3

Creative Densification

ReUrbA2 is an European project for urban regeneration. There are ve partners: St. Pauls and St. Marks Parochial Church Council (formerly English Heritage), Newcastle City Council, GIU Saarbrcken, Rotterdam Development Corporation and the lead partner, the provincial authority of South Holland. We developed an innovative method for urban regeneration, shared it with each other, tested it and made it available to others working in European urban regeneration, for example through www.reurba.org. The ReUrbA2 method involves four strategies: 1. from supply to demand orientation, including lifestyles 2. from government to governance. 3. from demolition to creative transformation 4. from budget to value orientation This publication provides a description of the central characteristics of creative densication on the basis of best practices. A basic element here is the re-use of existing buildings and spatial structures in better and more creative ways: no more plans in which demolition is decided on in advance.

Contents: ReUrbA2 project team: Willemien Faling, Simon Maas, Mark Reede and Ellen Weerman Metropolis Architects - Reinout Crince and Winfried Jansen Translation: Pete Thomas Graphic Design: Bob Koning grafische vormgeving (www.bkoning.nl) Images: See page 59 Printing: PlantijnCasparie, Den Haag Number of copies: 750

Contents

Projects 1 Amsterdam: Western Dock Island 2 London: Docklands 3 Stockholm: Klara Zenit 4 Malm: Vstra Hamnen 5 Berlin: Paris Square 6 Zurich: Escher-Wyss area 7 Paris: Seine Rive Gauche 8 Lyon: Presqule 9 Bilbao: Abandoibarra 1 0 Barcelona: Forum Conclusion

16 20 24 28 32 36 40 44 48 52 56

Creat ive Densification

Introduction Creative Densification

4 5

Introduction

Densication is one of the most important redevelopment options for European inner cities. Because of the location-specic context, densication in Europe is often not possible with high-rise buildings alone. They are often inappropriate for the old, cultural and historical city centres of Europe. People are reluctant to infringe too much upon the established urban patterns. This contrasts with other continents, where high-rise buildings are more the rule than the exception. In combination with the scarcity of land and high land prices, this situation requires a dierent approach to the redevelopment of the city. Creative, custom-made solutions have to be found for each city and for each specic location. The search for creative solutions is not straightforward. This was already demonstrated in ReUrbA1 by the establishment of seven types of densication index, which resulted in dierent location-specic combinations for creative densication. That is the reason behind this new study, based on ten case studies. The aim is to clarify the framework of considerations within which various densication approaches are selected. The next part describes the essence of creative densication. It constitutes the introduction to the ten dierent case studies. This chapter describes the context of densication and allocates the projects to four themes. Finally, we look at the dierent essential components. We adopt a critical approach to the links between the various projects in the areas of


architecture, sustainability, public space and the administrative context. We nish with conclusions and describe building blocks for an approach to creative densication. The ten case studies were selected on the basis of the examination of dierent development projects in a number of large European cities. The selected cases are generally prestigious and characteristic projects. They bring together dierent aspects of the question. The way in which they approach these dierent aspects in conjunction demonstrates the creativity of both the process and the product. The conditions under which creative densication is established will also be examined. The dierent combinations of the planning process and the characteristics of the master plan constitute the main themes because it is precisely this interaction that exposes the essence of the form ultimately taken by creative densication. The study concentrates to a lesser extent on the architectural details of creative urban planning, since this area has already largely been covered in the Reurba1 publication Transformation Principles (Brandes, Van Dijk and Crince, 2001). The case studies do bring one issue to light clearly. Most of the projects consist of the urban restructuring of former industrial estates and harbours. This is something that has become common in many Western

Creative densification
Creative densication is the logical continuation of the historical development of European cities.

Historical context
In the Middle Ages, density within the safe walls of European cities was extremely high. People lived and worked together in very close proximity in relatively low buildings. This resulted in a lot of liveliness and variety, but living conditions were far from perfect. There was hardly any structuring of the public space, if any. There were no drains or clean drinking water, so that diseases such as cholera, TBC and syphilis felled many victims. After the demolition of city walls started in the early 18th century,

These problems were only gradually resolved during the 20th century, with the arrival of new urban areas built on rational lines. In this way, an onion structure was established around the old city centres, followed later by new satellite towns further away. A striking feature was the increasing mono-functionality of the new residential areas. In this context, the satellite towns became the attractive green residential areas at a respectable distance from the unhealthy city. The inuence of Ebenezer Howard and his Garden City Movement was strong at this time. The industrial revolution and the arrival of large-scale polluting industries was the trigger for extensive functional segregation. This was a radical break with the mediaeval pattern of small-scale mingled functions. Nevertheless, this was only the rst step towards even stricter functional

Creat ive Densification



European cities since the end of the 1980s. New technologies, the relocation of production in low-wage countries and stricter environmental requirements have resulted in a radical transformation of the factors determining the location of these functions. Global developments have had an enormous impact on local conditions. The decline of industrial areas has generated enormous opportunities for many cities and, throughout Europe, there have been a range of creative responses.

it became possible for the cities to expand. Ultimately, the result was more space, air and light in European cities. The cities expanded most where industrialisation, transportation and port trac were most intensive. Large factories located on railway lines and shipping routes were located close to the old city centres. The migration to the cities which followed made it impossible for housing production to match the number of inhabitants, resulting in the persistence of housing shortages and poor living conditions for many.

segregation launched by avant-garde urban planners and architects who were disciples of the CIAM doctrine of functionalism. Under this doctrine, the functions of housing, working, shopping, recreation and transport were completely segregated. This philosophy had a major inuence on the structure of European cities. Not only did it signify the start of further suburbanisation, it also ensured that monofunctional residential areas would become the residential environment of the 20th century. It was only at the end of the 20th century that the outlines of a shift towards re-urbanisation became apparent. Living in lively inner cities close to cultural facilities, and with many more functions in the vicinity, became popular again. This trend followed upon the decline of industrial areas, ports and redundant marshalling yards. These areas were located in the rst ring around the historical city centres and were therefore very promising redevelopment sites. That worked out well for the city. Under the pressure of declining populations and the associated decline in the standard of facilities, people had started to look for new ways of using these former industrial locations. For the cities, these areas were golden opportunities for achieving city branding and for attracting the creative class to the city. They were highly accessible, they contained magnicent industrial monuments and they were large enough to accommodate new urban areas. Many locations had a waterfront on a river. In addition to great views, this also opened up the possibility of good transport links. In order to arrive at a framework for the purposes of assessment, an approach with various density indices has been developed. These indices were coordinated for each location to establish a picture of creative densication. Ten case studies have yielded a number of characteristics that allow for a good comparison of spatial implementation and of the various approaches.


Creative densification indices

During the redevelopment of these areas, the idea of functional segregation was abandoned. Densication levels are high, but the usage index, the classical ratio of developed surface area to the development area, was far from being the only objective. Attempts were made to adopt creative approaches to the symbiosis of the seven densication indices below, as dened in Reurba1: 1. Intensity index the classical index of number of people per square metre or oor-area-ratio (FAR) 2. Usage index indicates the usage of an area spread out over one day 3. Flexibility index indicates the density due to exible usage of space 4. Moving index indicates the density when a lot of movement is involved 5. Activity index indicates urban vitality by measuring the number of lifestyles and diversity of functions in a specic area 6. Character index measure of the quality of the environment based on cultural standards and the identity of an area 7. Integration index measure of the integration of the labour force with the appropriate level of education of the people living in the area. Although it is far from possible to measure these indices in objective values, they do indicate that there are more opportunities for densication than simply development in square metres.

