Five positions on Graz-Reininghaus

A new district of Graz is being created on the 500,000 square metre site of the old Reininghaus brewery, just 1.8 kilometres from the historic old town. An unusual feature of the project is that the owner and developer are one and the same privately owned company

— Asset One. That’s us.

The five positions outlined below encapsulate our views on how to transform the Reininghaus site into a pulsating and urbane new city quarter.

They act as a framework for the steadily growing circle of contrib-utors, development partners and potential users of the district in what has been a dynamic and collaborative development process from the outset. They also give the project the necessary mixture of openness and binding commitments to achieve our goal of sustainable commercial and town planning success.

The Graz-Reininghaus development project

An urban centre in western Graz

Graz is about to acquire a new city centre, on the site of the old Reininghaus brewery — a second point around which urban life can crystallise, alongside the vibrant old town.

Dynamism

A conscious effort is being made to set the new

Reininghaus district apart from the rest of Graz.

“More of the same” is what the project sets

out to avoid, and the focus is on providing what

the city currently lacks, and what people miss.

While existing structures and accepted approaches

struggle to fulfil their intended purpose, and

the possibilities for reshaping developed areas

are limited, there are no historical legacies to

restrict the freedom offered by the Reininghaus

area. Both the overall concept and the details will

mean that Graz as a whole gains in diversity,

richness and vivacity.

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1Enriching the city

By building on the existing urban fabric, Reining-

haus will provide additional facilities to round off

the possibilities that Graz has to offer. Reining-

haus will not compete with the existing city —

let alone try to improve on the original — but will

be a welcome companion piece to the city in its

current form. This represents a historic opportu-

nity for western Graz, an area of untapped poten-

tial, to create an attractive centre that will give it

the distinctive identity which is currently lacking.

A question of magnetism

Attractive public and green spaces will go to

create an attractive urban environment which

also draws non-residents to Reininghaus.

Outstanding traffic links, particularly for public

and non-motorised private transport, will create

a lively interaction between the new quarter

and the rest of Graz, energising the whole city.

Part of the new district’s role will be assuming

central urban functions, from education and

the arts to public authorities and institutions.

A landmark development will raise the district’s

international profile, acting as an anchor for its

identity as an innovative and creative area known

far beyond Styria. As a base for high-tech com-

panies with a strong R&D base, Reininghaus

will draw new residents and visitors to Graz.

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Urbanism has always been fertile ground for innovation and creativity, contestation and vitality, diversity and openness, and individual free-dom and pluralism.

An urbane future for Reininghaus

The Graz-Reininghaus project aims to capitalise

on the unbroken popularity of urban living.

Urbanity is the key to a stimulating and colourful

district. By opting for urbanity in Reininghaus

we are also committing to quality inner city

densification and environmentally sound devel-

opment. Dense, urban living spaces with their

clearly defined dimensions and short distances

are exciting, eventful and varied, and conducive

to well-balanced inner-city mobility.

Diversity through urbanity6

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Urban buzz versus suburban monotony

Multifunctionality, physical and atmospheric

densification, and a balanced mix of uses and

users will help to create an attractive urban envi-

ronment in Reininghaus, with all the amenities

expected of a truly liveable city quarter. Anyone

who wants to will be able to live out his or her

life here — learning, playing, studying, working,

researching, strolling, shopping, visiting the

theatre, cinema or a concert, eating out, enjoying

retirement, dealing with official business, party-

ing, and much else besides. Life in Reininghaus

will be characterised by functional diversity and

a balanced mix of social, ethnic and age groups

among the local population.

A human scale

Addressing the conflicting needs of individuals

in an up-to-date and responsible manner means

taking care to involve them in all stages of devel-

opment. Because we are aiming for a “smart

city” and a liveable district, we will set out not

just to create a dynamic, lively atmosphere, but

also to meet the deep-seated human need for

tranquillity, contact with nature, open spaces,

refuge and security. And we will take account of

both environmental and economic factors, in line

with our awareness that differences and oppo-

sites can be a source of energy and inspiration.

In fact, the essence of an attractive urban setting

is its ability to use existing contradictions to

provide the right mix of novelty, surprise and

diversity, and continuity, security and familiarity.

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Like every district with its own strong and unique personality, Reininghaus will also have the courage to define the qualities that set it apart.

A district with a clear identity

A strong brand must offer a clear promise, and

deliver it coherently and credibly — and the Graz-

Reininghaus project will set out to do just that.

