re-imagine hammarkullen - hammarkullen på nytt

8/10/2019 Re-Imagine Hammarkullen - Hammarkullen p nytt

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Project Report

re-Imagine

HAMMARKULLEN

The Studio SUBURBS Design & Future Challenges

Chalmers University of Technology

Elisabet Berglind, Arieni Lestari Putri, Cecilia Rossing, Sara Svensson


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Chalmers Architecture and Elisabet Berglind, Arieni Lestari Putri, Cecilia Rossing and Sara Svensson, 2011.

This is a final report in the master course: Suburbs design & future challenges, www.suburbsdesign.wordpress.com, in the master program:Design for Sustainable Development www.chalmers.se/en/education

Examiner: Jenny Stenberg, [email protected], 031-722 23 46, Chalmers Architecture www.chalmers.se/arch and Centre for UrbanStudies Hammarkullen www.chalmers.se/urban.Supervisor: Pl Castell, [email protected], 070-242 37 83, Centre for Urban Studies Hammarkullen.Chalmers Architecture, Gothenburg, Sweden, 2011.


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This Competition Program is a part of the result of the studio SUBURBS Design & Future Challenges whichis an elective course in Chalmers Architectures master program, Design for Sustainable Development. Thestudio is situated in Hammarkullen, at the Centre for Urban Studies, and the purpose is to design and plan theurban environment for a sustainable city through citizen participation.

We are four students, Sara, Arieni, Elisabet and Cecilia, who have been working with the topic densication

of Hammarkullen. The purpose of our project is to use citizen participation to nd a spot in Hammarkul-len that is suitable for new development, and to develop a pre-study for a detail plan for this spot, as well as acompetition program that turns to potential developers. We will also investigate the current planning process inGothenburg, and reect on how it can develop for the better.

The result of the project is presented in three booklets that are organized differently in relation to each other,depending on what target group they turn to; teachers and students or developers. The Project Report turnsprimarily to teachers and students and describes the different parts of the project in chronological order, andconcludes with a discussion. Attached to the project report are the Background and Site Study as well as theCompetition Program. The Competition Program turns to developers and describes the program for a socalled Markanvisningstvling. Attached to the Competition Program are the Project Report and the Back-ground and Site Study, as complementary information. The Background and Site Study is an attachment to theproject report as well as to the Competition Program. It describes and concludes the background study as wellas the site study, and is of interest both to teachers and fellow students and developers.


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TABLE OF CONTENTS

TABLE OF CONTENT

PROJECT DESCRIPTION Densification of Hammarkullen

AIM AND VISION

PROBLEM DESCRIPTION Built Environment in Hammarkullen Building Process in Gothenburg Sustainability

THEORITICAL OUTLINE What is Densification ? Sustainable Development Citizen Participation SWOT Analysis The Human Scale

Kevin Lynchs Method Terminology

METHODOLOGICAL OUTLINE

WORKSHOP Workshop Method

Mapping Game 1, 2, 3 The Walks 1 & 2 Conclusion

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INTERVIEWS

FROM RESEARCH TO PRE-STUDY FOR DETAIL PLAN

PRE-STUDY FOR DETAIL PLAN Strategies for Hammarkullen Long Term Vision Ideas and Suggestion for Area A & B Regulations for The Competition Site Ideas and Suggestions for The Competition Site

COMPETITION PROGRAM

DETAIL PLAN PROCESS Problems of Detail Plan Process Alternative Process Solutions Suggestions for Participaton

CONCLUSION

DISCUSSION

REFERENCES

ATTACHMENTS Background and Site Study Competition Program

TABLE OF CONTENTS

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PROJECT DESCRIPTION

Densification of Hammarkullen

A couple of years ago, the city planning ofce

made a program for densication of Hammarkul-len, and discussed it on public meetings with theinhabitants. At the meetings, people generallycomplained about two things: the proposal to openup some walkways for car trafc and the suggested

densication on appreciated green areas close to

detached house and semi detached houses, in wayof views. Otherwise they were positive to densi-cation, especially if placed in the centre of Ham-markullen where the entrepreneurs need more cus-tomers and the square needs more women movingaround to feel comfor table for everybody.

The city real estate ofce now have the responsi-bility of nding developers that are interested in

building in Hammarkullen, and thereafter the detailplans can be designed. This is a slow process as thedevelopers are not really interested.

Considering the new regulations where the citydistrict committees now have a wider responsibilityfor involving inhabitants in city planning, it may be

wise to start communicating with inhabitants beforedevelopers are found. If waiting until afterwardsthere will not be so many things left to inuence

and the detail plan process is also quite quick with

regard to the ofcials not having much time for

citizen dialogues.

The task is to make a) a pre study (frstudie) of adetail plan for one area in Hammarkullen that ispreferred by the inhabitants you communicate with;b) to formulate a competition program (markanvis-ningstvling) for how that area may be built; and c)to look into the planning process in Gothenburgand propose potential improvements.

The target group for nal presentation is develop-ers.

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AIM AND VISION

Mind map values made by the group

The aim of the project is to implement the conceptof densication of the built environment, in the

context of Hammarkullen.

This includes trying to understand why it is so hardto attract developers to build in Hammarkullen,learning about the planning process in Gothenburg,

what the main obstacles are and in what ways thisknowledge can be used when creating a prestudyfor a detail plan and a competition program for amarkanvisningstvling in the area.

Special attention will be given to the sustainable so-cial development by using citizen participation as anessential part of the process. The aim is to involvecitizens with different background and of differ-

ent ages and occupations, in order to achieve an asdiverse set of inputs and picture of the situation as

possible.

The three pillars of sustainable development;economic development, social development, andenvironmental protection are all to be given greatattention in the work process, and they should beclearly reected in the nal result.

The approach to the task is supposed to be as real-istic as possible, and correspond well to the pro-gram for Hammarkullen, written by Stadsbyggnad-skontoret. Our values as architects and engineersshall be integrated in the process of developing oursolution.

Interviews with developers are important in theproject process, in order for us to understand in

what ways we could contribute to make Ham-markullen interesting from their perspective.

The competition program will be written in such away that it can be used to launch a Markanvisning-stvling for developers.

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PROBLEM DESCRIPTION

In the center square, were most people (at least all

going by public transport) move, is turning moreand more passive with shops and other activitiesclosing. Earlier this center had health care facilitiesthat many people now are missing. This square alsolacks framing towards the east. At the moment itis just spreading out towards a parking lot and anempty lawn.

The architecture has distinctive kind of scales indifferent areas. Together with bigger roads, this cre-ates districts are hard to bridge. In the small-scaleareas in west and east people seldom walk to thesquare or other parts of Hammarkullen. Areas withbig-scale houses often also have big-scale greenareas around them, that are often unused or notactivated, which creates a lack of safety.

The large empty spaces create unsafety issues in allof Hammarkullen.

In Angered 68% is born abroad or has parentsborn abroad. The unemployment rates are the high-est in Gothenburg (Statistics from Gteborgs Stad,

2009). This, and the media coverage, have created asegregation and bad stigma for the area.

Today there is a low, mostly non existing, interest

of building in Hammarkullen. The developers andthe banks consider the risks for investment too bigbecause they can not put the rents high enough inorder to pay back their loans. This ends up in noth-ing being built in Hammarkullen, especially sincethe detail plan process only starts if a developer isinterested. The process is created this way to lowerthe cost of unused detail plans.

Built Environment in Hammarkullen Building Process in Gothenburg Sustainability

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Most of the houses in Hammarkullen are built in

the late 60s. However in fact those houses are notvery sustainable, neither in social, environmentalnor economical aspects. For instance, in socialaspects, creating a lively urban environment, wherepeople feel safe and interact with each other is oneof the purpose. To build for economically weakgroups is a good social thought and it ended a lotof problems in their times.


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THEORETICAL OUTLINE

What is Densification ?

The illustration shows the density of the built en-vironment in Hammarkullen and Gothenburg City

Centre respectively.(taken from Program fr Stadsutveckling i Ham-

markullen published by Stadsbyggnadskontoret inGothenburg 2009)

Sustainable Development

ENVIRONMENT

SUSTAINABLE

DEVELOPMENT

ECONOMY

SOCIAL

equitable

viable

bearable

One of the most socially and environmentally sus-tainable ways to build today is to make existing builtareas more compact by developing land situated inbetween existing buildings, instead of letting thebuilt environment sprawl on virgin land. Densica-tion of existing areas has great potential to help

saving land resources, use the existing infrastructuremore efciently, make public transport rentable,strengthen communities and preserve valuable pub-lic space and park land. The concept is commonlyknown as urban densication.