Densification indices and the case studies

-- very poor

- fair

0 reasonable

+ good

++ excellent

n/a not applicable

Creati ve Densification
7

The table shows that the projects each have their own scorecards and that comparison of them is hardly feasible. Amsterdam, for example, scores very well on the intensity index. However, this does not mean that a lot of activities will necessarily be developed. It is very much the question whether, despite the extremely high density, residential dierentiation and a variety of lifestyles, there will be enough homes to safeguard the liveliness and exibility of the area. At present, this contrast is even more striking in Canary Wharf. Here, the oce complexes are located close together, with a fantastically high density. There is hardly any intermingling of functions and, as a result, there is also little variety in lifestyles, almost no exibility and no integration. Zurich, on the other hand, decided not to adopt a high intensity index but to aim for a high mix of functions and a clear character. Despite the fact that activity is still not adequate in the evening, this project would appear to be developing into an important centre in Zurich because of the impulse it has given to the vicinity. The table tells a lot about the ultimate results achieved by the projects (even though they describe only a particular point in time). This table says nothing at all about the considerations underlying the selection of the mixture of densication approaches. The weighting factors for the selection of the various indices are not clear and are embedded in long development processes. Furthermore, without a sound knowledge of the location, the development of the location and the local factors, it is only possible to guess at the symbiosis resulting from the various types of densication used. A number of additional questions are therefore required in order to establish an understanding of the processes and the designs covered by the various case studies.

Ten case studies

The ten case studies have been allocated to four themes that are closely interlinked, allowing for a good comparison of the projects. Improvement of city centre Lyon - Presqule Berlin - Paris Square Stockholm - Klara Zenit Expansion of city centre Paris - Seine Rive Gauche Amsterdam - Western Dock Island Zurich - Escher-Wyss area New image for city Bilbao - Abandoibarra Malm - Vstra Hamnen New thematic centre London - Canary Wharf Barcelona - Forum 2004 In addition to the comparison on the basis of themes, the process and the spatial solutions chosen in the end are also discussed under the heading Characteristics of creative densication on the basis of the case studies. Table 2 provides a more detailed picture in this respect. The discussion deals rst with the initiator of the project, the role of government and the branding achieved. In addition, we look at the details of the urban planning and architecture, including the role of high-rise buildings. It emerges that there are both dierences and similarities between the case studies.

Improvement of city centre Lyon - Presqule Berlin - Paris Square Stockholm - Klara Zenit Although the three case studies work on dierent scales, with Lyon dealing with the centre and Stockholm with only a single block, they all revolve around habitability and the densication of the inner city. The new car parks in Lyon give the city the opportunity to redesign its squares. The goals are ambitious, with dierent themes for each square so that the buildings and the squares constitute unique entities in each case. This has resulted in a considerable improvement in the quality of urban planning in the Presqule and the public space has regained its appeal, bringing in more public (tourism) to the city centre. In the Paris Square in Berlin, the historical ground plan and the associated buildings were the basis for redevelopment. The room for manoeuvre here was provided by the selection of the architecture. It could be historicising, conservational and even very experimental. The adoption of the old structure here ensures high density. In Stockholm, the building of small homes on an enormous block has resulted in the creation of a new village, complete with small streets, in the middle of the city. The introduction of other new functions has broken down the anonymity of the mono-functional block and transformed it into a lively part of the city. Expansion of city centre Paris - Seine Rive Gauche Amsterdam - Western Dock Island Zurich - Escher-Wyss area

These three examples of the expansion of the city centre are characterised by a large programme, the multiple use of space, and the search for new links and functions in the city. In Paris, buildings have been put up over the railway lines leading to Austerlitz Station and the redundant marshalling yard has been removed. This has resulted in a city in two layers and the re-establishment of accessibility to the banks of the Seine. A new pedestrian bridge has created an excellent link to Bercy Park on the opposite bank. In Amsterdam, a building complex is going up with the highest density in the Netherlands. Here, buildings are piled up over each other. There is some modest intermingling of functions but the re-establishment of the link to the IJ River is an explicit objective. In Zurich, there has been slightly less emphasis on the relationship with the Sihl, but the links in all directions have been improved with the redevelopment of the Escher-Wyss area. The preservation of numerous industrial buildings and the arrival of large numbers of new companies in the Technopark and in the small Escher-Wyss area have ensured that the area still has an industrial character. However, the combination of new industry with the cultural functions and the mingling of homes, oces and shops has given this part of the city a unique technological/ high-grade look. New image for city Bilbao - Abandoibarra Malm - Vstra Hamnen Creative redevelopment can give the identity of a city a major boost. That is possible by using very special architecture as a landmark. It is very important for this architecture to be unique. It must be present in no other city in the world.
9

Crea tive Densification

 In the old industrial harbour city of Bilbao, everything seemed lost in 1990. The city was bankrupt and it had its back to the wall. Retreat was no longer an option; the only possibility was a leap forward. The city administration made clever use of national interests. Alongside Barcelona, Bilbao was Spains main economic motor. Furthermore, there were strong nationalist tendencies, accompanied by ETA terrorism, so that the region was threatening to break away. Bilbao Ria 2000 was created to return prosperity to the region. It represented the state, the region and the city. Bilbao Ria was given responsibility for the redevelopment of Bilbao. Its rst major accomplishment was to attract the Guggenheim museum. In parallel with the development of the Guggenheim, various area developments were initiated and a brandnew metro system was built. Precisely because of the parallel development approach, it was possible to use the momentum to provide the city with a new identity. In Malm, attempts are being made to acquire a new image by shedding the idea of an old Hanze town, replacing it with the idea of a dynamic hi-tech city, where science and education can nd a home in a high-grade urbane city on the water. The landmark icon is Calatravas Turning Torso, a twisting skyscraper in the centre of this area of the city. New centre elsewhere in the city London - Canary Wharf Barcelona - Forum 2004 The creation of a second centre at the edge of the city is a way of housing large developments that can no longer be accommodated in the existing city. Concentrating functions in a high density and providing excellent links with a fast light-rail network allows the city to be expanded eciently and attractively.
10

In twenty years, Canary Wharf has developed into Londons second nancial centre. Although there are other businesses, shops, hotels and restaurants in the area, its reputation is based on the presence of the banking sector. In order to provide a special identity for the area within London, the highest skyscrapers in the country have been built here. There is an ecient link to the City via the Underground and the Docklands Light Railway. Tax incentives and a minimum of restrictions made it very appealing for companies to settle here. The motto was: To make money with money. In Barcelona, the organisation of a new global event, Forum 2004, was used as an opportunity to restructure the north-east side of the city. The event grants a central role to cultural diversity, world peace and ecology. Large centres have been built for conferences, trade fairs and exhibitions, providing all sorts of facilities for the participants such as hotels, a shopping mall, a yacht harbour and, of course, the beach. At present, steps are being taken towards the inclusion of other developments in the plan, such as homes and jobs, so that urban life will also become a feature of this area. The relationship with the city is expressed in the fact that the Diagonal from Cerdas 1853 master plan is nally being extended through the area, and furnished with a new tram line. The beach has also been replenished and an esplanade has been built to connect it to the city.

