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Small-scaled, urban, diverseThe Tübingen development strategy
Cord Soehlke, Baubürgermeister
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Structure
1. Tübingen: background, development goals and concept
2. Development principles of the urban neighbourhoods
3. Who builds the city? The idea of private building cooperatives
4. Steps and tools of urban development: Alte Weberei
5. Two examples of private building coops: En Famille and Wolle+
6. Conclusions and challenges
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small scaled, urban, diverse - the Tübingen development strategy
• 40 km south of Stuttgart - approx. 90.000 inhabitants and 40.000 jobs
• high density, growing by 1000 inhabitants per year -> high prices
• almost no green field development since 1985, despite these limits:new homes for approx. 15.000 people
• municipality as main actor in development of new urban quarters
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Urban quarters in Tübingen
Loretto
Alexpark
Frz.Viertel
Drei Höfe
Foyer Güterbahnhof
Alte Weberei
Altstadt
Mühlen-viertel
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New quarters: goals of the Tübingen development concept
• Renewal and improvement of the underdeveloped parts of the city
• “Brown field” development instead of “Green field” development
• Urban neighbourhoods instead of monofunctional residential areas
Bild: Universitätsstadt Tübingen
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Hindenburg army barracks 1991
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Französisches Viertel
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Loretto army baracks 1921
Bild: Stadtarchiv Universitätsstadt Tübingen
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Loretto quarter 2006
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Wurster & Dietz 1956
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Mühlenviertel 2011
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Württemberg textile mill / Egeria 2010
Bild: © 2009 Aerowest / Universitätsstadt Tübingen
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Alte Weberei 2015
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Development Principles -
small-scale mixed usedevelopment
Bilder: Universitätsstadt Tübingen
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Development Principles -
high urban density+ integration of old buildings
Bilder: Universitätsstadt Tübingen
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Development Principles -
public and private spaces: neighbourhood living-rooms
Bilder: Universitätsstadt Tübingen
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Development Principles -
Variable division of plots+ variety of actors
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Who builds the city? The idea of private building cooperatives
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Private building cooperative ?
• Families, Singles and small businesses form a group
• The group is responsible for planning andbuilding, supported by architects and projectmanagers
• Wide range from small to big, fromlow-budget to high-class, from totally self-organized to prestructured
• Private building cooperatives are no end in themselves, they are instruments:high quality, low costs, special qualities
Bild: Universitätsstadt Tübingen
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• 25 - 30 % less than buying from a developer
• High average standards
• Good resell prices
Comparatively low costs
Land acquisition
Planning
Construction and marketing
Gain
Ancillary costs
Koordination
Construction
Planning
Land acquisition
Developer
Building group
Bild: Universitätsstadt Tübingen
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• Creating your own „piece of town“
• Very individual solutions
• Knowing your neighbours
• Being actor, not „victim“ of the development
Early involvement +identification
Bild: Universitätsstadt Tübingen
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• Huge diversity of concepts
• Archetypes:
„Low-Budget-Project“
„Zero-Enery-Building“
„Small House“
„Multi-Generation-Building“
„Design-House“
„Workshop-House“
...
Diversity and innovationof architectural concepts
Bild: Universitätsstadt Tübingen
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• Affordable for people with
low income
• Interesting für people with
high income
• mix of social groups, generations,
ethnic groups, educational
backgrounds
Bild: Universitätsstadt Tübingen
Diversity of inhabitants
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Steps and tools of the urban development:
the example of the Alte Weberei
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Alte Weberei: Urban design by Hähnig + Gemmeke
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Alte Weberei: Fixed plot prices
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Alte Weberei: Virtual division plots for the marketing
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Alte Weberei: concept selection and real division of plots
• Competition of concepts instead
of price competition
o fixed plot prices
o qualitative criteria
o Projects have to contribute to
the quarter as a whole
• Plot size determined during the
selection process
• Selection committee made up of
all political parties and
administration: “the new
neighbourhood as a puzzle”
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Alte Weberei: building cooperative En Famille
Bild: Manderscheidt Architekten
Interested cooperative
Planning cooperative
Building cooperative
Home owners' association
Idea / Concept
2011
2012 Option for the site
2013 start of construction
2014 finished building
7 owner-occupied flats, 1 rental flat
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Bild: Manderscheidt Architekten
• Affordable housing for 8 families witharound 30 children
• 2300 €/m² including plot and design
• High energy standard, but no elevator
• Public self-managed café - also used andfinanced as common space for the housecommunity
• Pottery workshop and store of one of theresidents
• Common courtyard and undergroundparking with six other groups
Alte Weberei: building cooperative En Famille
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Bild: Manderscheidt Architekten
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Alte Weberei: building cooperative En Famille
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Conclusions
• Private building cooperatives as an important tool for urban neighbourhoods
• Recent challenges like social variety and mix of uses work good with small scaledurbanism
• Variety of actors and small parcels needhigh effort and time, but bring a great social and urban benefit
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Mange tak for dinopmaerksomhed!
Bilder: Universitätsstadt Tübingen
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