A denser urban environment does not necessarilymean higher buildings, but primarily means beingbetter organized on a smaller land area. To increasedensity, on strategy is to build low rise buildings on

vacant lots around the city, another to complete thebuilt environment with missing scales. These strate-gies can help linking broken communities together.

Talking about private space, densication means

reducing the amount, but it also means nding ways

to increase shared space and its quality. In otherwords, private space is sacriced for better used

public space with room to foster the sense of com-

munity (Solomon, 2008).

In the area of Hammarkullen, the existing buildingsare rather sparse and the population is relativelysmall compared to the size of the area. The vastspaces between the houses can be experienced asempty and unsafe. This characterizes many of thesuburban residential areas erected within the Swed-ish million program in the 1960th and 70th (Stads-byggnadskontoret 2009).

The concept of sustainable development was of-cially dened in 1983 in World Commission on

Environment and Development (WCED) held bythe United Nations. The commission is known asBruntland commission by the name of its chair,Gro Harlem Brundtland. The most frequentlyquoted denition of sustainable development was

dened in the Brundtland Report Our Common

Future, which was published four years later in1987: Sustainable development is developmentthat meets the needs of the present without com-promising the ability of future generations to meettheir own needs (United Nations, 1987).

The traditional sustainable development concepthas three pillars; the environmental protection, theeconomic development and the social development.

The time aspect and long term thinking that is pre-sented in the report, Our Common Future, spansover all three pillars.

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The theoretical outline is a tool for us to learn andunderstand the problem and task given. It is also a

tool in nding a good sollution, not only for solv-ing the problems but also considering the long termdevelopment.


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THEORITICAL OUTLINE

Citizen Participation

The social aspect of sustainable development isoften referred to as intergenerational justice (Meyer,

2008). The intergenerational justice is justicebetween generations, for example the lifestyle ofa man living today should not interfere with thepossibility of his grand grand daughter to satisfyher needs. The intergenerational justice is justicebetween two persons in the same generation, forexample a young woman in Russia and a young

African man. In a smaller context, and in the eld

of city planning, sustainable social developmentcan consist of creating a lively urban environment,

where people feel safe and interact with each other.

The environmental aspect of sustainable develop-ment can be for example the long term manage-ment of natural resources, aiming at preservingspecies and landscapes. In the eld of city planning

this can be applied by not exploiting or letting outharmful emissions in nature areas that are homes tothreatened species.

The economic aspect of sustainable developmentis thought of as for example continuous economicgrowth over time while keeping natural resource

capital constant (Bretschger 1999). This can be ap-plied in the eld of city planning and construction

of the built environment by using renewable andreused materials in a rentable development, thatalso contributes to the economic development inthe surrounding area.

Since the Brundtland Comission, the concept ofsustainable development has been widely discussed

and new ways of exploring and developing theconcept have been published.

In this project, sustainable development is ad-dressed by trying to combine the interests of thecitizens, the developers and the vision for Gothen-burg developed by the municipal authorities anddescribed in for example the comprehensive planand the folder Stadsbyggnadskvaliteter Gteborgfrom 2008. Understanding and combining theseinterests and making sure to propose additionalelements to the built environment with conceptsincluding high social qualities and careful environ-mental considerations will hopefully lead to a posi-tive development of Hammarkullen including forexample a strengthened identity, better possibilitiesfor the citizens and better local service.

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Citizen participation in architectural design andplanning is fairly not a new concept, but now seemto be implemented more often (at least as pilotprojects)

In the Swedish context, it means involvement ofpeople living, working or moving in a certain area

for development that goes beyond the representa-tive democratic structure. There are many reasonsfor using citizen participation in urban design, rst

of all it is a way of anchoring what is being builtin a community among its inhabitants, secondly, itis a way of accessing information about the area;to discover what problems and preferences peoplehave and in the end it can also be a way of exertingdemocracy.

There is no xed method or guideline for how citi-zen participation should take place in the develop-ment of built environment in Gothenburg. In somesuburbs in Gothenburg participation has beenfrequently practiced by the municipality, researchersand public housing companies.

The development processes usually take a longtime, and not all projects that are initiated end upin a physical result. In bad cases this can lead toconfusion among people participating and lackof trust in the system. However, it is necessary tohave citizen participation as a point of departure

in urban planning and design in suburbs, since therequest and need for housing and social facilitiesdiffer from what is available on the current market.


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THEORITICAL OUTLINE

SWOT Analysis

A study in Copenhagen in 2003 shows that the activity in front of an active facade is seven times greater thanin front of a passive facade. (Gehl, 2009) Drawing inspired by Gehl.

The SWOT analysis was introduced for the rst

time at the Stanford University in the 1960th (Mind

Tools, 2011). The original use was cooperative stra-tegic planning, but often,t it is used for evaluationof a spot in Hammarkullen. The SWOT analysisaims at identifying external and internal factors thatare favorable or unfavorable for achieving an objec-tive. The abbreviation, SWOT, stands for Strengths,

Weaknesses, Opportunities and Threats.

The Human Scale

According to Danish architect Jan Gehl, our sur-

rounding environment becomes more interestingand lively when we experience it through manysenses. In order to see, hear and smell, but still feelcomfortable, we need to be at a certain distance tothe object or person. In a denser, more detailed en-

vironment small activities become more interesting.

The human eye can percieve and overlook activityat a distance of about 100 meters. At around 70meters, we can hear shouting. At about 25 metersdistance we can start decoding emotions. At about10 meters distance the experience becomes trulyinteresting and exiting. This goes for horizontalactivity. In order to fully take in vertical activity, youhave to tilt your head, which requires a much biggereffort than moving it from side to side. Commu-nication becomes very difcult between a building

and the ground, from 5 oors and up.

Applying Gehl theories in Hammarkullen is highlyrelevant, since the human scale in urban environ-ment is closely linked to safety, feelings of safety, tosocial interaction and sustainability. (Gehl, 2009)

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THEORITICAL OUTLINE

Kevin Lynchs Method Terminology

Kevin Lynch was an American urban planner, whoinvented a theory that describes how urban dwell-

ers relate to their surrounding environment. Thetheory was published 1960 in The Image of TheCity.

His main contribution was to provide empiricalresearch on city planning, studying how individu-als perceive and navigate the urban landscape.

This book, also explores the presence of time andhistory in the urban environment, and thereforehow these external factors affect people. The rst,

straightforward approach to the ci ty, taken byevery individual, is looking at it, which constitutesa 5-sense aesthetical experience through space andtime. (Zamburlini, 2010)

He claimed that there are ve different types of

structures in the city that have an impact on howpeople move through the urban space (Lynch,1960). Those ve are:

paths, for example sidewalks and streets edges, which means different kinds of bound-

aries such as buildings and walls districts, which means parts of the city that is

somehow distinguished by its character nodes, such as street intersections or meeting

points landmarks, which means objects that are easily

identied and serve as points of reference

BokalThe word bokal is swedish for a residential

locality, often with commerce in the entrance oorand residential space for the owners in the upperoor or oors. Bokal is not a new concept, but was

formerly common in Sweden and it also commonabroad, for example in Indonesia. Examples ofsuitable commercial activities are travel agency,clothing store or other costumer oriented activities(MKB, 2011).

BoverketBoverket is the Swedish national authority for ur-

ban planning, building and living.(Boverket, 2011).

BygglovBoth citizens and companies who want to build onany land has to have a bygglov (Building Permit).It is needed if you want to construct a building,facility, an addition, change the appearances of abuilding, build a canopy or a high fence. Bygglov al-

ways has to be approved by Stadsbyggnadskontoret(Boverket, 2011).

Competition ProgramThe competition program (Markanvisningstvling)contains guidelines and rules for participation in acompetition where the winner achieves a markan-

visning from Fastighetskontoret (Stadsbyggnadsk-ontoret, 2009).

Comprehensive PlanThe comprehensive plan is the municipalitys long-

term vision about how to use land and water areasand how the development should progress. Ac-cording to the national Planning and Building Act,Plan och Bygglagen, every municipality shall havean up-to-date comprehensive plan that providesguidance for all detail planning and decisions aboutbygglov (building permit) etc. The comprehensiveplan can be rened and claried through different

elaborations and thematic additions (GteborgsStad, 2011).