Characteristics of creative densification on the basis of the case studies

Taking the characteristics of the case studies as a basis, we looked at the main considerations underlying the creative densication projects. This provides insights into both the processes and the spatial solutions. The characteristics can be very process-based, examples being initiation and a role for government, or object-based as in the introduction of striking buildings and the unusual structuring of public space.

As with the densication indices, the table with the characteristics has a project-specic scorecard, the results of which do not lend themselves to objective comparison. They are primarily indicative in nature.

Characteristics of redevelopment in Case Studies

-- very poor

- fair

0 reasonable

+ good

++ excellent

n/a not applicable

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Initiation and the role of government

Government authorities initiate most projects. The authorities may be national, regional, municipal or combinations of all three. Examples are: The Semapa in Paris (Socit dconomie mixte damnagement de Paris, in which the government - in this case the city authorities - has a majority holding), London Docklands Development Corporation (LDDC) and Bilbao Ria 2000 (Ria means laughs, but it also refers to the tides of the Nervin). In these cases, national government had a lot of say. Government involvement can vary widely from project to project. In the case of Paris, it is very extensive. State companies such as the national library, universities and housing corporations also purchase a large proportion of the lots sold by Semapa. Strong steering from the national government has made it possible to reconcile the various sub-interests of the government and state companies. In London, the situation with respect to government involvement is very dierent. Here, the government established an Enterprise Zone in 1982 for a period of ten years so that investors did not need to pay any tax. The result was that private capital owed into the area. An additional stimulus was the absence of a detailed master plan and few building restrictions.

densication as a component of branding will be particularly successful if it is based on the image of the city. (For example, the image of the Erasmus Bridge in Rotterdam is closely linked to the architectural culture of this harbour city.)

Reurba project: Scotswood in Newcastle

A Building Exhibition is being organised in the hope that striking architecture and new residential typologies will boost the restructuring of the impoverished Scotswood area. As a result of the demolition of a lot of housing, the neighbourhood has regained air, green spaces and an attractive view across the river. It has reacquired its status as an area on the banks of the river. It is precisely this positive eect that could be exploited by emphasising and communicating the sense of space and the presence of a park-like structure when rebuilding the housing. This would result in a higher concentration of homes in certain places or a smaller number of rebuilt homes.

Public transport and infrastructure

Good accessibility is essential for the success of new area developments. Most of the projects described are associated with ecient underground and light-rail systems. Often, several lines are built to link new developments to the rest of the city. Canary Wharf in London demonstrates that the link with the city and the presence of good public transport can make or break a project. The development of the second phase started when the Jubilee Line was extended from the centre to Canary Wharf. It was only then that the area truly began to ourish. In Berlin, a metro line is being built precisely under Paris Square in order to emphasise the central function of the location. Bilbao has just built two parallel metro lines on either side of the Nervin as far as the sea harbour. Lyon extended the metro to the Presqle and introduced a new tram service. There are two new fully automatic metro

City branding
The appeal of a city for investors, traders, industries, residents and tourists is determined to a major extent by its image. City branding is a process in which this image is developed as strongly and explicitly as possible. The ten cases discussed show that creative densication and city branding have a lot in common. City branding must be a continuous process. A city should always be taking new initiatives involving a close relationship between new developments and the branding of those developments. The examples show that new area developments with high-grade prestigious architecture and the extensive intermingling of functions are pre-eminently suitable for the development of city branding. Creative
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lines from Seine Rive Gauche in Paris. In Barcelona, there is a new tram service to the Forum area and the metro has been extended. Additional shuttle coaches are also used for special events. In all these cases, public transport is not just a necessary facility but also an integral part of the quality goals. Often, it is in itself a quality impulse (take the Bilbao metro line with small metro stations designed by Norman Foster, the Fosteritos).

elaborated plan, including models, served as the basis for all subsequent plans. For example, by providing precise plans for the integration of the existing water treatment and power plants in the master plan for Forum 2004, Barcelona ensured that they need not be moved and that a new peripheral area of large-scale plants would not be created.

Reurba project: Spaanse Polder in Rotterdam

The Spaanse Polder industrial estate was once located in the middle of the polder and is now surrounded by an urban area. It is now being restructured on thematic lines. The restructuring work eectively disregards the fact that the location is part of a highly varied urban area. It is therefore questionable whether the interaction with the vicinity will be optimally exploited. Links may not be established and certain non-economic functions will be moved and/or kept out.

Urban master plan

A master plan translates ideas into a coherent and structured plan, including the outlines of a spatial design. The status of master plans uctuates between blueprint master planning, in which an unswerving presentation of future structures is stated in normative terms, and urban engineering, which grants a central role to making the complexity of urban processes manageable through strategic planning. Master plans re extremely important in terms of opportunities for creative densication. The case studies vary widely in terms of plan exibility. In Canary Wharf, for example, there was no detailed master plan at all. It was deliberately decided not to introduce detailed lot descriptions with an associated programme. The project included a limited description of the existing situation, with the new infrastructural plans and a few civil-engineering works. It was precisely this almost complete absence of rules and regulations that provided developers with a lot of latitude for the realisation of their plans. Of course, this has had an eect on the ultimate quality of the buildings and public space, which varies considerably. This was not the case in Zurich. There, the master plan described the lots, with meticulous records of everything that had to be preserved. The parts of the plan involving new development, including the measures for public space and a fairly detailed programme, were included in the master plan. The approach to Forum 2004 in Barcelona was even stricter. Here, a highly

Architecture and reuse

Given the fact that creative densication almost always takes place in existing urban areas, the challenge is often to establish a positive role for existing buildings in the redevelopment. Changes of function, and the integration of old and new, will enrich the plan. This is almost always the case. In order to establish a unique identity, several buildings have been left standing in almost every location. Generally, these buildings are reused in very creative ways as shopping centres, theatres, oces or homes. For example, in the Seine Rive Gauche in Paris, the old bread factory has been transformed into a university building and Austerlitz Station has undergone a wonderful restoration. In the Forum area of Barcelona, power and water-treatment plants have been integrated wonderfully and attempts are being made to preserve a number of beautiful industrial buildings. There is a regulation requiring the preservation of all tall brick chimneys. These things alone make the Forum area a special experience. The Paris Square in Berlin is a very special example of

Creati ve Densification
13

reuse. The historical landmark of the Brandenburg Gate was restored again not long ago. The rebuilding of the Reichstag as the home of the German parliament, with its new glass dome, has been so successful that visitors queue up to see it every day. Hotel Adlon has been rebuilt using the old plans, but of course with modern facilities on the inside of the building. The buildings on either side of the Brandenburg Gate look very much like the historical buildings but they are slightly dierent. The facades will ultimately be returned to the square along the historical street lines, despite erce protests from the Americans, who wanted to move back their embassy and place enormous concrete blocks on the line of the street for security reasons.

Seine Rive Gauche, the turning torso in Malm and Pellis tower in Canary Wharf. The other locations also have their landmarks, but not always in high-rise form, an example being the Guggenheim in Bilbao.

Sustainability
Sustainability is a factor that has a major future in creative densication. It only really plays an important role in the latest projects, such as those in Barcelona, Malm and, to a lesser extent, Zurich (the central square only). In the case of city branding for Malm and Barcelona (the design of solar panels), it is an important aspect with an eect on the sustainability index.