The development process will involve defining

and coordinating clear perspectives for the imple-

mentation phase, resulting in precise positioning

of the project. We already know that this will be

a mixed-use district with high footfall and a maxi-

mum of activity in the public realm. Reininghaus

will have an unmistakable architectural character,

giving it the much sought-after “urban village

feel”. By entering into detailed reflection with the

relevant stakeholder groups, we will ensure that

Reininghaus bears all the hallmarks of a distinctive

and self-confident district — one with an intelli-

gent yet sometimes surprising edge.

The Graz-Reininghaus brand8

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The principle of self-similarity

The Reininghaus district will develop its own self-

similar design pattern — in terms of architec-

ture, and the built and socio-cultural environment,

the overall concept will be reflected in each of

its component parts. We view every step in the

assessment, planning and implementation proc-

esses, and each individual element with an eye

to the whole. We believe that form, function and

content are inseparable. The well balanced inter-

play of these elements will help us generate

the trust and sense of direction that future users

need, as well as the sense of coherence that is

the key to a strong identification with the project

as a whole.

The “next city”

From the project’s inception, our focus has

been on the new district’s future as an urban

environment in the context of global social trends.

We formulate structural and cultural demands

that we expect the next-generation city to fulfil.

It must serve a society shaped by information

and communication networks, and exposed to

extremely rapid change. Global knowledge ex-

changes will give this society a new dynamism,

but will also raise new questions. And they

will face the city with ever-changing challenges

and strains. For example, it will be necessary

to ask what qualities are required of urban areas

and spaces when cultural boundaries are funda-

mentally shifted, and familiar social ties give way

to coexistence with unexpected neighbours?

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werkstadt017the book

Structure of characteristics

La Strada

We make space for a variety of intellectual and social standpoints, and reflect on the insights gained together with stakeholders from an interdisciplinary perspective.

The Reininghaus method

Urban development usually begins with a set

of plans. Lines are drawn and models built. The

advantage is that there are soon visible results

that can be displayed and viewed, but there is

a drawback, too. Although there is a formal struc-

ture, the contents are often lacking. Following

a less well trodden urban development path,

and thinking ahead instead of jumping the gun

is a challenge because the supposed certainties

of the conventional approach are missing. The

upside is that there is a greater chance of doing

things differently and better. By involving experts

and ordinary people, and contributors and inno-

vative thinkers in the fields of urban and social

development, the arts, ecology and science from

Austria and abroad, we are creating the interfaces

needed for mutual understanding. From the out-

set, collaborative engagement with city residents,

and local and regional politicians and civil servants

has helped lay the groundwork for a progressive

and well-balanced approach to project implemen-

tation that will be reflected in a high quality of

life in the district.

The process as a mark of quality10

Rodell

Reininghaus-Gesellschaft

Green belt

sTennisMasters 07

Smart Cities

Positions

Perspectives

steirischer herbst

University cooperations

MIPIM 2007

Excursions to citiesof the future

Graz-Reininghaus continues to interactwith artists an creative individuals

Focus groups

Green and open spaces

Urban scenarios

Diversity of uses

Mobility

Ongoing cooperation with the City of Graz and the State of Styria

114New urban planning essentials

The Graz-Reininghaus project is aimed at

upgrading valuable unused urban space in the

interests of sustainable urban development.

Our openness in dealing with partners and stake-

holders is reflected in the open-endedness of

the development process. Outcomes are not

presented as faits accomplis, but arrived at col-

laboratively. As little as possible and as much as

necessary is predetermined. Among the objec-

tives that are not up for discussion is energy con-

servation thanks to buildings which will remain

energy neutral throughout their operational life

cycles. We want the Graz-Reininghaus project to

play a groundbreaking role in energy efficiency,

bringing long-term economic as well as environ-

mental benefits. This is just one example of the

capacity of the new district and the whole city

to innovate — which will in turn attract innovative

thinkers in other fields.

It all starts with green

Only after discussion, reflection and listening

can the planning begin. This is true also of the

approach to green spaces in Reininghaus. To

attract residents, urban environments need good

buildings, a lively atmosphere, and ample open

and green spaces. And to ensure that the open

space for people is not simply the room left

between buildings, we think about the greenery

first. This way, carefully designed green and open

spaces will already be in place when the first

residents settle in the district.