Detail PlanThe municipality regulates the use of land and wa-ter areas in the detail plan, according to the nationalPlanning and Building Act, Plan- och Bygglagen.

The Municipality is supposed to use the detail planwhen it investigates if a piece of land is suitable forbuilding, or if it is suitable to change the currentbuilt environment in some way. The establisheddetail plan is a juridically valid document thatrepresents the right, or permission, to build accord-ing to the plan during a certain dened time span,

between 5 and 15 years (Boverket, 2011).

DeveloperAccording to the law, a developer is the one whobuilds, demolishes or develop land. The developerhas to make sure that the work and decisions pro-ceed according to the law (Bodin, 2008).

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THEORITICAL OUTLINE

FastighetskontoretFastighetskontoret is a part of the municipal

administration in Gothenburg. Its political boardis called Fastighetsnmnden. Fastighetskontoretwork mainly with four different tasks: as landowner,within development, management and residences(Gteborgs Stad, 2011).

LnsstyrelseThe different Lnsstyrelse (Board of Ln) rep-resents the government in the 21 different Ln inSweden, and are thus gouvernmental authorities.

The most important task of the Lnsstyrelse is to

make sure that the goals that the parliament and thegovernment have set are reached(Lnsstyrelserna, 2011).

Mark- och MiljdomstolenA Mark- och Miljdomstolen is the Swedish lawcourt dealing with cases concerning environmentand water, real estate, planning and construction(Sveriges Domstolar, 2011).

MarkanvisningA markanvisning (land assignment) means thata developer during a certain time and on specialterms can negotiate alone with the municipalityabout the conditions to build dwellings in a dened

area (Stadsbyggnadskontoret, 2009).

Miljanpassat byggandeThe Miljanpassat byggande for Gothenburg is a

document containing guidelines for taking environ-mental considerations when building, rebuildingor renovating. Miljanpassat byggande shall beconsidered when a markanvisning is assigned toa developer, as well as work as a guiding documentduring the detail plan process and when a byg-glov is assigned (Gteborgs Stad, 2009).

MiljbyggnadMiljbyggnad (formerly Miljklassad byggnad) isa system for environmental certication of build-ings, based on Swedish construction and authorityregulation as well as Swedish building traditions(Sweden Green Building Council, 2011).

Shared ContractIn a shared contract (delad entreprenad), thedeveloper purchases the different parts of thecontract separately, eg the technical installations orthe construction of the load bearing structure. Thedeveloper is responsible for the coordination of thebuilding process (Bodin, 2008).

StadsbyggnadskontoretStadsbyggnadskontoret is a part of the municipal-

ity in Gothenburg and is the administration ofstadsbyggnadsnmnden who is the political boardof stadsbyggnadskontoret. Their task is to regularlycreate a comprehensive plan for all of Gothenburgand make detail plans. They are responsible forbygglov (building permits), maps and aerial pho-tographs and also a big public archive where it is

possible to nd bygglovsritningar (building permit

documents), property maps and valid plans (Gte-borgs Stad, 2011).

Turnkey ContractIn a turnkey contract (totalentreprenad), the devel-oper leaves the responsibility of the whole designand building process to a turnkey contracter. Thecontracter is the responsible for the execution ofthe task, following the dened functional require-ments (Byggledarna Projektpartner, 2007).

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METHODOLOGICAL OUTLINE

Long Term Strategies

Learning aboutHammarkullen

CitizenParticipation

andInterviews

Discussion and Design

Presentationand

Exposition

Acknowledgementfrom Municipalityand Developers

HVB Plus Plus SquareBuilding

The illustration describes the different processes within this student project.

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Multi family buildingWritethenumberoffloorsyouwant.

Artwork/decoration

Keep

Bus/tram stop

Parking

Demolish

Meeting place

Park

I feel unsafe here

I live here

I feel safe here

I do not like this place

I like this place

I avoid this place

Playground/soccer etc.

Public building

Renovate/change

Restaurant

Villa/row houses

School/preschool

Business/operation

Squere

Symbols for the mapping games

WORKSHOPWorkshop Method

The method for citizen participation in this proj-ect is a combination of two workshops methods,the mapping workshop by Sigrid stlund and thesafety walk method used by Gothenburg City. Toget input on the combined method, a meeting withPeter Frst, adjunct professor at Chalmers Archi-tecture, was arranged. His inputs were important

when deciding the nal workshop structure.

The mapping workshop in this project was workedout with inspiration from Sigrid stlunds mapping

workshop. Sigrids workshop includes a map anddifferent stickers symbolizing various experiencesyou can connect to a certain place, for example anose to describe a strong smell, as well as tiles sym-bolizing various different types of changes in thephysical environment, for example trees.In this project, the mapping part of the workshop

was carried out in a slightly different way, still ap-plying several of the ideas from Sigrids method.

The two different parts, where you put stickerssymbolizing how you experience places and there-

after the tiles describing proposed changes in thephysical environment, were kept. The symbols ofthe vtiles and the stickers where changed to bettersuit our aim, in order not to have a too large num-ber of different symbols.

The mapping part of the workshop is divided into

two different parts. The rst part consists of the

participants placing the emotional stickers on themap. This is done under silence and the time islimited to three minutes. After the three minuteshave passed, each participant has the occasion todescribe briey his or her choices. The stickers are

not supposed to be moved once they have beenplaced. In the second part, the participants placethe tiles with proposed changes on the map, whilediscussing the different choices together. The tilescan be moved around during the discussion.

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We found the participants throush previous con-tacts from the course. We also use the associationnetwork that already existed in Hammarkullen. Lastbut not least, we also try to approach people in theHammarkulletorget.


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WORKSHOP

Workshop Method

The Guideline Book for Safety Walks by Bover-

ket and Tryggare Mnskligare Gteborg is thebase for the safety walk part of the workshop. Inorder to make the method correspond better to ouraim, some changes in the described methods weremade. As the aim of the walks was not mainly totalk about what places that are safe or unsafe, butrather what places are suitable and not suitable fornew buildings.

The original safety walk has three meetings, last-ing two hours each. In the rst meeting there is a

map to assist the discussion around places that willbe visited during the second meeting. In the thirdmeeting, possible changes are discussed.

It would have been hard to recruit participantsamong the citizens and people working in Ham-markullen, to spend two hours at three different

occasions for a student project. The workshop wastherefore kept shorter, and concentrated to one oc-casion. Each meeting lasted in total two hours. Therst two meetings in the original method for safety

walks, were combined to one. The third meeting ofthe original method was excluded, since the work-shop is held within the frames of a student projectand none of the propositions and inputs can beassumed to become reality. The participants willinstead be invited to the presentation.

Democratic Meeting Tool is the meeting methodapplied in the workshops in this project, was intro-duced by Per Herngren. The idea with using this

structure in the workshops, was to divide the powerequally among the participants and the responsibil-ity among the group members. Different roles withspecic tasks and responsibilities are dened, and

each one of the group members had a specic role.

The facilitator is leading the meeting, makes surethat all participants have their say and that the dis-cussion keeps to the subject.

The vibes watcher makes sure that everybody is

feeling good, opens the windows when fresh air isneeded, that there are regular breaks, brings coffeeand water and intervenes if a person seems to feeluncomfortable or if the discussion is going on andon without coming to any conclusions.

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The tasks of the power intervener can be combinedwith the vibes watchers role. He or she is supposedto be watching out on hidden conicts and inter-

vene if those are not constructive, interrupt in anice way if someone makes someone else feel bad,if someone is too dominant in the discussion etc.

The time watcher makes sure that the meetingkeeps within the foreseen time schedule. If thetime is running out the time watcher is supposedto point this out in a way that does not stress theothers. He or she can tell how much time differentspeakers have to their disposition, intervene and sayten seconds left if someone is talking to long or

about something inconvenient.

The secretary shall make sure decisions are formallybeing made during the meeting, write down what issaid and all decisions that are made.

All the interruptions shall be made in a careful waythat makes no one feel insulted or pointed out ina negative way. For example if person 1 interrupts

when person 2 is speaking, the power intervener orthe facilitator can say for example It is nice to hear

that you have so many ideas, but I rst want to hearwhat person 2 has to say.