Reurba project: City on the River in Saarbrcken

The city authorities of Saarbrcken are trying to improve the identity of the city by overhauling the public space on the banks of the river. A deliberate decision has been taken not to implement any programmes on the banks of the river in order to optimise views of the water and to limit ooding. The result is that, despite the clear structure and stylish design of the banks, there is no recognisable landmark for the transformation. To counter this objection, attempts could be made to revitalise the centre area. In that case, a direct relationship with the plans for the banks will have to be established.

High-rise buildings
High-rise buildings can play an important role in creative densication. The densication of the urban fabric can go a long way in this respect. There are clear restrictions; for example, road capacity and public transport must be adequate, and the historic scale of the surroundings may preclude high-rise buildings. Often, high-rise is used as an icon for the redevelopment of a location. Towers are therefore often examples of architectural skill. Clear examples are the four towers of the Grande Bibliothque in
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The Projects

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Creat ive Densification

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Amsterdam: Western Dock Island

History
The Western and Eastern Docks were built in about 1843, together with the North Holland Canal, a new sea route to the north. At the end of the nineteenth century, the increase in rail trac made it necessary to ll in part of the Western Dock for use as a marshalling yard. The construction of the railway line and a large number of marshalling yards along the banks of the IJ River altered the relationship between the city and the water. Amsterdam no longer had an open waterfront, and was separated from the river by a high railway embankment. The reallocation
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Crea tive Densification

The Western Dock Island is on the south bank of the IJ River close to the centre of Amsterdam. The development of this site fits in with the broader development of the waterfront on the banks of the IJ, which includes IJburg, the Java and KNSM islands, and Borneo/Sporenburg. The plan provides for the extension of the centre and includes numerous facilities. One of the characteristic features of the project is an extremely high density of 150 to 170 homes per hectare.

FACTS Launch: 1999 Principal: City of Amsterdam Developers: La Grande Cour: City Cour Combination (Bouwfonds MAB Ontwikkeling and Smits Bouwbedrijf). VOC Cour: Wodan CV (Kondor Wessels, Ontwikkelingsmaatschappij Apeldoorn, de Dageraad, Nijhuis Bouw). Westerkaap: De Hofmakerij (Amvest and Ymere). Master plan: Peter Defesche, OD205 Architects: La Grande Cour: Coordinating architects: Meyer and Van Schooten, assisted by Architecten Cie, Heren 5. VOC Cour: Coordinating architects: MVRDV, assisted by Jeroen Skipper, Art Zaaier and Bosch Architects. Westerkaap: Coordinating architects: DKV and Architecten Werkgroep, assisted by Baneke van der Hoeven.

of the site only became possible at the end of the twentieth century with the digging away of the abandoned marshalling yard.

Redevelopment
In 1999, a Master Programme of Requirements was adopted for this area, thereby denitively launching the redevelopment process. The new buildings on the Western Dock Island consist of three units: La Grande Cour, VOC Cour and Western Cape. The Western Dock Island development will result in a mixed urban environment, the cour structure and very high density. This density is unprecedented in the Netherlands. Dierent development conglomerates have been appointed for each unit. By introducing dierentiation in the homes within the dierent units, a high level of diversity has been achieved in terms of housing typology.

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Programme:

Creative densification
The Western Dock Island constitutes a new step in the extension of the urban centre and the linking of the various areas of Amsterdam. Not only are the buildings characterised by very high density and a considerable intermingling of functions, the area also links the dierent areas in the zone around the IJ River, among other things because of the stronger relationship with Central Station. The extreme densication of this area is possible because of the favourable location on the waterfront, which provides extensive views without blocking the sun. In La Grande Cour, which was developed by the architects Meyer and Van Schooten, the density was achieved by folding high, slim towers over the other parts of the building and by providing underground parking.

930 homes (social/middle/high-cost in 30:40:30 ratio), 54 moorings for houseboats. 80,000 m non-residential functions, including new buildings for water police and a hotel. Renovation of railway bridge with a new restaurant La Grande Cour: 250 homes - 79 social homes (3 to 5 rooms) - 24 medium-range rented homes (3 and 4 rooms) - 99 high-cost rented homes (3 to 5 rooms), - 30 medium-range owner-occupier homes (2 and 3 rooms) - 20 high-cost owner-occupier homes (3 to 5 rooms) The size of the homes varies from 55 to 268 m. 2300m commercial property Two-storey car park with 269 parking spaces

Creat ive Densification

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London: Docklands

History
The Docklands were built over the course of the entire 19th century and constituted the trading centre of the British Empire. Despite suering severe damage during the Second World War, the Docklands ourished until the early 1960s. After that, all the docks closed down within less than 20 years. Modern techniques and container handling required deep-water ports, so that more than 20 km of old ports became derelict, resulting in high levels of poverty, unemployment and social problems.

Redevelopment
To turn the tide, Michael Heseltine established the London Docklands Development Corporation (LDDC), granting it extensive powers for the redevelopment of the Docklands as a whole. Reginald Ward was appointed director of the LDDC and asked to pull in as much private investment
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Creat ive Densification

Canary Wharf, which is part of Docklands, was the largest real-estate development in Europe in the 1980s, with more than one million square metres of office space, shops and hotels. In a short space of time, Canary Wharf has developed into Londons second financial centre.

FACTS Launch: 1982 Principal: London Docklands Development Corporation (LDDC) Developer: Olympia & York and International Property Corporation Ltd. Master plan: no single entity, a deliberate choice Architects: Cesar Pelli, Foster and Partners, SOM/London, Kohn Pedersen Fox Associates PC, Pei Cobb Freed and Partners, and others.

as possible. Building on Canary Wharf, the most prestigious project in the Docklands, started in 1988 and the rst phase was completed in 1991. As a result of the recession in the early 1990s, and the delay in the construction of the underground line, the second phase of Canary Wharf only got underway in 1997. This phase was completed in 2002, four years after the demise of the LDDC because of the transformation of most of the Docklands into a mixed urban area.

Creative densification
Using a combination of measures, it has been possible to encourage developers to make enormous investments. First of all, it had been promised that the Jubilee Line would be extended and that the Docklands Light Railway would be built in order to ameliorate the link to the centre. Another instrument was the creation of an Enterprise Zone (for Canary Wharf ) with tax exemptions and other incentives. The third instrument was the simplication of planning requirements, with a broad plan conned to the new infrastructure and a few important lines of sight and open areas. The development of Canary Wharf saw the construction of One Canada Square, the highest building in the United Kingdom and the symbol of the

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Programme:
Docklands surface area: 22 km, 8% of which is water Canary Wharf surface area: 29 hectares Developed surface area: 1.3 million m 33 office buildings 200 shops, bars and restaurants in 3 shopping malls 8 hectares of parking space High-rise: One Canada Square (Canary Wharf Tower): 235 m high, 114,000 m 8 Canada Square (HSBC Tower), 200 m, 102,000 m 25 Canada Square (Citigroup Centre), 200 m, 111,000 m One Canada Square (commonly known as the Canary Wharf Tower or simply Canary Wharf) at 235.1 m; and the HSBC Tower and the Citigroup Centre, joint second tallest at 199.5 m. [1] Number of jobs: 78,000 (2006) Investments: 6.6 billion Public transport: Jubilee Line and Docklands Light Railway

redevelopment of the Docklands. In the second phase, the oces of HSBC and Citigroup were built, so that the three highest buildings in the United Kingdom are now grouped together. Because almost 90,000 people live there, and because the links with the city centre are excellent, Canary Wharf has developed into a nancial centre where the number of jobs will double in the period leading up to 2020.