Decisions can be taken quickly and flexibly where necessary and appro-priate, and selective and effective intervention maintains the momen-tum of the project

Efficient decision-making and good governance

Asset One sees itself as the driving force behind

the Graz-Reininghaus development. Our business

motive is long-term value growth. Although

Asset One is a commercial and not a charitable

organisation, we have the long-term welfare of

the residents of Reininghaus at heart. Asset One

is also firmly committed to good governance

and the involvement of a wide variety of stake-

holders. Combining responsible leadership and

management of the development process in a

single organisation is a recipe for efficiency and

effectiveness. The robustness of the mutually

developed proposals for Reininghaus is preserved

from the first visions of a district worth dreaming

of through to their realisation.

Asset One - Giving a lead12

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The Reininghaus Society

Along with a number of other mechanisms for

involving key partners, one of the most important

steps taken to ensure that the development

process leaves enough room for users’ wishes

as well as those of the developers has been

the foundation of the Reininghaus-Gesellschaft

(Reininghaus Society). We are strongly encourag-

ing the Society to make the most of its critical

and creative potential. The Society is the project’s

most important, albeit still virtual, body of stake-

holders, and the forerunner of those who will

one day live and work in the new quarter. In other

words, it is the first stirring of urban life in the

future district, and an acid test that ideas and

plans must pass. It is a driving and innovative

force — one that is rich in contrasts, sometimes

surprising and always open.

The courage to leave things open

The Graz-Reininghaus development is not aimed

at a blueprint for an urban utopia. It is a “work in

progress” on the constantly changing makeshift

solution we call a city. This requires appropriately

agile and adaptable development approaches,

patterns of consultation and decision-making

structures that are capable of mutating in line

with evolving conditions. Since not every aspect

can be defined and planned in advance, we need

the courage to leave things open — and equally

courageous companions along the way. This

is the only means of leaving sufficient scope for

spontaneity and the unexpected, and being sure

of creating a sustainable “next city” that is capable

of constantly rediscovering itself. Throughout

the development process, from the initial perspec-

tives to everyday living in the district, the focus

will always be on listening, so as to ensure that

all concerned benefit — the city, the community,

the individual and the owner.

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The Graz-Reininghaus district development

project concerns the redevelopment of an area

of Austria’s second city, Graz. A new, centrally

located district with an area of 545,000 square

metres will be added to the historic old town

— a unique opportunity to write an innovative

new chapter in the city’s development that will

help raise the international profile of the Styrian

capital. The site of the old Reininghaus brew-

ery occupies an area the size of Graz old town

including the Schlossberg hill. Lying just 1.8 km

from the historic heart of the city, the district

will be recreated as a new area with highly inter-

spersed mixed uses, and accommodation for

around 12,000 people. The goal is to make the

new quarter a quality development that will

enrich the city’s existing services and facilities.

Our aim as owners is sustainable development,

carried out in close cooperation with the city and

its residents, and in a collaborative partnership

with local politicians and civil servants, experts

from Austria and abroad, and ordinary citizens.

To achieve this, we will use an open-ended, yet

clearly defined process founded on the “five

positions” that have been arrived at.

Project milestones

2005 Asset One acquires the former Reininghaus

brewery site

2006 Establishment of werkstadt017; publication

of the book Conceptions of the Desirable

2007 Structure of Qualities finalised; establishment

of the Reininghaus-Gesellschaft (Reininghaus

Society); project presentations at MIPIM and the

international “Future of Cities” conference; formu-

lation of town planning perspectives (green and

open spaces, urban scenarios, diversity of uses,

mobility, “next city”, education, magnetism, innova-

tion, energy, residential development and urbanity)

2008 Detailed work on initial perspectives

2009 Distillation into potential urban models

Ongoing Cooperation with the city council on

revision of the urban development, zoning

and local land use plans; consultation of future

development partners, users and investors

2010 Preparation of an urban master plan

And finally environmental impact assessment,

detail planning and commencement of works

Permissions

3: Harry Schiffer; 4/5: Stadt Graz,

bigshot.at, Claudio Alessandri,

Josep Altarriba, Graz-Tourismus;

6/7: Festival La Strada, Kleboth Lindinger

Partners, Asset One, Erika Thorpe,

bigshot.at; 8/9: Claudio Alessandri,

Harry Schiffer, denkbar& so;

10/11: Harry Schiffer, Kleboth

Lindinger Partners, Fritz Urchitz,

Asset One; 12/13: Lukas Schwarzkogler,

Asset One; 14: Asset One

July 2008

Contact

Asset One

Immobilienentwicklungs AG

Kaiserfeldgasse 2

8010 Graz, Austria

Tel.: +43 316 822 688

office@asset-one.at

www.asset-one.at

www.graz-reininghaus.com

www.graz-reininghaus.com