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WORKSHOP

Mapping Game 1 Mapping Game 2 Mapping Game 3

In the rst workshop there were very spread cat-egories of people among the 5 participants. Theylived in different areas of Hammarkullen, had threedifferent ethnicity, were both men and women,young and elderly. During this meeting there was a

vivid discussion of social problems and less focuson development of physical environment. Thebiggest discussion was around the lack of meet-ing places. In this diverse group there were also a

diversity of the wishes of what this meeting placeshould be. One thing they all wanted was that itshould be placed close to the centre. There was alsoa discussion about how empty buildings that usedto be lively now feel very unsafe for example theold church and the square building.

The second workshop had three participants, menand women, young and elderly, who lived in Ham-markullen for a long and a short time. Differentethnicities were represented and they all lived inthe same area of Hammarkullen. The discussionfocused more on the physical environment than thesocial. Accidently they all lived in Sandesltt whichprobably inuenced the outcome. They concen-trated the improvements around the centre square

and Sandesltt, where they lived. After a while theysuggested things they wanted in their own close en-vironment also in the other blocks for other people.The only place they wanted to redo or rebuild wasone part of Bredfjllsgatan.

The third workshop involved a group of peopleworking in home care for mentally disordered, withpremises in Bredfjllsgatan. They all have Ham-markullen as their workplace, and thus move in thearea on a daily basis. The discussion much con-cerned the outdoor environment, safety during dayand night, maintenance and garbage. It appears thatmany of the participants were afraid to move in thearea after dark. Especially the square and the under-

ground tram stop were considered unsafe duringthe evening and at night. Everyone were positiveto the surrounding nature and nice pathways, butthese areas were also seen as unsafe during the eve-ning and night. All were positive to more buildingsin the area.

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WORKSHOP

The Walks 1 & 2

walking area during The Walk 1

stop point during The Walk 1

walking area during The Walk 2

stop point during The Walk 2

During the walk we noticed that some places ap-pears to be unsafe during darkness, one example isthe passage from the swimming hall to Bredfjlls-gatan. We also noticed that some young people onmopeds are driving very fast and dangerously closeto people in the area. On the street between Bred-fjllsgatan and Hammarkulleskolan, cars are passingby, but there is no clear border between the streetand the pavement.

1. One of the participants suggested a playground

or a place for children on the square. Moreoverthey thought it was windy here and more wel-coming for men than for women.

2. The participants wanted to do something withthe old church because when empty it feltunsafe and boring. The parking and the slopetowards the square building felt uninterestingfor being a space so close to the center.

3. Most people felt unsafe on the backside ofBredfjllsgatan towards the sports hall. Theytalked a lot about all the garbage that wasthrown there and the cars that werent sup-posed to be there. In the end of the street there

was a broken gate carrier. One woman saidThey (the houses) should not renovate withone colour.

4. Here they thought that the parking should bekept but that houses should be built on top ofthem. If something should be built it should

be something fancy, exiting and special. In thebottom there should be rooms for get togeth-ers, for the people in Bredfjllsgatan becausethey lack those kinds of facilities. Greenery onthe roof was mentioned.

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INTERVIEWS

Interviews with developers and the municipalauthorities is an essential part of the project. Theinterviews help increasing the understanding ofthe current planning process in Gothenburg and

why Hammarkullen is not a very attractive area fornew development. The in depth understanding willhopefully lead to a sharp analysis of the problemand a realistic and visionary approach later in theproject process, as the pre-study of a detail planand a competition program are created.

The leading questions for the meetings with devel-opers were What is Hammarkullen to you, as adeveloper?, What would make it interesting for

you, as a developer, to build in Hammarkullen?and What are your experiences from similar devel-opment in similar areas?

The developers we met are all quite different,with different interests, different size and own-ing structures and specialized in different types ofdevelopments. They are the following; Riksbyggen,HSB, Boskaparna, PEAB, Byggherrarna, Poseidon,Hjllbobostaden (recently merged with Poseidon),SGS and Bostadsbolaget.

The spot chosen for development is mainly situatedon land currently owned by Bostadsbolaget. There-

fore, when meeting them, it was of importance tocommunicate the ideas for development, and toreceive their spontaneous inputs and feedback.

Comment and notes (no exact quotes) from themeetings have been sorted under challenges thatneed to be addressed and inputs on different

ways of dealing with the challenges, and are pre-sented in the scheme.

When meeting the municipal authorities, the focuswas the understanding of the current planningprocess. The municipal authorities we met wereFastighetskontoret and Stadsbyggnadskontoret.

INPUTSCHALLENGES

Create a living square with commerce. Look at what has been successful in other areas. Why not usepermanent marketstands, la Olskrokstorget?

It is important to engage the local companies and small businesses, when making visions for an area. Making people stay in an area, even when they get a job, is a key to a positive development. One model is to add oors on existing buildings.

Houses with people inside, overlooking the walking paths creates safety. There are three things that are prioritized when looking for a good spot for development. Good

communications, good social service and a grocery store and that the surrounding environment is

safe and nice. Take care of the potential of the people living in the suburb. When building for people from other cultures, it is important to consider how different building

materials are valued, for example wood vs. stone or plaster.

We need to build a more equal city. Moving chains are often local, people

move to new/better apartments in thesame area.

It is hard to nd money to build for

example a common locality for social

activities in a building with rental apart-ments or cooperative ownership.

GENERAL

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INPUTSCHALLENGES

INTERVIEWS

Start with the people and not with the detailed plan! Maybe from the cultures? Flexible detail plan, so that it is possible to change or adapt the type of ownership, also when the

detail plan is already set. It would be positive if the detail plan was created so that the development in an area can be built

stepwise. If you build on parking decks, there is none who makes appeals. To be able to choose between existing detail plans is a good idea.

The detailed plans are very limiting. The detail plan process takes too long.

More resources are needed at Lnssty-relsen, where appeals are made to. Theoriginal conditions might change, whilecases are stuck there for reviewing.

There is no reserve of detail plans atStadsbyggnadskontoret.

DETAILPLAN

A mixture of types of ownerships within an area, is good.

A relatively new kind of ownership structure is 3D Fastighetsbildning, containing several formsof ownership in the same building, as well as rental apartments.

In a house with several different types of ownerships, a community association owns the loadbearing structure, the staircase and the land. If this association nances the load bearing structure,

ventilation, pipes etc. it will be prioritized and taken care of. It is easier to have ownership apartments nanced by the bank, as it is considered to be a more safe

investment. The ownership makes it is possible to build one part of the building, charge what it costs. Build

some more, charge and so on. The prot is large in relation to the risk.

Bostadsbolaget owns 90% of the houses on Haga Nygata. How do they manage to rent to so manysmall and unique shops? Shops who want to do their thing are established here, and there is a

small rental turnover. Probably, subventions are needed to make this possible. Multiple developers will probably give more types of ownership within an area.

Internationally, there are few coop-erative ownerships. The attitudes aredifferent in different countries.

In other cultures owning is often im-portant, and the knowledge of what aco-operative ownership is limited.

One problem with several ownershipmodels within one building is the verti-cal space that installations take up.

Building rental apartments starts to be-come protable, but in order to build

rentals, the developer has to have the

right attitude.

TYPEOFOWNERSHIP

18


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INPUTSCHALLENGES

INTERVIEWS

It is a good strategy to put money on the carrying structure of the building, in order to increase thelife expectancy.

It is important to discuss if the developments match the purchasing power in an area, early in theprocess.

It is not possible to loan money for maintenance. This motivates building in a good way from thebeginning. It is preferable to build 50 to 60 apartments in the same place, else the maintenance costs will be too

high.

There is a need for discussing economyin a transparent and realistic way.

All developer know that if you want todevelop more attractive areas, you alsohave to build in the less attractive partsof the city.

One problem is that Hammarkullen iscategorized in C-site, with higher riskconnected to investment.

Developers have to be able to provethat a development is going to be prof-itable, in order to get a loan.

The biggest obstacle for building inHammarkullen is to build somethingand has a reasonable rent, consideringhow much people are able to pay.

It is difcult to keep a realistic dialogueEC

ONOMY

Using shared contract instead of turnkey contract, it is possible to sell the apartments approx 20 %cheaper than the market price for an apartment in a cooperative ownership.

To be able to do shared contracting,you have to be stronger as developer inorder to get what you want.