Crea tive Densification

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Stockholm: Klara Zenit

History
In the 1950s and 1960s, large parts of the lively Klara Parish were cleared to make way for oces and shops. The city authorities thought demolition was needed to separate functions. When this process was nished in 1971, the national post oce - Klara Zenit - was built. It was the last project in which the picturesque heart of the city was to be demolished for the sake of anonymous oce molochs. As a result of protests from rebellious residents, 1971 saw the end of the neglect of the citys cultural heritage. This was the beginning of a period of stagnation in the Klara district.

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25

Klara Zenit is located in the centre of Stockholm. It was originally a gloomy building from the 1970s, but it has been transformed into a colourful multifunctional complex with flats, shops and offices. A new residential area has been built on the roof of the former post distribution centre, complete with streets, small gardens and a great view over the rest of the city.

FACTS Launch: 1999 Principal/developer: Wihlborgs Fastigheter Master plan: not applicable Architects: Equator Stockholm

Redevelopment
Since the late 1990s, the city authorities have again started to get involved in the revitalisation of the Klara district. The objective now, by contrast with 40 years ago, is to encourage liveliness and community safety on the streets. Functional multiplicity is the approach and so every new project has to include at least a few ats. In 2003, Klara Zenit was transformed on these lines into an area with oces, shops and 100 ats.

Creative densification
The oversized construction, which was necessary because the post oce also had to continue operating in times of war, made it possible to implement the requirements relating to functional multiplicity in practice; it was possible to add a new programme by building on the rooftop. The spectacular transformation consists of a completely new village of six rows of ats in diagonal lines across the roof. More than 100 two-storey ats are grouped around narrow alleyways and they have a great view over the city. From the ground level too, the transformation of Klara Zenit is clear because of the presence of shops, oces and a few ats located in a single corner of the building in order to link it to the street at this point. In order to provide the oces with enough daylight, large light-wells were introduced into the building.
26

Programme:

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27

Total area: 65,000 m Office area: 34,000 m Retail area: 16,000 m Housing area: 6,500 m Number of flats: 100 Storage and delivery area: 8,500 m Total investment: 223 million Purchase price: 115 million Redevelopment: 98 miljoen

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Malm: Vstra Hamnen

History
In the 19th century, the western harbour was created by land reclamation. The last phase, which resulted in the area acquiring its present form, dates from 1987. The Kockums yard was the areas main employer after 1909. When the yard went bust in 1986, a new industrial future seemed to be beckoning as a result of the arrival of the new Saab factories on the site. But after the merger with General Motors and the subsequent restructuring operations at the company, the new state-of-the-art factories were closed again and a new function had to be found for the area.

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Vstra Hamnen, the western harbour of Malm, is being redeveloped into a new, modern urban area with housing, offices, shops and local services. The area is the calling card for the new high-tech image of Malm in the resund region. The drivers behind the redevelopment are the Bo01 exhibition and the spectacular Turning Torso of the architect Santiago Calatrava.

FACTS Launch: 1985 for plans, opening of the Bo01 housing exhibition in 2001 Principal: the National Committee for Housing, Residential Building and Urban Planning, the Swedish Association of Municipal Housing Associations of local authorities and fifteen collaborating municipalities. Developer: Project development was in the hands of eighteen different project developers. Master plan: Ewa Eklind Blomqvist Architects: 22 architectural firms, including: Santiago Calatrava, Christer Larsson, Greger Dahlstrm, FOJAB architects.

Redevelopment
In 1996, the municipal authorities of Malm bought the factory and the surrounding land. This provided an ideal opportunity to redevelop this large-scale location close to the city centre as a part of the resund region. This region was established with the construction of the bridge between Sweden and Denmark that was completed in 2000. By creating new, favourable conditions, Malm and Copenhagen are trying to benet from each other. A new university, a new rail tunnel under the city and the development of the Western Harbour are creating an entirely new identity for Malm. This former industrial town is changing into a high-tech knowledge centre.

30

Creative densification
The redevelopment of Vstra Hamnen is the instrument adopted by Malm to shake o its old industrial image. The international Bo01 exhibition was the driver behind the transformation of Vstra Hamnen into a prime example of sustainable urban development with an adventurous, hi-tech, living and working environment. The area owes its special character to the combination of sustainable development and the reuse of monumental, industrial buildings. In the new urban centre, people want to demonstrate that working, studying and living with rst-class architecture creates better conditions in the long term for buildings and cities. The architectural centrepiece of the whole development is Calatravas Turning Torso that, reaching a height of 190 metres, sticks out above the rest of Malm and emphasises the central nature of the location. In the next 30 years, the rest of Vstra Hamnen will be developed so that the city centre will extend as far as the Baltic Sea.

Programme:
Surface area: approximately 160 hectares Planned number of residents: 10,000 Study facilities: 20,000 students Facilities: restaurants, shops, schools and cultural facilities Bo01: 350 flats at the time of the exhibition, with plans for 1300 homes upon completion Turning Torso Height: 190 metres, 54 storeys Number of homes: 152 flats Office space: 4200 m (the bottom 12 floors) Investments: 1200 million SEK ( 130 million)

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32

Berlin: Paris Square

History
The square was built and surrounded by palaces between 1732 and 1734 as a part of the third baroque expansion of the city under Friedrich Wilhelm I. In 1788, the present Brandenburg Gate was added to the square as the border to the city. It was given its present name in 1814 when the Prussian army conquered Paris in the ght against Napoleon. About 45 years later, all the buildings around the square were restyled on classical lines. During World War II, the buildings around the square were largely devastated. Because the Berlin Wall went up to the Branderburg Gate after the war, the redevelopment of the square only became possible after the reunication of Germany in 1993.

Redevelopment
In 1978, there was a major shift in the approach to urban planning in Berlin with the establishment of the Internationale Bauausstellung (IBA). The Critical Reconstruction of the City advocated by this group of
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Paris Square is thought of as the centre of Berlin and the monument to the reunited Germany. After the wall fell, it was decided to reconstruct Paris Square in its historical form.

FACTS Launch: 1989 Principal: Internationale Bauaustellung (IBA) Original plan: Johann Arnold Nering, Johann Heinrich Behr and Martin Grnberg Master plan: Josef Paul Kleihues Developer: a different principal for each lot Architects: Frank O. Gehry, Behnisch & Partner, Hans Kohlhof, Peichl & Partner, Hans Kollhoff, Wilford Schupp Architekten GmbH, Josef Paul Kleihues, Franz Harder and others.

international architects led by Kleihues opposed the idea of the anti-city implemented on a wide scale in Berlin after the war. Instead of pavilionstyle buildings in a park-like setting, in which functional segregation and the non-relationship with the street play a central role, the idea was to build further on the basis of old street patterns. In this block structure, the emphasis is much more on the mingling of functions. Urban planning therefore becomes traditional and historicising; architecture, on the other hand, is free and can be either traditional or experimental. The Paris Square was developed in this way. The buildings were once again situated along the old lines and designed by a range of renowned architects. We now see historically built buildings such as the Adlon hotel alongside modern buildings.

