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Citizens making City – The Tübingen Model
City made by “Baugemeinschaften”…
HTWG Konstanz|Prof Leonhard Schenk|Urban Planning and DesignHTWG Konstanz|Prof. Leonhard Schenk|Urban Planning and DesignDelft, 10.05.2012
Citizens making City – The Tübingen Model
What is a “Baugemeinschaft”?
Introduction
Source: http://www.wohnportal-berlin.de/projekt/marie-marienburger-strasse-40
Introduction
Citizens making City – The Tübingen Model
What is a “Baugemeinschaft“ or “Baugruppe“? What is a Baugemeinschaft or Baugruppe ? (In English: “Private Building Cooperation” or “Joint Building Venture”)
A “Private Building Cooperation” is a kind of joint venture between several private households who plan and build their own house together. Usually they are supported by an their own house together. Usually they are supported by an architect. Often „Private Building Cooperations“ are able to realize high-quality living space at prices that are well below going market rates. g g
When the house is finished, normally it will be divided into individually owned properties.
IntroductionIntroduction
Citizens making City – The Tübingen Model
Where does it come from?Source: Stadt Freiburg im Breisgau
IntroductionIntroduction
Citizens making City – The Tübingen Model
Where does it come from? Where does it come from?
The principle “Private Building Cooperation” is not new.
In Germany it became popular in the 1990th in South Germany, in Freiburg and Tübingen (both University Cities)
- during the conversion of former French barracks into new housing areas…
IntroductionIntroduction
Citizens making City – The Tübingen Model
Where does it come from? Where does it come from?
First as bottom-up movement:In Freiburg “Private Building Cooperations” were promoted In Freiburg Private Building Cooperations were promoted by citizens who wanted to build ecological houses.
First as top-down movement:First as top down movement:In Tübingen the city council promoted “Private Building Cooperations” to realize the mixed used city structures in the “Südstadt”.
Meanwhile the “Private Building Cooperation”- movement spilled over to many other German towns: Berlin, Hamburg, Leipzig, Munich, Stuttgart and many others…
IntroductionIntroduction
Citizens making City – The Tübingen Model
Source: Stadt Tübingen/Photo: Alexander Gonschior
Tübingen: 85 000 inhabitants incl +/ 24 000 StudentsTübingen: 85.000 inhabitants, incl. +/-24.000 Students
Citizens making City – The Tübingen Model
??
??1991 French Military leaves Tübingen1991 – French Military leaves Tübingen
Citizens making City – The Tübingen Model
Transformation into new Urban QuartersTransformation into new Urban Quarters
Citizens making City – The Tübingen Model
look a like“ urbanity mono functional“
Photo: L. Schenk
„look-a-like urbanity „mono functional
Citizens making City – The Tübingen Model
Mixture of Functions Human Scale Public Space
Source: www.terjenet.com
Photos: L. Schenk
Mixture of Functions Human Scale Public SpaceLiving & Working Diversity & Density Participation
Citizens making City – The Tübingen Model
The urban parcel of landThe urban parcel of land
Dieter Hoffmann-Axthelm, 1991German Urban Planner and Architecture TheoreticianGerman Urban Planner and Architecture Theoretician
- is an autonomous, flexible device- stabilizes the urban structure [the whole system stabilizes the urban structure [the whole system does not break down if one cell fails]
- strengthens the public space- generates urbanity by variety and densityg y y y y- serves as historical memory device- forms a social unity- serves as a perception unity- creates a own address / identification
Transformation into new Urban QuartersTransformation into new Urban Quarters
Citizens making City – The Tübingen Model
1992 Competition 1 price LEHEN drei Stuttgart1992 – Competition, 1. price, LEHEN drei, Stuttgart
Citizens making City – The Tübingen Model
1993/94 Städtebaulicher Rahmenplan/Masterplan
Photo: L. SchenkPhoto: City of Tübingen
1993/94 – Städtebaulicher Rahmenplan/Masterplan
Citizens making City – The Tübingen Model
Französisches Viertel/French QuarterFranzösisches Viertel/French Quarter
Citizens making City – The Tübingen Model
Französisches Viertel 2007
Photo: Grohe
Französisches Viertel 2007
Citizens making City – The Tübingen Model
Lorettoareal/Loretto QuarterLorettoareal/Loretto Quarter
Citizens making City – The Tübingen Model
Foto: Grohe
Lorettoareal 2007
Photo: Grohe
Lorettoareal 2007
Citizens making City – The Tübingen Model
Tool Box
Südstadtentwicklung Tübingen Werkzeugkasten
Photo: L. Schenk
Südstadtentwicklung Tübingen - Werkzeugkasten
Citizens making City – The Tübingen Model
Living and WorkingLiving and Working
Integration of different Needs
Social Infrastructure
High Density =lower land costslower land costs
1 Vielfalt und Dichte1 Diversity & Density
Photo: L. SchenkPhoto: Grohe
1. Vielfalt und Dichte1. Diversity & Density
Citizens making City – The Tübingen Model
1 Diversity & Density free parcels flexibility
Photo: LEHEN drei/L. Schenk
1. Diversity & Density, free parcels, flexibility
Citizens making City – The Tübingen Model
Continuous functional mixedstructurestructure
Mixed structure means:
Housing +
Commercial, free lance,social or cultural usesocial or cultural use
- at least in the ground floor!