CONTRACTIN

G

19


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INTERVIEWS

or workshop as people tend to wish formore than what they can pay for. The large contractors take out too

much prot from housing projects.

The unions lobby in favor of the bigcontractors as they create job opportu-nities. Even if the cost is higher.

Maintaining a building means a lot ofwork and large expenses. Sweden isdivided into different rate of returnzones. Since Hammarkullen is catego-rized in C-site, the rate of return has tobe quite high in order to cover mainte-nance costs.

People moving is a big cost for thelandlord.

Developers that only build, not ownand maintain the building dont think

very long term when it comes tochoosing materials.

ECONOMY The building foundation is cheaper in Hammarkullen, than in for example Kvillebcken, because of

the solid ground. It is important to face the problems in the area such as low employment rates, instead of forcing the

companies to build on less attractive land. Build with long lasting materials.

INPUTSCHALLENGES

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focus on thesquare!

unsafety feeling on thesquare, especiallyduring dark hours

square is wellconnected to

public transport

develop

the lost space

lack of service andactivities on the square

- workshop participans -

if you want to make a bigchange, better start whereas many people as possible

can see and feel it

- interviewee -

densifcation should start

from the center

of the community- interviewee -

- interviewee -

FROM RESEARCH TO PRE-STUDY DETAIL PLAN

21

- interviewee - - workshop participans -

- interviewee -


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OUR PRE-STUDY FOR DETAIL PLAN

Strategies for Hammarkullen

Area B

Area B is characterized by Hammarkulleskolan,

Mixgrden, the swim bath, the entrance to the home

for elderly, religious and cultural activity around

Hammarkullekyrkan (that will probably soon revive).

In the vision, these functions are strengthened and

complemented by more leisure activity that will

be linked together, and easy to access in the urban

space. Area B will also be an important node for

communication by bus and car.

Area A

Area A is the rst area for development. It is the area

nearest to the tram stat ion, the square and Folkets Hus,

and therefore very important for the identity of Ham-

markullen.

In the vision, Area A is dominated by commercial activ-

ity, business, ofces and housing. The area is an impor -tant link between the multi-storey buildings surrounding

Hammarkulletorget.

This area is part of a more thorough pre-study for a

detail plan, and contains the site for the development

competition.

Area C

A public square in front of the entrance to Sandesltt

would tie this area closer to the whole of Hammarkul-

len and strengthen the link towards the tram station and

the square. Cafs, interactive artwork, playgrounds, and

garden allotments could developed here and also in the

direction towards Bredfjllsgatan and the street. The

node should be strengthened in all four directions.

Area D

This part of Bredfjllsgatan has great possibilities for

densication. New housing establishments would raise

the status of the area, add to a safer outdoor environ-

ment and boost the commercial activity in the area. A

variation of height of buildings would add a more hu-

man scale. Mixed forms of tenure and ownership might

also help to over bridge the gap between Bredfjllsgatan

and the nearby row housing area, Vsterslnt.

Flows

The strengthening of area B and increased driving, walk-

ing and biking in the area and along Hammarkullegatan

will benet Gropens Grd. When establishing area A

and B, communications from these areas to the rest of

Hammarkullen should be enabled. This includes re-

moval of bar riers, such as fences and pedestrian tunnels,

towards Hammarkullegatan and Gropens Grd, addition

of pedestrian lanes, bike lanes and zebra crossings.

The long term strategy for creating a sustainable Hammarkullen, is to

activate and strengthen the nodes in the area, star ting from the center.

Strengthening the links between the nodes is also part of the strategy. The

illustration shows nodes that are identied as important to focus on in the

initiating densication phase in Hammarkullen. The areas should be devel-

oped in the order A, B, C, D.

nodes for development

major links/connections

minor links/connections

area around node

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PRE-STUDY DETAIL PLANLong Term Vision

23

Plus Plus Square Building(student project)

BackgroundStudyand

Analysis

School inthe Center

(student project)

Densification of HammarkullenA & B

(student project)

Densification of HammarkullenC

Densification of HammarkullenD

The wish to create something good for Ham-

markullen initiated this project. During the back-

ground study and analysis of Hammarkullen the

long-term vision started to take form. The vision is

divided in four different steps, A B C and D, start-

ing with the most important. The vision does not

end here, but the changes and additions proposed

in A B C and D are meant to have positive effects

way into the future of Hammarkullen. It is crucial

that the long-term vision is a living document

in the sense that it is continuously updated and

adapted to what actually happens in Hammarkullen.

Only if this requirement is fullled, it has a chance

to be truly sustainable.

In a rst step of positive change in Hammarkullen,

this competition together with the student projects,

a new school and a face-lift of the square building

would start the strengthening of the central parts

of Hammarkullen. All these three projects have to

communicate with each other in order to to create a

good unitized central area.


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Ideas and Suggestions for area A and B

New buildings and blocks should be accessible and open from all pathways.

The removed parking lots on the large site, in A, should be compensated by

more frequent use of the parking lots close to the church and in connection

to Hammarkulleskolan.

Movement between area A and B should be facilitated.

Competition Site

A

B

Competition Site

Square BuildingSquare building according to project

reportPlusPlus Square Building. Includ-

ing extra oors. Dene the possibilityof adding 1-2 residential oors to the

building. This could be student housing

or apartments for people with special

needs. Windows overlooking currently

unsafe areas could help increase the

feeling of s afety.

Hammer HillHammer Hill should be kept and used

as an area for recreation and for

children to play in.

SchoolSchool accodning to project report

School in the Centre. The new school willcontribute to a nicer framing of the

pair house area, from the street.

Bus stopPrepare for a future bus s top by the

road, in front of the church. The small

road passing west of the church will

probably be opened up for motorized

trafc, and thereby create a potential

drive through for the bus.

FaadesCreative faade decorations on the

faade of Mixgrden and the swim

bath to make it more attractive. For

example large portraits or local art.

Hight levelsTake advantage of the level

differences when planning.

Home for elderlyAccessibility to the entrance to the

home for elderly should be considered.

ParkingHalf of the parking lots in B

should be kept. Parking for

disabled in A.

RestaurantA restaurant would have good

potentials of tting in the context of

a square with focus on activities.

Grocery storePlan for a new grocery store using

the underground delivery space of

the square building which is currently

empty.

StaircasesPlan for safe and welcoming staircases,

up to Hammer Hill and Hammarkul-

letorget housing area (A), and from the

Swimbath to the square in front of the

church (B).

Entrance to home for elderly, Mixgrden and new shops and restaurants.

A playground for children or an interactive sculpture that is attractive to children wouldhelp creating a meeting point, also for grown ups. Bokals framing the square.

Faade and other elements should

contain many details and colours.

Integrated area with short time

parking to gain the commercial

activities.

Create more space for small scale

commercial activities and residen-

tial apartments overlooking the

square..

Continuous focus on commercial

space and activities on the ground

oors.

Existing trees should be kept.

Water features.Meeting places that include every-

body - consider womens situation

especially.

Hammarkulletorget

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Regulations for Competition Site

Consider existing pathways, also informal ones. Flow of people in the area

should be increased, and should not disturbed.

The building entrances should face all pathways attached to it, and windows

should overlook the pathways in order to contribute to increased safety.

New, lower heights for fencing.

Site: West

Bokals is in two or three storeys with shops in the bottom.

There should be a meeting place in immediate connection to

the square. The meeting place should be inclusive for all

ethnicities, cultures, gender and activities in Hammarkullen.

The meeting place should contribute in dening the space of

the square.

The building facades facing the city street should be aligned

with the street.

Maximum 2 storeys facing the school

Maximum 3 storeys facing Hammer Hill

Rental ofces in the entrance oor, facing the street for small

or emerging business. The ofces can be rented occasionally

or continuously, a few days per week.

Housing in oor 2 and 3

Common yard for tenants

The buildings should be placed and designed in such a way so

that the new school can overlook Hammer Hill.

The facade towards the school should have an interesting

appearance. Use colors, entrances and ofce windows.

A

B

Competition Site

Site: East

City row houses with allotments or small gardens.

60-100% should be 2 storeys

0-20%, 3 storeys

0-20%, 1 storey

The houses and gardens should be placed so that social inter-

action is possible, and encouraged, among the tenants and the

public.

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Ideas and Suggestions for Competition Site

A

B

Competition Site

Bokals in rtagrd in Malm.

Alotments.

