y flats in a way which is unprecedented in Budapest.


Sporaarchitects ‘This project provides an oppor tunit y for us to be involved as architects in the formation of a townscale development, and to cooperate with the other par ticipants of the investment from the beginning. The scale is huge. The creation of the urban contex t and the definitions of the architectural design of the given buildings is a complex task, which – in our opinion – may only be looked at in its relations. We believe the key of at tractive architectural qualit y may be the creation of contemporar y buildings, defined well with the utilisation of the existing historic buildings in the centre of the S1 area. During the work it will become possible – in a unique way in Budapest – to create added value to the industrial heritage of the cit y by the unique solutions of modern, inventional and up-to-date architecture.’


Ádám Hat vani (34), Zsófia Esz ter Farkas (31), Tibor Dékány (38), Orsolya Vadász (30) Sándor Finta (33), Budapest


following a classic example Similar to the agora and the church area of the ancient cit y of Athens this suggestion evokes the acropolis but complements it with a new element: the opening

Project si te and the monuments

of the cellar system.

Musical theatre

Mul tifunctional event hall

Design hotel

Commercial a x is


ZDA proposal: The morphological features of the area are similar to the agora and the church area of the ancient cit y of Athens. Our architectural suggestion evokes this acropolis and complements it with a new element: the opening of the cellar system in the direction of the sur face. Formed on the basis of its predecessor, the main element of the building complex is the musical theatre, which stands like a majestic public building on the top of the area. The stage technology of the theatre enables the per formance of most productions of the genre, and the utmost utilisation of the area by directors. This makes the building a real central element, since – as the most flexible theatre of the town – it has the chance of becoming a really successful building. This place, the area of the theatre, is the crossing of the ‘T’ shaped inner pedestrian a xes at the same time. While on the main a xis of the main street of the former factor y site a new sur face promenade will be created, nex t to it a commercial function ‘canyon’, going down to the stone cellars, will be built. In front of the theatre, in the lower par t of the area, the catering complex of the renewed historic buildings and pavilions will designate the perpendicular a xis. This second a xis will link the project to the historic town centre of Kőbánya. Clear and defined functional triformit y will be the basis of the arrangement of the event places. To the lef t of the theatre, an open air concer t place, able to hold ten thousand people, – a new urban place – will be formed. To the east of it, the multifunctional hall placed in the foil of the tall brewer y buildings will give the main element of the enter tainment and cultural institution-centre. The commercial, spor ts, catering, enter tainment and gambling places arranged on the pedestrian a xes will accompany the ways leading to the centre of the area. The overall picture of the project will be formed by the contemporar y, unique architectural elements, the neutral world of the functional and ser vice buildings, and the creatively renewed historic buildings.


Zoboki – Demeter & Associates Architects ‘The renewal of the brewer y is one of the most promising development oppor tunities in the brown zone of Budapest. Its future infrastructural developments, and its place in the structure of the cit y may make it one of the key projects in the coming years of the cit y. Its specialities are the revivable historic factor y buildings which have a special atmosphere, the building areas which can be freely developed with new buildings, and the satisfactor y propor tion of green areas and the already finished built environment. As the name of the district – Kőbánya (‘Stone mine’) – indicates, the unique feature of the area is the huge cellar system which lies under the former brewer y buildings. Presumably the most interesting enter tainment and cultural centre of Budapest can be built here by creating a unique line of places, which conjures up the world of stone miners, and in harmony with this, by applying architectural solutions which utilise the features of the terrain.


G谩bor Zoboki (42) and N贸ra Demeter (40) Budapest


masterplan proposal The Master plan proposal based on the unification of the previous three proposals mar ks the final order of the functions to be placed in the area, takes into consideration the ownership str ucture and defines the combination of the development products.


24 25

26

22

27 23 4

3 2

21

11 12 15

10

5

20 19

1 14 13

18

8 17

9 7

6

16


Masterplan areal function proposal: 1  Multifunctional Event Hall

10  Musical Theater

19  Hypermarket

2  Market place / Agora

11  Kunsthalle

20  Communit y centre

3  Retail

12  Design Hotel / Cave bath

21  Residential 4.

4  Information / Ticket of fice

13  Pub

22  Residential 5.

5  Restaurants / Cafes

14  Beer museum / event hall

23  Retirement homes

6  Public Park / spor t cour ts

15  Enter taining canyon

24  Residential 6.

7  E xhibition hall

16  Residential 1

25  Residential 7.

8  Casino

17  Residential 2.

26  Residential 8.

9  Hotel / Clubs

18  Residential 3.

27  Residential 9


4, 3, 2, 1… t h e c o u n t d ow n h a s s t a r t e d…

4 architecture of fices  –  4 philosophies 3 suggestions  –  3 approaches 2 programmes  –  2 directions 1 project  –  1 solution


Project proprietor

Consultants

Project owner

Kőbányai Proper t y Management Plc. 1107 Budapest, Ceglédi út 30. Telefon: +36 -1-261-0246, +36 -1-263-0516 Fa x: +36 -1-263-1633

Günter Bischof  development consultant András Balá zs Sütő  senior consultant

Local Government of Kőbánya, Budapest

Representative Károly Fecske CEO rehab@kovagyon.hu

Workshop EE A  –  Erick van Egeraat Associated Architects

NAOS Architecture

Sporaarchitects Zobok i – Demeter & Associates Architects

Workshop team Zita Balajti  architect Ist ván Balogh  architect Csaba Ber talan  design researcher Bishopf Günter  development consultant Nóra Demeter  leading architect Tibor Dékány  architect Péter Dóczé  architect Erick van Egeraat  leading architect Anita Ernődi  project architect Zsófia Esz ter Farkas  architect Károly Fecske  project leader Sándor Finta  project architect Adrienne Fonyó  architect Péter Földi  architect Ádám Hat vani  architect Balá zs Korényi  architect Bence Kovács  leading architect Már ton Ma z zag  architect Ist ván Ország  architect András Balá zs Sütő   senior consultant Orsolya Vadász  architect Bence Várhidi  3D assistant Gábor Zoboki  leading architect Judit Z. Halmágyi  leading architect

Project par tner Municipalit y of Budapest  Podmaniczk y Programme

Project preparation framework programme INTERREG CADSES III.B MISTER

T his communica t ion ma ter ial was published on t he commission of Kőbányai Pr oper t y Managemen t Plc., by N AOS Communica t ion. Commission from: Kár oly Fecske Editor: A ndr ás Balá zs Sü tő Project manager: Ka t alin Hor vá t h Por traits: Mik lós Bémer, Sanne Paper Area photos: János Szen t iváni English translation: Szilvia Demény Graphic design: Judi t Beck Promotional clip: Old Cinema Pr oduc t ion Printing: Pr ime Ra te Kf t. Budapes t, 20 06.


S1 project - discovering the underworld  

This brochure was made to support the international real estate promotion of the so called S1 project, a brownfield rehabilitation program d...

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