2 Functional Mixture in every private building
Photo: L. SchenkPhoto: City of Tübingen
2. Functional Mixture - in every private building
Citizens making City – The Tübingen Model
2 Functional Mixture in every private building
Photos: L. Schenk
2. Functional Mixture - in every private building
Citizens making City – The Tübingen Model
4 Öffentlicher Raum und privates Grün
Photo: De Maddalena, Tübingen
3 Public and Private Space
Photo: L. Schenk
4. Öffentlicher Raum und privates Grün3. Public and Private Space
Citizens making City – The Tübingen Model
6 Reaktivierung von Altbauten
Photo: De Maddalena, Tübingen
4 Reactivating of old buildings first cheap buildings for
Photo: L. Schenk
6. Reaktivierung von Altbauten4. Reactivating of old buildings – first, cheap buildings for commercial uses
Citizens making City – The Tübingen Model
di t & i ti ki d f ti i tidirect & innovative kind of participation
maxim of the municipality: To sell theland to private citizens preferredp p
7 Baugemeinschaften5 Participation: Private Building Cooperations
Photo: L. Schenk
7. Baugemeinschaften5. Participation: Private Building Cooperations
Citizens making City – The Tübingen Model
Photo: Grohe
5 Participation: Private Building Cooperations
Photo: L. Schenk
Das eigene - individuelle - Haus in einem vielfältigen, städtischen Umfeld…
5. Participation: Private Building Cooperations
Citizens making City – The Tübingen Model
Photos: L. Schenk
5 Private Building Cooperations
Photos: LEHEN drei/L. Schenk
5. Private Building Cooperations
Citizens making City – The Tübingen Model
Advantage / Vorteil Drawback / Nachteil• you pay what you really get
(saving potential)
• Realisation of your own
• time need for tuning… (discussions and decitions)
di t l i • Realisation of your own dreams and needs
• Participation in design and building process
• readiness to solve inner group conflicts…
• In the beginning, you don‘t building process
• To get know your future cohabitants
g gknow the exact cost
• Possibility of shared facilities -like roof garden, commonworkshops etc.
Citizens making City – The Tübingen Model
Service of the City of Tübingen g
for „Baugemeinschaften“
+ service buero
+ does reservations of plot of land
(6 months option)
+ offers a data bank
(offerer and interested)
+ special arrangements
(Bauherrenbörse)
Citizens making City – The Tübingen Model
“Lofthaus” 1 office 2 flats Arch LEHEN drei Stuttgart
Photo: De Maddalena, Tübingen Photo: Lehen drei
“Lofthaus”, 1 office, 2 flats, Arch. LEHEN drei, Stuttgart
Citizens making City – The Tübingen Model
Photos: De Maddalena, Tübingen
“Turmhaus” Tübingen 1 office/shop 6 flats Arch LEHEN drei Stuttgart“Turmhaus”, Tübingen, 1 office/shop, 6 flats, Arch. LEHEN drei, Stuttgart
Citizens making City – The Tübingen Model
different Baugemeinschaften“ with different programs…different „Baugemeinschaften with different programs…
Citizens making City – The Tübingen Model
Source: Hähnig + Gemmeke Freie Architekten BDA / City of Tübingen
Tübingen “Mühlenviertel“ (former industrial area)Tübingen,“Mühlenviertel“ (former industrial area)
Citizens making City – The Tübingen Model
Source: Hähnig + Gemmeke Freie Architekten BDA / City of Tübingen / Grohe
Tübingen “Mühlenviertel“Tübingen,“Mühlenviertel“
Citizens making City – The Tübingen Model
Tübingen “Mühlenviertel“
Source: City of Tübingen / Architektenkammer Baden-Württemberg
Tübingen,“Mühlenviertel“
Citizens making City – The Tübingen Model
Jenseits von Tübingen - Neue Initiativen: Berlin Friedrichswerder – Berlin TownhousesSource: http://baugemeinschaft-berlin.deSource: www.stadtentwicklung.berlin.de
Private Building Cooperations in BerlinJenseits von Tübingen Neue Initiativen: Berlin Friedrichswerder Berlin TownhousesPrivate Building Cooperations in Berlin
Citizens making City – The Tübingen Model
Berlin Townhouses
Source: City of Berlin
Berlin Townhouses
Citizens making City – The Tübingen Model
Source: www.berlin-townhouses.de
Berlin TownhousesBerlin Townhouses
Citizens making City – The Tübingen Model
Source: http://www.baugruppen-architekten-berlin.de
Privat Network of 16 ArchitectsPrivat Network of 16 Architects
Citizens making City – The Tübingen Model
Jenseits von Tübingen - Neue Initiativen: Berlin Friedrichswerder – Berlin Townhouses
Photo: L. Schenk
Zanderrotarchitekten Baugemeinschaft sc 11 Berlin Jenseits von Tübingen Neue Initiativen: Berlin Friedrichswerder Berlin TownhousesZanderrotarchitekten, Baugemeinschaft sc 11, Berlin
Citizens making City – The Tübingen Model
Jenseits von Tübingen - Neue Initiativen: Berlin Friedrichswerder – Berlin TownhousesPrivate Building Cooperations in Hamburg
Source: www.hamburg.de
Jenseits von Tübingen Neue Initiativen: Berlin Friedrichswerder Berlin TownhousesPrivate Building Cooperations in Hamburg
Citizens making City – The Tübingen Model
Are “Baugemeinschaften” of use for the gMunicipality?
+ creating property for a wide range of lpeople
+ direct (civil) participation - also in values + housing: needs based
(average flat size in Tübingen: 108 square (average flat size in Tübingen: 108 square metres)
+ Identification of the citizens with their town, urban quarters and housesq
+ Creation of urban variety+ Strengthening of the social structure+ Support of local company structures and
local construction firms.
About the use of Private Building Cooperations”
Photos: De Maddalena, Tübingen
About the use of „Private Building Cooperations”
Citizens making City – The Tübingen Model
dank u wel ...
HTWG Konstanz|Prof Leonhard Schenk|Urban Planning and DesignHTWG Konstanz|Prof. Leonhard Schenk|Urban Planning and DesignDelft, 10.05.2012
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