Creative row housing

City street with shops and ofces.

Nostalgic 60s, arcades framing the square towards the east.The gable adds structure to the square. Clear sightlinestowards Hammer Hill and path ways.

Bokals climbing the hill, interractiv building framing thesquare, the city street and the pathways, odd structuresenables sight lines.

Suggestions for Site: West

Create access between the new devel-

opment and the existing playground inthe pair house area, in order to

promote this possible meeting place.

Work for a better connection towards

the existing pair house area. Develop-

ing the spot might make the tenants of

the pair houses feel comfortable with

the idea of decreasing the barrier, as

they can relate to a residential develop-

ment instead of unused, dark space.

The gardens on roof top terraces for

improved sunlight conditions

Site: West

Site: East

Bokals climbing on the hillside help

framing the square and the pathway.

Meeting the city street, they create a

welcoming impression, also when you

arrive by car.

A meeting place can contain:

Caf

Workshop localities

Large room for festive gatherings

Room for different associations to

meet

Open-air cafs adds liveliness to thesquare during summer.

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Competition Program

re-ImagineHAMMARKULLEN

The Studio SUBURBS Design & Future ChallengesChalmers University of Technology


COMPETITION PROGRAM

The competition program contains a competition

for tender and design, and addresses developers

that are interested in building in Gothenburg.

In, and attached to the program, all information

can be found that a developer needs to make a

proper competition proposal.

The competition program is designed to attract

developers and to boost a sustainable urban devel-

opment in Hammarkullen. The competition will

bring good publicity both to Hammarkullen and

the participating developers, since all the competi-

tion entries will partake in two large exhibitions,

one at Gustav Adolfs Torg and one in Hammarkul-len. This will be a chance for developers with long

term sustainable visions to brand them selves on

the market.

This is not a real competition but, it is made as real-

istically as possible, and could be used as a base and

inspiration for future projects in Hammarkullen.

Assumptions and suggestions have been made re-

garding the time plan, jury members, land purchase

and competition rules.

It is suggested that Fastighetskontoret, Stadsbyg-

gnadskontoret, Bostadsbolaget and Gteborgslo-

kaler should host the competition. Bostadsbolaget

and Gteborgslokaler own the land that contains

the spot for development. Fastighetskontoret can

make a markanvisning and Stadsbyggnadskontoret

decide what should be built when making the detail

plan after the competition.

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The work with the planning process has been divided into three steps; in-vestigating and understanding the current practice, identifying problems andcreating solutions to the problems. The result is presented in ve process

maps; the current practice (see below) problems, proposition for alternativepractice, solutions and suggestions for participation in detail plan process.

The detail plan process is only one of several in the complete planning

Comprehensive plan processCompre-hensive

planProg ram p rocess Prog ram Detail plan process

Detailplan

Bygglovs process(building permit

process)

Bygglovshandling

Programprocess Program

Bygglovs process(building permit process)

Planbesked

(plan de-cision)

Winner

Making

competition

program

Having

the

comp

etiti

on

Fastighetskontoret (FK)

FK

Stadsbyggnadskontoret (SBK)

SBK

Politicians,

public etc.

Politicians,

public etc.

(aceptance)of the detailplan by thepoliticians

(buildingpermit)

(plandescription)

Becomesa legal

document

Another possible actor

0,5 year

1 year 1 year

0,5 year

Samrd

Detailplan

proposi-tion

Planbeskrv-

ning

Remakewith new

input

Remakewith new

input

Skiftliggranskning

(writtenreview)

AntagandeLaga

kraft

Time tomake

appeals

Appeal AppealLnsstyrelsenMark och milj

domstolen

Bygglovshandling

Rejection

Rejection Rejection

Rejection

Developerhasidea

Developerhasidea

Othermunicipal

actor

process. Making (or revising) the comprehensive plan initiates the planningprocess. Thereafter, there is a possibility to make a program for a certainarea, describing the visions for development. At this point, the detail planprocess is initiated, ending with the nished detail plan. As soon as there is a

detail plan, the bygglov process can start, resulting in a bygglov.

28

Current Detail Plan Process

DETAIL PLAN PROCESS


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Parallel with the current practice, where developers take the initiative toa new detail plan process, Stadsbyggnadskontoret and Fastighetskon-toret could initiate more detail plan processes themselves.

1

2After the detail plan is legally approved, the detail plans that the Stads-byggnadskontoret and Fastighetskontoret has taken initiatives to can

either be a competition for developing an area or developers can applyfor the right to develop it. Here developers can choose from alreadynished detail plans and then develop. This system, in combination

with the idea of the forum, could have the positive effect of reect-ing the ideas presented in the comprehensive plan and the vision forGothenburg more clearly in the built environment of the city. It wouldalso shorten the detail plan process for the developer.

Alternative Process (Our Proposal)

DETAIL PLAN PROCESS

1Programprocess Program


FK


SBK


Develop

erhasidea

Developerhasidea

Planbesked

(plan de-cision)

Samrd

Detailplan

proposi-tion

Planbeskrv-

ning

Remakewith new

input

Remakewith new

input

Skiftliggranskning

(writtenreview)

Antagande

Rejection

Laga

kraft

Time tomake

appeals

Appeal AppealLnsstyrelsen Mark och miljdomstolen

Rejection

Rejection Rejection

2

Winner

Making

competition

program

Havin

gth

e

competitio

n

Othermunicipal

actor

Bygglovshandling


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A forum would be a place where the municipality, the developers andthe citizens meet, and it should aim at: assist developers in dening their place in the vision for the develop -ment of the city implement citizen participation at an early stage in the planning pro-cess and improve the communication between citizens and developers strive at reecting the comprehensive plan in the detail plan as much

as possible

This is one way to solve the lack of connections between the compre-hensive plan and the detail plans. The focus of the change from howthe process looks today, would be to help developers dening their

place in the vision for the development of the city, and not only theirrole in the context of developing smaller areas. It should also cre-ate a link between the developers and the citizens, at an early stage ofthe planning process and promote understanding between the threeparticipating parts. Working this way, would make it more interestingfor developers to consider weaker areas, such as Hammarkullen, aspotential places for future development.

One possible concept for a forum could be annual meetings gatheringrepresentatives from developers, the municipality and citizens. Citizensfrom different parts of Gothenburg are randomly invited after signingup as interested in participating on the forums website. Discussions or

1

Routines for continuous evaluation during the detail plan process. Inorder to make sure that the values described in the comprehensive planand the visions for Gothenburg are reected in the detail plan.

3

2

Guidelines to follow when a markanvisning is assigned.The current guiding document Miljanpassat byggande with re-quirements that are supposed to be fullled before a Markanvisning

can be assigned to a developer, focuses strictly on the environmentalaspect of sustainable development. The new document we propose istitled Building for Sustainability. It should refer to all three pillars ofsustainable development. It should include guidelines for understand-ing how it is possible to use the comprehensive plan and the visionfor Gothenburg when planning for development, considering social,economical and environmental issues, as well as creating and preservingarchitectural values.

The character of the new document should be detailed, but rather ex-ible, more or less like the current document Miljanpassat byggande.

workshops regarding the vision and the comprehensive plan for Go-thenburg are held in smaller groups with a mix of people from the threegroups represented. The discussions and workshops are facilitated by forexample city planners and architects and concluded in a larger gathering,at the end of the forum.

The RiverCity Week, held in June 2011 by Centrala lvstaden, is an ex-ample of an activity that could t in the forum, instead of being charac-terized as a one time happening.

The base for creating a forum like this is the process of creating pro-grams for whole areas and the in depth comprehensive plans, that theCity Planning Authority are currently working with.

Improvements (Our Proposal)

DETAIL PLAN PROCESS

1

3

2 2 2 2

Program process Program

FK


SBK


Developerhasidea

Developerhasidea


Planbesked

(plan de-cision)

Detailplan

proposi-tion

Rejection

SamrdPlan

beskrv-

ning

Remakewith new

input

Remakewith new

input

Skiftliggranskning

(writtenreview)

AntagandeLaga

kraft

Time tomake

appeals

Appeal AppealLnsstyrelsenMark och milj

domstolen

RejectionRejection

Bygglovs

handling

Rejection

Winner

Making

competition

program

Havin

gt

he

competitio

n

Othermunicipal

actor


31


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The participation should be early in the process when a program is cre-ated. A good way is to have workshops with the citizens. Suitable topicsfor the participation are good places for building and not building on,type and characteristics of the buildings and areas, relation between

whishes and cost so the citizens can afford the newly built

1

If there is no program in the area for a detail plan and no participationis made it is g ood to do it between the planbesked and the detail planproposition.