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Programme:
Surface area of square: 1.5 hectares Developed surface area: approximately 200,000 m Functions: hotels, library, offices, embassies, art academy and housing Residential surface area: approximately 20,000 m Investments in buildings: approximately 0.5 billion

Creative densification
The critical reconstruction of the city allowed for the use of modern architecture to imbue the old public space with new expressive power. In the buildings themselves, localised densication and the addition of new functions became possible. And so the square has regained its central position in Berlin, in part because of new developments in the vicinity, such as the renovation of the Reichstag and the Holocaust memorial of Peter Eisenman. A new metro line has also been built to improve access to the area around Paris Square. The U55 runs under Paris Square, where the new metro station, Brandenburger Tor, provides a direct link to the Hauptbahnhof.

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36

Zurich: Escher-Wyss area

History
The Esscher-Wyss machine factory moved onto the site in 1889, after which it was expanded systematically. Because of its position alongside the river, the railway line to the south, and its proximity to the centre, the location was very appealing for industry. Many factories were therefore built in the Industry Quarter. After the factory was taken over by Sulzer, there was a brief period of growth before the rst signs of decline became apparent in the 1970s. Sulzer Immobilien, which is a part of the Sulzer group, has been involved in the redevelopment of the area since the end of the 1980s.

Redevelopment
The Esscher-Wyss area has not been redeveloped on the basis of a strictly designed master plan; development has taken place lot by lot. This was the result of the relationship between Sulzer Immobilien and the
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The Escher-Wyss area in Zurich is an abandoned industrial estate developed into a high-grade business estate in a city-centre context. Homes, offices, shops and cultural facilities have been introduced alongside new business and industry.

FACTS Launch: 1990 Principal: Sulzer Immobilien, who sold the site to a range of developers, including Technopark Immobilien AG for the Technopark. Master plan: The master plan was drawn up in collaboration between the city authorities and Sulzer. Architects: ADR Sarl, Tobias Eugster, Ortner& Ortner, Rolf Lauppi, Heinz Zimmermann, Itten and Brechbuhl

city authorities, who only reached agreement about the use of the area after a dicult start. Sulzer then sold the land lot by lot and the buyers developed each lot individually. The Turbinenplatz was the only part of the area to be developed by Sulzer itself. It was transferred to the city authorities after its completion in 2003. The rst development was the Technopark in 1990, but most buildings in the area were only completed after 2000.

Creative densification
The Technopark was, in 1990, the rst new building to be built and it links the industrial past with the technological future of the area. The building provides space for young innovative companies from the ICT sector. Six hectares of the area have even been given over entirely to industrial use, accommodating the new factories of MAN Turbo and VA Tech. Alongside this high-grade activity, housing, oces, shops and entertainment facilities have been developed. Together with the Schibau, Zurichs large theatre, this all makes the Escher-Wyss area a very dynamic location.

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Programme:
West Zurich Number of inhabitants: 3,500 (6,000 residents planned for 2010) Number of jobs: 20,000 (25,000 planned for 2010) Surface area of Esscher-Wyss: 17 hectares Functions: housing, offices, square, cultural institutions and business Largest square in Zurich: 14,000 m Technopark: approximately 200 companies Puls5: 18,000 m for offices, 10,000 m for businesses and shops, 102 homes Escher-Wyss area: 52,000 m business estate Schiffbau: theatre, restaurants and workshops Investments: Technopark 150 million CHF ( 100 million) Schiffbau 80 million CHF Puls5 160 million CHF (18,000 m offices, 10,000 m businesses, 102 homes) Accor 19 million CHF Turbinenplatz 8 million CHF

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40

Paris: Seine Rive Gauche

History
Since the 19th century, most of the Seine Rive Gauche site had been used by the SNCF (the French railways) as a marshalling yard serving Austerlitz Station. There was also a lot of industry along the banks of the Seine, such as the SUDAC brickworks, with the last high chimney (70 m) to be used in Paris dating from 1890, and the Grands Moulins de Paris, a former our factory. When, in 1987, the SNCF found it no longer needed the marshalling yard, people started making plans for the area.

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Seine Rive Gauche is the largest redevelopment project in the city. By means of double land use, the old barrier of the railway has been overcome and the waterfront of the Seine is once again accessible from this area and linked to the opposite bank. In this way, the project has become an important extension of the centre, with cultural and university functions alongside offices and housing.

FACTS Launch: 1985, building started in 1991 Principal: SEMAPA Developer: various developers for the different lots Master plan: APUR (Atelier Parisien dUrbanisme) Coordinating architects: Austerlitz: Christian Devillers, Pierre Mends-France, Reichen and Robert and the landscape architect, Jacqueline Osty Massna: Yves Lion and Bruno Fortier Tolbiac: Pierre Gangnet and the landscape architects Empreinte Architects: Among others, Domique Perrault, National Library

Redevelopment
In 1985, the Paris city authorities took the lead and founded the Societ dEconomie Mixte dAmnagement de Paris (SEMAPA). This is a joint body bringing together the city authorities, the SNCF and RIVP, a housing corporation. SEMAPA organises the infrastructure, splits up the area into lots and sells the lots by auction to developers. In 1987, SEMAPA launched a competition for the design of the new National Library. In 1991, the ZAC (Zone dAmnagement Concert) was established for the Seine Rive Gauche with the approval of the detailed zoning scheme (plan dAmnagement de Zone). This plan set out the street plan, including the zones, together with the heights of the buildings and the functions. The area was then split up into ve zones, each with its own ground plan. Building on the projects started in the early 1990s with the National Library, and various projects will all be implemented in the years to come.

Creative densification
The Seine Rive Gauche site was completely isolated from the city by the railway lines on one side and the Seine on the other. The redevelopment of the Seine Rive Gauche as an extension of the centre has resulted not only
42

in an enormous area with mixed functions but also restored the visual link with the Seine. The links have been re-established without adverse eects on Austerlitz Station, which is located to the north of the site. This was possible by building some of the area over the top of the railway. Double land use has allowed the area to become an integral part of the city and resulted in the creation of an area in two layers. Important cultural functions have also been added alongside the housing and oces in order to establish the best mix of functions, as is appropriate for the central part of a metropolis.

Programme:
Surface area: 130 hectares, including 26 hectares of railway Developed surface area: Housing: 153,500 m Offices: 448,300 m Shops and facilities: 83,200 m Planned surface area 450,000m housing for 15,000 residents, 700,000 m offices, approximately 60,000 jobs 405,000 m shops, 662,000 m public facilities Number of homes: 5,000, including 4,000 for families (2,000 in the social sector) and 1,000 rooms for students Investments: approximately 3.8 billion

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44

Lyon: Presqule

History
The Presqule peninsula is located between the Rhne and Sane rivers, and the Fourvire and Croix-Rousse hills. It forms the centre of Lyon. Lyon was founded in the rst century before Christ by the Romans and the city has since developed into one of Frances main trac hubs. The city was not only known for the enormous trac queues on the route du Soleil, which are now a thing of the past because of the new ring road. It is also Frances largest railway hub after Paris. The city also has a metro network, a tram network and a trolley bus network. Because the city centre could no
45

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Traffic congestion and parking difficulties are making the city centre of Lyon less and less appealing for residents and visitors. In order to tackle the traffic problems in this part of the city centre (the Presqule), an integral strategic plan has been drawn up. It involves providing parking spaces in garages, refurbishing squares and returning them to the people. This has transformed Lyon from a city that is avoided by tourists into a tourist attraction with an appealing city centre.

