And not only that we are much more interesting to design a variety of building with lots of features, rather than territory, stuffed with the same type of cottages with the release of the useful area of 90%, and that we are aware of their professional responsibility for the future appearance and vitality of settlements that Today we design. Share this responsibility if the developers involved in this difficult and in many ways a risky activity?
Related article: Real Estate Development - the possibility of «internal development»The chief architect of one of the suburban areas related how one day to see him came one of the local residents and their young child seated at his desk, asked to stay with him until the evening. Comical? It looks like a scene from an old Soviet film on the production issue.
"After all this you have agreed on a draft plan N-electric settlement? - Asked knowledgeable about the design standards of my mother. - And where we have a kindergarten? In the district there is no space, but I can not sit at home for three years, I have to go to work. Sit down, please, thank you! "
We, as a "suburban" architects, recently we get a lot of suggestions from customers to design low-rise residential area land area of 5 to 50 hectares. Seeking to cover a larger segment of the market, developers are increasingly resorting to the creation of so-called "Multi" of settlements, which combines cottage development, townhouses and 3-4-storey apartment houses. Standard specification for design, usually requires the most densely occupy the territory of sellable area, to achieve certain a priori indicators of the exit square meters. And here towards the bright targets set in the business plan, which leads to unpleasant obstacles inherent SNiPs and TSN, as well as nature itself, such as short-sighted "to miss" the pine forest or river within the inventory challenge.
In addition, the calculation of social infrastructure, which assumes a thousand future residents of the 35 seats in the kindergarten, 145 places in secondary schools, 300 square meters. m of retail space and more, including a gym, swimming pool, post office, pharmacy and even a 0.24 hectare cemetery territory, it becomes clear that they claim to occupy a significant percentage of the site, potentially earning asset.
For example, the estimated population of low-rise buildings in the area of 30 hectares, a population density of 150 persons per hectare, will be 4500 people. This in turn will require to build a kindergarten for 158 places with a plot not less than 0.47 ha, a school for 653 students with a 3.26 ha plot, shop at 1350 square meters. m of retail space (approximately 2000 square meters. m total area and 0.65 hectares) and a lot more then, according to TSN. Among provide 4.05 hectares of open athletic fields. In total, including the area of roads, parking lots, engineering works, and only these social objects, "loss" of investors made up of 30 to 40% of the total land area.
Frankly, few of today's investors is ready for a "charity", and this is because the current economic features is understandable.
However, think about it, this is not our "intelligence" we have to perennial queues at kindergartens and hours traveling with a child to school and back during rush hour? And if the house suddenly ended in salt, not the nearest if Auchan will have to go for it on the machine?
Today, when the fate of the territories are in private hands, objectively high risk of functional asymmetries in the planning, despite the severity of state institutions, approving projects planning. Established technology transfer land from one type to another use is largely based on subjective vision of the developer who owns the site, what to build in this place.
The correct choice, the degree of humanistic views of this particular developer depends on the success of the project (by which is understood as the dynamics of sales), and the quality of life of its future users.
Attitude of investors to build infrastructure facilities constructed in their villages ranged from an increasing trend until 2008 to complete phase-out after.
In this issue naively rely on the conscience of the builder, the new Mammoth Morozov and we have not yet emerged. But the conditions imposed by the competitive suburban real estate market, make us think about ways to attract customers. Therefore, along with the quality of residential properties to the forefront the issue of a residence in the settlement as a whole. It is obvious that the presence in the village supermarket, sports center, and in particular child care seriously increases its attractiveness and directly contributes to the success of the project.
In our own experience we can say that many investors are reluctant to invest in infrastructure. Exception and a good example is the residential complex Olympic Village Novogorsk. In our practice, designing suburban settlements is so far the only case in which the territory of 12 hectares to 3 hectares brought to educational and sports center and landscaping. The appearance of this object, no doubt, will give a positive impetus to the development of other areas and new projects in their sample.
It seems to me that it is in this approach is expressed by social responsibility developer. Mother, who lives in the village with good infrastructure and well-designed, do not have to leave your child on the table the district architect.