3

In the development for bygglovshandling it would be good to haveparticipation that includes the issues about materials, esthetics, priori-ties, degree of how much the future owners can build themselves. It hasalso a good effect on the participants when they can see how their ideasbecomes reality without waiting many years for it.

4

2 The forum is one way to get participation early in the process.

Suggestion for Participation (Our Proposal)

DETAIL PLAN PROCESS

2 31 Program

FK


SBK


Develope

rhasidea

Developerhasidea


Planbesked

(plan de-cision)

Detailplan

proposi-tion

Rejection

SamrdPlan

beskrv-ning

Remakewith new

input

Remakewith new

input

Skiftliggranskning

(writtenreview)

BygglovsprocessAntgande

Laga

kraft

Time tomake

appeals

Appeal AppealLnsstyrelsen Mark och miljdomstolen

RejectionRejection

Bygglovshandling

Rejection

4

Winner

Making

competition

program

Havin

gthe

competiti

on

Othermunicipal

actor

32

There is a need for a clear structure and routine for citizen participation inthe planning process. There will probably be an empowerment when thecity district start applying citizen participation for real according to theirnew task but we think it should be continuous through the process, fromthe comprehensive plan to the realization of the building. This way, par-ticipating citizens can feel that their inputs are respected and they have thepossibility to follow the process and participate in the same discussion, atmany different phases of the planning process. This procedure will generate

feedback to the citizens automatically, which is good as feedback is a sourceof motivation for participating and rewarding for people who put their timeinto workshops and meetings.


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CONCLUSION

33

The project, the report and attachments, is veryextensive. Some of it might be unclear because ofthe time limit.

The competition program contains what is neededto know by a developer and architect to be ableto participate in the competition that includes apre-study for detail plan. The detail plan pre-studymade upon our research, workshops with citizensand group discussions. It contains propositions forregulations and guidelines for the center of Ham-markullen. The competition program presents theopportunities of two specic spots to developers.

The task description and the detail plan pre-study,

When developing new ideas for the detail planprocess, we integrated citizen participation in earlystages where we believe it is currently lacking.

Between the comprehensive plan and the detailplan process a forum is proposed, where develop-ers, citizens, the municipality and the city districtmeet. In the design phase, we propose participationin form of workshops, where building aesthetics,materials and such are discussed with the citizens.

We also propose that the Stadsbyggnadskontoretand Fastighetskontoret initiate more detail planprocesses themselves, a routine for continuousevaluation on how well the detail plan corre-

sponds to the comprehensive plan as well as anextension of the document Miljanpassat byg-gande that refer to all three pillars of sustainabledevelopment.

Densifying the built environment inHammarkullen, starting with the central parts, is astrategy sup-ported by both well recognized theory,interviews with the municipal administrations andby the result of workshops held with citizens of thearea.

There are, though, few factors that are able tomotivate developers to build in Hammarkullen.Developments turn out to be less rentable herethan in other parts of Gothenburg which mean thedevelopers or owners have to take less rent thanthey need and, even though almost all apartmentsare occupied, there is also lack of knowledge andmethods for approaching the specic demand inareas like Hammarkullen.Citizen participation is one way of communicat-ing with inhabitants, and was practiced when theStadsbyggnadskontoret developed the vision forfuture development of Hammarkullen, Programfr Stadsutveckling i Hammarkullen. Some devel-opers practice citizen participation, but at the sametime they recognize a lack of experience of build-ing in areas like Hammarkullen.

Methods and approach:

Densification in Hammarkullen

Our Proposals: Planning Process

Our Proposals:

Competition Program

included in the competition program, will guide thedevelopers to developing the spots in a successful

way.

We decided not to include citizen participationin the criteria for Competition program, since wethought it unrealistic for the partaking developersto do citizen participation for a proposal but toparticipate in the competition the developers has tohave a strategy to have participation if they win.


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DISCUSSION

34

This project has been very teaching for us thathave been working on it; we have been digging intomany different elds that were previously more or

less unknown to us. The task was formulated insuch way that it contained many different elds ofknowledge and questions, such as citizen participa-tion, long term urban strategies for planning, legalprocesses in urban planning, ways of initiating newprojects in a low prioritized area, investigate howdevelopers in Gothenburg consider the suburbsand, on top of this, how to make way for a moresustainable urban development. All this shouldbe expressed in Competition Program, Planningprocess in Gothenburg and a pre study for a detail

plan. We have never questioned the given task buttried to understand it. Due to the broadness of theproject, much work was put on learning about eacheld and in the end tr ying to t the pieces together.

Even though this is a student project we have triedto keep a realistic approach through it all. It isalways hard to make a student project realistic andin this case it maybe became even more unrealistictrying to make it realistic. The Competition pro-

gram is an example of this: a lot of effort was putinto trying to understand the concept of such acompetition. Thus the nal outcome could havebeen more innovative and realistic, had we not sothoroughly considered the practical details of realcompetition programs, also in the way of design-ing the printed program we could have been more

It was very clear that we should work with densi-cation in our task. In the program that Stadsbyg-gnadskontoret has made for Hammarkullen a lotof places are suggested and we could have worked

with those but after workshops with the inhabit-ants and analyses of the area we thought it best todensify, starting from the inside, so that all peopleof Hammarkullen will benet. Densication of the

central parts of Hammarkullen through intro-duction of new buildings with different functionsin and around the area, in a well thought-out way,could hopefully generate a positive developmentfor Hammarkullen as a whole. We also think thatour suggestions for a detail plan, such as newresidential apartments with windows, in the lower

We have been discussing ways to attract developersto build in Hammarkullen and take active part in re-alizing the future vision for positive development inthe area. Therefore a lot of energy has been laid ontalking to developers to understand their situationand then analyse it together with our knowledge

as architectural students. Our proposed strategyis to strengthen the communication between thecitizens, developers and the municipality. This

was a thought we had early in the project and afterinvestigating we realised there is a lack of com-munication between them. In the planning processand to use the competition program and the detailplan pre-study to bridge the lack of knowledge andmethods that developers recognize, of developingareas like Hammarkullen.

The Realistic Project

The Realistic Project

Attract Developers

inventive if wanting to reach developers.

The realistic approach may have caused us to be a

little inhibited and not looking outside the box orthe project boundaries. Is it realistic to make thisparticularly task in a realistic way? Or should wehave made a dream project? We think it was im-portant to have a reality approach to investigate themain question of this task How to attract devel-opers to Hammarkullen. Without it that question

would be hard to answer. To make the project morerealistic we would have had to look outside the taskdescription and to be able do that we would haveneeded more knowledge of structures in the reality

than we already got.

storeys, overlooking the area, would increase safetyfor all, during daytime and night.

However in such a project as this, it is impossible toknow how, and if, it would actually work in reality,the only way to know is by trying to implement it.


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The competition program was made as a way toattract developers to Hammarkullen through acompetition. The competition should be made in a

manner that creates good publicity for all involved.The competition program with the detail plan pre-study turns to developers and will help bridging thelack of knowledge and methods by describing our

view on how a positive development of the centralparts of Hammarkullen should be conducted, bothsynoptically for a larger area and more in detailfor two specic spots. It will be a rich source ofinspiration presenting the possibility of beinga part of a well thought-out, long term positivedevelopment of Hammarkullen.

Instead of having only one spot the fact that thecompetition presents two different spots has thepositive effect of introducing two different devel-opers in the centre of Hammarkullen. This willhopefully lead to a mix of ownership structures,styles and functions in the area.

When investigating the current planning process,three main features have been considered: citizenparticipation, improvements and alternative waysof initiating a new detail process. The detail planprocess itself is not changed; it has currently gonethrough a remake, decided by PBL (the law forbuilt environment) and since this project is madein a realistic approach it is not realistic to makebig changes but use the already existing and makeimprovements.

We saw that the detail plan allow concerned citi-zens the right to appeal on a proposal however,citizens are seldom involved in the discussionabout the detail plan. We could not nd anythingabout any formal practice for participation in theprogramming phase or not. Therefore, we propose

To think sustainably is to think long term, thatis why we chose to make a long term vision forHammarkullen and not just focus on one spot. Westarted with this approach, and then continued byfocusing on smaller parts of the centre that wefound interesting to start a densication process in.