FACTS Launch: 1989 Principal: Henri Chabert, councillor for spatial planning Developer: The public/private company SEM Lyon Parc Auto was responsible for the rehabilitation of existing parking facilities and for building new car parks. Master plan: Jean-Pierre Charbonneau Architects: among others, Jean Nouvel, Ingrid & Michel Bourne, Daniel Buren, Christian Drevet, Alain Sarfati, Alexandre Chemetoff, Michel Desvignes and Christine Dalnoky, Michel Boyer and Sylvie Maniaque, Michel Desvignes and Christine Dalnoky Design of urban furniture: Jean-Michel Wilmotte

longer cope with the enormous amount of trac and demand for parking space, it became virtually inaccessible in the 1980s.

This is not only a functional issue but also an artistic way of creating a special atmosphere in the city at night.

Redevelopment
In order to tackle the trac chaos, the Communaut Urbaine de Lyon (COURLY), which has considerable powers in the area of housing, waste disposal and trac, drew up an integral regional plan, the Plan de Dplacements Urbains. In addition to the trac and transport policy for the Grand Lyon agglomeration, this plan provides for improvements in the habitability and perceived quality of the city. The plan drawn up by the Agence dUrbanisme de la Communaut Urbaine de Lyon was broken down into a number of sub-plans, including the green plan, the blue plan and the light and colours plan. The green plan deals with the restructuring of public space and returning it to pedestrians. The blue plan covers the development of the banks of the Rhne and Sane Rivers. Against this background, it was decided to ban the cars parked on the banks to underground garages. The light and colours plan makes eective use of the possibilities provided by lighting.
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Creative densification
As result of the construction of no fewer than 12,000 underground parking spaces, the car, which was once the dominant feature of the city centre, has been forced to give way to pedestrians, cyclists and public transport. This has made the city centre more attractive for tourists and shoppers, and the retail trade has started to expand again after years of declining turnover. The city is more relaxed and has gained a number of special squares, reinforcing its identity. This is emphasised still further by the same approach to public space throughout the city and individual themes for each of the car parks, as well as a standardised signposting system.

Programme:
Redevelopment with 120 projects in public space Number of underground parking spaces created: 12,000 Public transport: 2 tram lines Refurbished squares: Place des Clestins, Place de la Bourse and Place des Terraux Investments: approximately 20 million a year spread throughout the region as a whole Surface area: approximately 100 hectares
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48

Bilbao: Abandoibarra

History
For a long time, Bilbao was one of the main industrial cities of Spain, with the Nervin River as one of the main natural access routes. Trading activities and, later, industry moved out from the city centre to the banks of the Nervin. With the decline of the once-prosperous steel industry in the 1980s, the city entered a downward spiral and a large number of industrial estates in the city, such as Abandoibarra, were abandoned. As a result, Bilbao acquired a very negative image as a dirty, impoverished industrial city with high crime levels.

Redevelopment
In 1992, the Spanish government established Bilbao Ria 2000, an organisation for the development and coordination of plans. The aim was
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Abandoibarra is in the heart of Bilbao but it was inaccessible to the public for a long time. The city is now trying to return the area to the public space. The Guggenheim museum has put Bilbao on the world map. The Abandoibarra project is intended to position the new business and cultural centre of Bilbao even more emphatically at the global level.

FACTS Launch: Principal: Bilbao Ria 2000 Master plan: Cesar Pelli Architects: Frank Gehry, Frederico Soriano and Dolores Palacios, Rafael Moneo, Robert Stern, Pea Ganchegui, Ricardo and Victor Legorreta, lvaro Siza, Jos Antonio Fernndez Ordez, Cesar Pelli, Carlos Ferrater and others.

to transform Bilbao from an industrial city to a city for technology and services that would generate more prosperity and improve the quality of life of all its inhabitants. Since then, Bilbao Ria 2000 has been working on numerous small-scale and larger projects in the area of housing, infrastructure and public space. During that time, the city has made enormous investments in prestigious projects, infrastructure and public space. The arrival of the renowned Guggenheim Museum gave a major boost to the formation of Bilbaos new identity. After a period of economic crisis, Bilbao has become a ourishing city where both trade and tourism play an important role. The redevelopment of Abandoibarra started with the opening of two prestigious projects at the end of the 20th century: the Guggenheim museum and the Euskalduna, a conference centre. Building work will continue until 2010 on the master plan of Cesar Pelli for this 35-hectare site located on the banks of the Nervion.

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Creative densification
Abandoibarra is increasingly becoming the new cultural and business centre of the city of Bilbao. Frank O. Gehrys Guggenheim museum has put Bilbao in the global frame. This was the denitive step in the transformation of the citys identity, which was already well under way as a result of the restructuring of the city centre, Norman Fosters new metro, and a variety of smaller new projects such as Santiago Calatravas pedestrian bridge. This high prole made it possible to launch a prestigious plan for Abandoibarra. Abandoibarra will become a varied area, hosting entertainment and recreation, culture and business.

Programme:
Surface area: 35 hectares Park: approximately 20 hectares Guggenheim: Surface area: 14,000 m 11,000 m of exhibition space 19 galleries collection of almost 10,000 works of art Euskalduna: Surface area: 50,000 m, height: 54 metres main hall capacity: 2,200 visitors Other developments: 74,000 m of offices, 700 flats, library, University of Duesto: tower with surface area of 50,000 m

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Barcelona: Forum

Forum 2004 is a new international event that will take place every three years from 2004 onwards in a different city. During the Forum, there will be discussions about cultural and social issues such as cultural diversity, world peace and sustainable development.

History
The Catalonian civil engineer Ildefonso Cerd drafted an expansion plan for Barcelona at the end of the 19th century. This plan consisted of a grid structure traversed by a number of diagonals. The Avenida Diagonal cuts through the city from north-east to south-west over a distance of approximately 18 kilometres. This axis was stopped dead at the Forum site by industrial and harbour areas. In the 1990s, after the organisation of the Olympic Games in Barcelona, there was hardly any more room for expansion, except on the site of the water treatment and power stations.

Redevelopment
The organisation of Forum 2004 triggered the redevelopment of the Forum area. In the mid-1990s, the city authorities established a project agency to organise the development of the Forum area and the vicinity.
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The Forum area at the end of the Diagonal is the largest restructuring area in Barcelona. The organisation of the Forum 2004 event (see box) was the moving force behind the transformation of this site in the north-east of Barcelona to a lively neighbourhood on the banks of the Mediterranean.

FACTS Launch: 2000 Principal for Diagonal Mar: The American project developer, Hines Principal for Forum 2004: city project agency Infrastructures del Llevante de Barcelona S.A. Master plan for Diagonal Mar: TD& Assoc. and Robert A.M.Stern Master plan for Forum: Barcelona city development department Architects: Robert A.M. Stern, CommArts y Sereland, Enric Miralles - Benedetta Tagliabue and EDAW, BST and KM+P / Tusquets, Daz y Asociados o T, D + A, Clotet i Paricio, i Muoz + Albin, Alonso i Balaguer Arquitectes Assoc and Carlos Ferrat, MAP Architects- Josep Lluis Mateo, Torres & Lapena, Herzog de Meuron

The existing stations needed to be renovated and assimilated. The central component of the master plan was the extension of the Diagonal as far as the sea. Large projects included the conference and exhibition centre of Mateo and the blue triangular conference hall of Herzog & De Meuron. In addition to the projects for the Forum, some projects have already been completed on American lines. They include the Parc Diagonal Mar, with 1400 homes, and the largest shopping centre of Barcelona. It is expected that this will be the last city development project in Barcelona within the ring road.

