重点：混合用途的中心城市滨水区域居住区发展：以汉堡港口城为例

HafenCityHamburg–ResidentialDevelopmentygpinaMixed-UseCentralCityWaterfront:CreatingUrbanityJürgenBruns-BerentelgCEOHafencityHamburgGmbHULICfAtdULIConferenceAmsterdamHousingAffordability–SolutionsfortheFuture10June2008HAFENCITY/WATERFRONT/INNERCITYHafenCity:155haarea•waterfront:10kilometers•waterfront:10kilometers•innercityarea:increaseby40%HafenCity:155haarea•waterfront:10kilometers•innercity:increaseby40%•innercity:increaseby40%OUTLINE1.DevelopmentFrameworkforoneofEurope'smostambitiousUrbanDevelopmentProjectUrbanDevelopmentProject2ProducingDifferentiationandSocialSustainabilityinHousing2.ProducingDifferentiationandSocialSustainabilityinHousing•HousingDifferentiation•SocialSustainability3.ConclusionsURBANITYculture/ttitpublicspacesentertainmentspaces2.5mio.visitorsp.a.(inpublicinstitutions;10kmpromenades,urbanandwaterplaces,(inpublicinstitutions;without„onlookers“)green(parks)22hasocialinstitutionsandnetworksconsumptionspacesresidentialandofficeknowledgemilieuHafenCityUniversitypÜberseequartierappr.14miovisitorsp.a.retail/gastronomy50000²spaces12,000residents(5.500units)morethan40,000jobs50.000m²ca.1,8–2,0Mio.m²GFSBASICCONDITIONFORRESIDENTALUSES:CONCEPTFORFLOODPROTECTIONMainembankmentlinePUBLICWATERFRONTANDNEWTOPOGRAPHYIMPORTANTNEWCULTURALPLACES„ICONSOFIDENTITY“CULTURALINSTITUTIONS:ELBPHILHARMONIE/INTERNATIONALMARITIMEMUSEUMOFFICELOCATIONSVARIETYOFLOCATIONSANDBUILDINGSIZESBuildings2500–5000m²GFASubdividedbuildingsBuildings25005000mGFABuildings5000–10000m²GFABuildings10000–15000m²GFASubdividedbuildings20000–40000m²GFASubdividedbuildings40000m²GFAgBuildings15000–20000m²GFA40000mGFASpeicherstadt–Officelocationsinhistoricbuildings(100–15000m²)MIXTUREOFUSAGESINBUILDINGS:GROUNDFLOORResidentialOfficeCultureSpecialUsesGastronomyRetail/ServicesDevelopmentUnderWaySpecialUseon1stFloorMarket/GastronomyMIXTUREOFUSAGESINBUILDINGS:FIRSTFLOORResidentialOfficeCultureSpecialUsesGastronomyRetail/ServicesDevelopmentUnderWaySpecialUseon1stFloorMarket/GastronomyPUBLICSPACES:PROMENADEDALMANNKAI10KILOMETERSNEWPUBLICLYACCESSIBLEWATERFRONTPUBLICSPACESATTHEWATER:MARCO-POLO-TERRACESPUBLICSPACESATANDONTHEWATERHARBOURFORTRADITIONALSHIPS(COMPLETION09/2008)PUBLICSPACES:SPACESFORVARIOUSUSESOUTLINE1.DevelopmentFrameworkforoneofEurope'smostambitiousUrbanDevelopmentProjectUrbanDevelopmentProject2ProducingDifferentiationandSocialSustainabilityinHousing2.ProducingDifferentiationandSocialSustainabilityinHousing•HousingDifferentiation•SocialSustainability3.ConclusionsHOUSEHOLDDIFFERENTIATIONBASEDONECONOMICSTRATEGIESOFRESIDENTIALDEVELOPMENTINPRIMEDEVELOPMENTLOCATIONSPurelymarketdrivenEFFECTS:•maximizeslandvalue•reducesnumberofdjectmarketdrivendevelopmentoverallresidents•producesasocialenclave•reduceslandvaluedentiallanpmentprojDifferentiatedregulated•reduceslandvalue•increasesnumberofhouseholds•increasesdiversitybutallowsforgenerationofself-organizingesofresidndevelopmarketdevelopmentcapacity•reduceslandvaluefurthernstrategiescaleurbaSubsidizedanddifferentiated•requiressubsidy(neg.effectonmoreeffectivedistributivemeasures)•increasesinjusticeAllocationnalargesSubsidizedanddifferentiatedregulatedmarketdevelopmentj(overalllevelofcities)•produceslimitedsocialbenefits•increasesdangerofildiittiinAbsoluteincomeusedforresidentialpurposessocialdisintegrationCOMPETITIVESPATIALSEGMENTATIONCOMPETITIVESPATIALSEGMENTATION:DALMANNKAIAREASPATIALBREAKDOWNINTOPUBLICTENDERINGUNITSspatiallayer1areazonedfordevelopmentSubareaspatiallayer2publictenderingarea(b/46it)(sub-area/4-6sites)till3spatiallayer3tenderingunits(spaceavailableforconstruction4.000–10.000m²)4.00010.000m)spatiallayer4individualarchitecturalunitonsingletitleca.2.000–6.000m²URBANITYVIARESIDENTIALVARIABILITYMixtureofDevelopmentApproachesandResidentialConceptsinvestor/propertydeveloper(rental/freeholdmediumpricelevel)owneroccupierassociation(freehold)(rental/freehold,mediumpricelevel)investor/propertydeveloper(freehold,mediumpricelevel)investor/Propertydeveloper()privateownersjointventure(rentalorfreehold)residentialbuildingcooperativeinvestor/Propertydeveloper(freehold,upmarket)livingconceptforseniors(freehold/rental,upmarket)residentialbuildingcooperative(rental)office(,p)DEVELOPINGASPECIFICLOCALIDENTITY:ATSANDTORKAI/HOUSINGANDOFFICESDEVELOPINGASPECIFICLOCALIDENTITY:ATDALMANNKAIWEAKARCHITECTURALDIFFERENTIATION/STRONGSOCIALDIFFERENTIATIONSTRONGSOCIALDIFFERENTIATIONDEVELOPINGASPECIFICLOCALIDENTITY:RESIDENTALTOWERSATSTRANDKAI–FLAGSHIPDEVELOPMENTDEVELOPINGTHELOWPRICESEGMENT:COOPERATIVEHOUSINGANDOWNEROCCUPIERASSICIATIONSGASTRONOMYUSESATPROMENADEANDGROUNDFLOORLEVEL–OUTSIDECOMMERCIALCOREAREARETAILUSESANDRESIDENTIALBUILDINGS–OUTSIDECOMMERCIALCOREAREAÜBERSEEQUARTIER(ÜSQ):RESIDENTIALLIVINGINACOMMERCIALCOREAREAÜBERSEEQUARTIER:LARGESCALEMIXED-USEDPROJECTURBANDESIGNTotal:280.000m²GFAincl.:47000²Ridtil47.000m²Residential124.000m²Office53.000m²Retail28.000m²Hotel28.000mHotel6.000m²Gastronomy14.000m²ScienceCenter/Aquarium3.000m²CruiseshipterminalDISSOLVINGTHEENCLOSEDSHOPPINGCENTER:THEÜBERSEEQUARTER/INTEGRATINGHOUSING