The long term visions originate much from thediscussions that we had in workshops early on in

Competition Program

Planning Process

DISCUSSION

Long Term Visions and

Pre-Detail Plan

the process. The later suggestions for a spot fordevelopment and competition came from our ownexperiences and choice as architects. It would have

been interesting to research more among the inhab-itants of Hammarkullen and see if there were ideasand suggestions on the spot.

Considering what developers request, it would havebeen better from a developers perspective, if wehad come up with a nished detail plan. The com-petition should be held after the detail plan is set,because then it shortens the process and saves a lotof costs and effort for the developers.

a forum at an early stage of the planning process,when the comprehensive plan is set, but the detailplan process has not yet begun. In this forum,

there will be room for discussion, and this willhopefully create a deeper understanding between allthree parties and thereby assist developers in den-ing their place in the vision for the development ofthe city.

In the report, we introduce changes and alterna-tive ways to the current detail plan process. Firstof all, we believe that if Stadsbyggnadskontoretand Fastighetskontoret initiate more detail planprocesses themselves it will, in combination with

the forum, have the positive effect of reecting theideas pre-sented in the comprehensive plan and the

vision for Gothenburg more clearly in the built en-vironment. Another effect of such a strategy wouldbe that it shortens the detail plan process, whichis positive for the developers. Second, we proposean extension of the current guiding document,Miljanpassat byggande, to include guidelines forsustainable urban development of the city. Thesenew guidelines will make sure that the evaluationof a proposition, before a Markanvisning is as-

signed, is done with respect to a broader range offactors within sustainable development, and notonly the environmental part. Third, we propose theintroduction of routines for continuous evaluationof how well the detail plan correspond to the com-prehensive plan, in the detail plan process.

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REFERENCES

Bodin, Anders, et al . (2008).ArkitektensHandbok. Addera frlag, Stockholm

Boverket (2011). Boverket. Published byBoverket. Available at www.boverket.se

Boverket (2011). PBL Kunskapsbanken Boverkets vgledning fr plan- och bygglagen.Available on: www.boverket.se

Bretschger, Lucas (1999). Growth Theoryand Sustainable Development. Edward Elgar,Cheltenham.

Byggledarna Projektpartner (2007). Entrepre-nadformer. Published by Byggledarna Projekt-partner. Available at www.byggledarna.se

Gehl, Jan (2009). Cities for People. IslandPress, Washington

Gteborgs Stad (2009). Miljanpassat Byg-gande Gteborg. Published by Gteborgs

Stad. Available at www.goteborg.se

Gteborgs Stad (2011). Fastighetskontoret.Published by the City of Gothenburg. Availableat www.goteborg.se/wps/portal/fastighetskon-toret

Gteborgs Stad (2011). versiktsplan frGteborg . Published by Gteborgs Stad.

Gteborgs Stad (2011). Stadsbyggnadskon-toret. Published by The city of Gothenburg.Available at goteborg.se/wps/portal/stadsbyg-gnad

Herngren, Per (1990). Handbok i civil olyd-nad. Bohuslns Graska AB, Uddevalla

Interview with Peter Elofsson 2011-11-23,Gothenburg.

Lnsstyrelserna (2011). Lnsstyrelsen i Sam-hllet. Published by Lnsstyrelserna. Availableat: www.lst.se

Lecture with Per Herngren 2011-10-18 and2011-11-01 in Centre for Urban studies, Ham-markullen, Gothenburg

Lynch, Kevin (1960). The Image of the City.

MIT Press, Cambridge MA

Mayer Lucas (2008). Intergenerational Jus-tice . Published in Stanford Encyclopedia ofPhilosophy. Available at plato.stanford.edu/entries/justice-intergenerational/

MKB (2011). Lokaler. Published by MKB.Available at www.mkbfastighet.se

Solomon, Jonathan D. (2008). Urban den-sication: Creating space to live. Publishedby CNN Available in edition.cnn.com/2008/WORLD/asiapcf/12/03/eco.denseliving/in-dex.html

Stadsbyggnadskontoret (2009). Program frstadsutveckling i Hammarkullen. Published byGteborgs Stad

Stadsbyggnadskontoret (2009): Program frstadsutveckling i Hammarkullen. Published byGteborgs Stad.

Sveriges Domstolar (2011). Mark- och Milj-domstol. Published by Sveriges Domstolar.Available at: domstol.se

Sweden Green Building Council (2011). Milj-

byggnad. Published by Sweden Green Build-ing Council. Available at www.sgbc.se

United Nations (1987). Report of the WorldCommission on Environment and Develop-ment: Our Common Future. Published by

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REFERENCES

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Oxford University Press, Oxford. Available at

www.un-documents.net/wced-ocf.htm

Zamborlini, Gaia (2010). Kevin Lynch: TheImage of the City (1960). Published by Archi-tecture + Urbanism. Available at http://archi-tectureandurbanism.blogspot.com


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Background and Site Study

re-ImagineHAMMARKULLEN

The Studio SUBURBS Design & Future ChallengesChalmers University of Technology



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This Background and Site Study is a part of the result of the studio SUBURBS Design & Future Challengeswhich is an elective course in Chalmers Architectures master program, Design for Sustainable Development.The studio is situated in Hammarkullen, at the Centre for Urban Studies, and the purpose is to design and planthe urban environment for a sustainable city through citizen part icipation.

We are four students, Sara, Arieni, Elisabet and Cecilia, who have been working with the topic densicationof Hammarkullen. The purpose of our project is to use citizen participation to nd a spot in Hammarkul-len that is suitable for new development, and to develop a pre-study for a detail plan for this spot, as well as acompetition program that turns to potential developers. We will also investigate the current planning process inGothenburg, and reect on how it can develop for the better.

The result of the project is presented in three booklets that are organized differently in relation to each other,depending on what target group they turn to; teachers and students or developers. The Project Report turnsprimarily to teachers and students and describes the different parts of the project in chronological order, andconcludes with a discussion. Attached to the project report are the Background and Site Study as well as theCompetition Program. The Competition Program turns to developers and describes the program for a socalled Markanvisningstvling. Attached to the Competition Program are the Project Report and the Back-ground and Site Study, as complementary information. The Background and Site Study is an attachment to theproject report as well as to the Competition Program. It describes and concludes the background study as wellas the site study, and is of interest both to teachers and fellow students and developers.


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TABLE OF CONTENTS

TABLE OF CONTENTS

BACKGROUND Story of Hammarkullen History of Hammarkullen An Active Part of Gothenburg Connection within Gothenburg

Hammarkullen Figures and Facts Hammarkullen in Media

THE SITE Satellite Photos Sections

SITE STUDY Visual Study Kevin Lynch Site Analysis Light Study Existing Building Typologies Land Use Land Ownership

SWOT ANALYSIS

REFERENCES

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2234567

889

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History of Hammarkullen

1969-1970 1982-1986

Today

BACKGROUND

In the map over the area of Hammarkullen from1962-63, there is nothing else but smaller lots andindividual houses. As earlier mentioned, the MillionProgram housing in Hammarkullen was mainlybuilt between 1968 and 1970 (Frendberg, 1968),and the dramatic change of the built environ-ment can be observed in the map from 1969-70,in comparison with the former. Since this time, nomajor changes in the structure of the built environ-

ment can be observed in the area, apart from thedemolishment of one residential slab house andthe construction of several pair houses in the samespot (compare the map from 1982-86 with the mapfrom 2003).

2003

1962-1963

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BACKGROUNDAn Active Part of Gothenburg

Hammarkullen is the home for several active associ-ations, organizations and activities of various sorts.

The most well known outside of Hammarkullen

is probably the Carnival Committee that organizesthe Hammarkullen Carnival every year in May since1974 (Hammarkullekarnevalen, 2012) or maybethe Folkets Hus in Hammarkullen, that serves as ameeting place and organizes a wide range of activi-ties and events (Folkets Hus Hammarkullen 2012).

Except for these two large associations there arenumerous smaller ones, focusing on culture, poli-tics, sports and social questions. There are for ex-ample several dance associations, performing each

year at the carnival, the orchestra school for youth,El Sistema, initiate

re-imagine hammarkullen - hammarkullen på nytt

Documents