Creative densification
Barcelona has a long tradition in transforming abandoned locations into appealing public spaces. Usually, these redevelopments were triggered by major events such as the World Exhibition or Olympic Games. The trigger for the Forum area was Forum 2004, which resulted in a major concentration of conference and exhibition centres. Completing the Diagonal and accentuating it with the construction of a new tramline over its entire
54

Programme:
Surface area of development: approximately 320 hectares. Functions: conference centre, 11 hotels, and three office buildings Surface area of Diagonal Mar, approximately 15 Cerda blocks Diagonal Mar: Number of homes: 1,400 luxury flats Other facilities: hotels and offices in a park setting. Park: approximately 10 hectares Shopping Diagonal Mar: shops and a cinema CCIB conference centre: 120,000 m (15,000 visitors) surmounted by high-rise offices: 16,000 m gross floor area and the AC hotel: 30,000 m (304 rooms) Forum 2004 area: Auditorium: 3,200 seats Esplanade: 15 hectares Photovoltaic panels: 11 hectares A park and a yacht harbour (146,000 m built facilities) Investments: Forum area approximately 1.7 billion Diagonal Mar: 450 million

length strengthened the relationship with the rest of the city. The theme of the Forum has resulted in sustainability in many locations, as with the integration of the existing stations, preventing the creation of a new marginal zone on the periphery.

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Conclusion

The study shows that creative densication is not straightforward and that there are numerous aspects to creativity. Creative densication is therefore always site-specic. Each site has its own processes and spatial solutions, but there are also similarities. Case studies are pre-eminently suitable for good knowledge exchange between projects. The case studies concentrate primarily on projects for unique, large locations in the cities themselves. This is the result of two tendencies. Many European cities will, in the future, be primarily shrinking cities. Their core areas in particular will face declining populations. European cities in the future will face increasing competition. Quality impulses are therefore indispensable. They will virtually always involve creative urban densication. Western economies are changing in nature. The emphasis will shift from the service economy to the information economy, changing patterns of movement and therefore the structure of the city. This will also require creative solutions for combining living and working, and the smarter use of facilities, leisure, etc. The role of government is dierent in each country covered by the case studies. In Paris, Lyon, Barcelona and Bilbao, government has a considerable inuence. The programme, the phasing, the budget and the organisation are determined precisely in advance, and the plans themselves are
56

worked out in considerable detail. For example, a model of the development area is included in the plan at an early stage. Plan development in these cities can be described as blueprint planning. In London, Amsterdam, Stockholm, Malm and Zurich, the government is more involved in creating conditions, and the approach closely resembles urban engineering. It is dicult to describe the various planning approaches since they are strongly determined by culture and politics. A striking feature is the eciency of the approach in southern Europe. In general, people there stick to the timetable. The question is what role government will play in creative densication processes in the future. Given the considerable complexity of these processes, strong control is required. It will have to be in the hands of a player that can manage a major nancial risk, and that is virtually always government. A good example here is the French approach, in which a Socit Economie Mixte (SEM) is always established for large-scale complex projects. The parties concerned participate in the company by buying shares. By law, the government always has a majority holding that exceeds 50%. The organisation consists of people from the participating parties who are contracted out for the duration of the project. The agreement entered into by the parties includes a programme, a budget, phasing and task distribution. The organisation is mandated for the duration of the project.

The project organisation needs to know the potential of the location well so that it does not impose impossible requirements or agree too quickly to one-sided developments. In essence, it will (with the government as the main party) aim to guide master planning in the form of urban engineering. This is the only framework of agreements that does justice to both functional and spatial qualities. This master plan must also cover aspects such as architecture, the reuse of existing buildings and sustainability. Matters such as public transport and city branding will also be included in the framework of agreements. It is only by arriving at agreements about these matters at an early stage that the desired quality can be achieved in the area of creative densication. The search for synergy between the seven dierent densication indices, together with the eighth in the form of sustainability, will be a useful exercise for those involved. This exercise should take place during the process so that it is guided by objectives and results. This balancing of the densication indices, supported by a master plan that takes architecture, the reuse of existing buildings, good public space and sustainability into account, will result in an improvement in planning quality.

Public transport and infrastructure

Good accessibility is essential for the success of new area developments. Most of the projects described are associated with ecient underground and light-rail systems. Often, several lines are built to link new developments to the rest of the city. Canary Wharf in London demonstrates that the link with the city and the presence of good public transport can make or break a project. The development of the second phase started when the Jubilee Line was extended from the centre to Canary Wharf. It was only then that the area truly began to ourish. In Berlin, a metro line is being built precisely under Paris Square in order to emphasise the central function of the location. Bilbao has just built two parallel metro lines on either side of the Nervin as far as the sea harbour. Lyon extended the metro to the Presqle and introduced a new tram service. There are two new fully automatic metro lines from Seine Rive Gauche in Paris. In Barcelona, there is a new tram service to the Forum area and the metro has been extended. Additional shuttle coaches are also used for special events. In all these cases, public transport is not just a necessary facility but also an integral part of the quality goals. Often, it is in itself a quality impulse (take the Bilbao metro line with small metro stations designed by Norman Foster, the Fosteritos).
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Urban master plan

A master plan translates ideas into a coherent and structured plan, including the outlines of a spatial design. The status of master plans uctuates between blueprint master planning, in which an unswerving presentation of future structures is stated in normative terms, and urban engineering, which grants a central role to making the complexity of urban processes manageable through strategic planning. A master plan is extremely important in terms of opportunities for creative densication. The case studies vary widely in terms of plan exibility. In Canary Wharf, for example, there was no detailed master plan at all. It was deliberately decided not to introduce detailed lot descriptions with an associated programme. The project included a limited description of the existing situation, with the new infrastructural plans and a few civil-engineering works. It was precisely this almost complete absence of rules and regulations that provided developers with a lot of latitude for the realisation of their plans. Of course, this has an eect on the ultimate quality of the buildings and public space, which varies considerably. This was not the case in Zurich. There, the master plan described the lots, with meticulous records of everything that had to be preserved. The parts of the plan involving new development, including the measures for public space and a fairly detailed programme, were included in the master plan. The approach to Forum 2004 in Barcelona was even stricter. Here, a highly
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elaborated plan, including models, served as the basis for all subsequent plans. For example, by providing precise plans for the integration of the existing water treatment and power plants in the master plan for Forum 2004, Barcelona ensured that they need not be moved and that a new peripheral area of large-scale plants would not be created.

Photocredits All map material: Metropolis Architecten Photography: Amsterdam: Meyer en van Schooten Architecten bv London: Aerial photo: Folio Photography, other photos: Metropolis Architecten Stockholm: equator architecten Stockholm Malm: Malm City Planning Office Berlijn: Aerial photo: arturimages, other photos: Metropolis Architecten Zrich: Aerial photo unknown, other photos: Reinout Crince Parijs: Aerial photo, unknown, other photos: Metropolis Architecten Lyon: Metropolis Architecten Bilbao: Reinout Crince, Bilbao Ria 2000 Barcelona: Aerial photo, unknown, other photos: Barbara Luns

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