The building at 4 Frolovskaya: what is it about?
The L-shaped building consists of three buildings and has three facades: two long ones face Frolivska and Prytyssko-Mikilska streets, and the central corner one looks at the Church of the Assumption of the Virgin Mary in Pyrohoshcha, located on Kontraktova Square. Since the 16th century, the territory has been closely connected with the Florivskyi (Ascension) Monastery. It was here that the craft and trade Podil was formed - with stone residential and industrial buildings, courtyards, warehouses and workshops.
The site with the dilapidated building is located at the intersection of Frolivska and Prytysko-Mykilska streets. Image courtesy of Ars Longa
Throughout the 20th century, the facility was used as a production facility. Buildings of this type were repeatedly rebuilt, added to, and adapted to new needs during the Soviet period — often without a systematic restoration logic. For the past few decades, the building has housed a state-owned prosthetic and orthopedic enterprise. The building was not preserved or abandoned, but continued to be used and maintained in working order — albeit through numerous temporary and sometimes frankly compromising solutions. In fact, the facility existed in a mode of constant adaptation, where the issue of the continuous operation of the enterprise often outweighed the issue of long-term safety and preservation of structures.
Paradoxically, despite such an important function, especially in wartime, the state-owned enterprise with a staff that included experienced orthopedists was operating at a loss. In 2023, the State Property Fund included the building in the list of privatization objects and in 2024 sold it at auction for 165 million hryvnias (at a starting price of 31,3 million hryvnias).
Commercial attractiveness of the Podil location: advantages and limitations
From an investment point of view, the building at 4 Frolivska Street has a rare combination of characteristics that are practically impossible to recreate in new construction. The land area is 5216,5 sq. m. The key advantage is the location: immediate proximity and access to the Kontraktova Square area, one of the most active urban hubs in Podil, which combines business, cultural and tourist functions. At the same time, the building is separated from the main flows - its internal space forms a quiet courtyard with green spaces, which is of exceptional value for the central part of Kyiv. This configuration opens up a wide range of usage scenarios.
The building inspection revealed systemic defects and damage caused by prolonged exposure to moisture, deterioration of materials, and improper interventions during previous repairs.
However, there are also red lines. The building at 4 Frolivska Street does not have a separate protected monument status, but it is located within the Podil development regulation zone. Today, in conditions of war and a sharp increase in the need for prosthetic and rehabilitation infrastructure, the very fact of the existence of such facilities in the urban fabric acquires an additional symbolic dimension. The history of the building at 4 Frolivska Street is not only about architecture and technical condition, but also about the social function that remained inconspicuous, but important for the city and its residents.
The building does not have a separate protected monument status, but is located within the Podil development regulation zone. Image courtesy of Ars Longa
Today, this building is a typical example of the background architecture of Podil - a building that carries within itself a layering of functions and technical solutions. It is such objects that most often find themselves on the border between preservation and a real threat of loss - and require not a declarative, but a professional and honest approach to assessing their condition and future.
Plans and intentions: what the Ars Longa workshop offers
Specialists of the Research Institute of Building Structures (RIBS) analyzed the condition of the foundations, walls, floors, stairs, roof structures, roofing and the surrounding area. The word that most often occurs in the text of the expert opinion is “emergency”. The survey recorded systemic defects and damage caused by prolonged exposure to moisture, wear and tear of materials and incorrect interventions during previous repairs. Some of the structures — in particular, the walls, roof and roofing — are in an emergency state, while other elements are assessed as having limited operability or unsuitable for normal operation. The experts paid special attention to the problems of the floors, corrosion of metal elements, dampness of basements and the emergency condition of the pavement and pits.
The top floor of the building is a 60s addition with numerous structural defects. Image courtesy of Ars Longa
It is obvious that the building cannot be done without a major renovation. Kyiv residents (as well as residents of other Ukrainian cities with dense traditional buildings) have repeatedly encountered a situation where unscrupulous developers, under the pretext of renovation, demolished or rebuilt old mansions beyond recognition, so now each of the buildings in the old stock is under close attention.
In such projects, the level of professionalism of the team involved is crucial. The architectural part is led by the workshop Ars Longa, which has over 20 years of experience and has implemented about 1500 projects, including approximately 20 within historical buildings with varying levels of complexity.
The main architect of the project is Polina Lysenko, the head of the general contracting group is Hryhoriy Lysenko, vice-president of the National Union of Architects of Ukraine and a specialist with over 20 years of experience. Therefore, this team well understands the specifics of working not with a typical development, but with a demanding object in a sensitive urban context.
As the designers assured, after the completion of the major renovation, the prosthetic and orthopedic institution will continue to operate at this address: it is of fundamental importance not only to physically preserve the building, but also to preserve the meaning of this place.
The architectural part is led by the Ars Longa workshop, which has over 20 years of experience and has implemented about 1500 projects, including about 20 within historical buildings with varying levels of complexity.
At the same time, the project involves expanding the scientific and educational components. It is about creating conditions for education, training and advanced training of specialists in the field of prosthetics and orthopedics. As a result, the city receives a preserved building - safe, stable and functional, which does not change its prosthetic and orthopedic specialization, while acquiring the role of a modern medical, scientific and educational center.
Hryhoriy Lysenko, architect, vice-president of the National Union of Architects of Ukraine. Photo: Maksym Drobinenko
Answering questions from PRAGMATIKA.MEDIA, architect Grigory Lysenko assured, that his priority is to preserve the building, which, although not officially a heritage site, has unconditional value as part of the background development of old Podil.
PRAGMATIKA.MEDIA: What do you think is the true value of a building? Is it an exclusively material asset or is it something more — a contribution to cultural memory and urban identity?
Grigory Lysenko: This is definitely not just an investment asset. Such buildings cannot be viewed only through the prism of square meters or financial indicators. They are part of the traditional urban fabric of Podil, the memory and identity of the district.
We consciously took responsibility for the facility, which was in critical technical condition. It's not about profit, but about preserving the historical environment. Working with such a development is always more difficult, more expensive and longer, but this is how a responsible attitude towards the city is formed.
PM: With which institutions did the project have to be coordinated? Have all the necessary permits been obtained?
G. L.: The project was consulted with relevant authorities, in particular the Department of Cultural Heritage Protection. Approval was received from the State Inspectorate for Architecture and Urban Planning (DIAM), a notice of the start of repair work was published, a violation card for landscaping was opened, and a passport for the object was issued.
All documents necessary to begin renovation and construction work have been received. We fundamentally work openly and exclusively within the framework of current legislation.
Drawing of the building and surrounding area from the Kyiv master plan. Image courtesy of Ars Longa
Also in early December, specialists from the State Historical and Architectural Reserve "Ancient Kyiv" visited the construction site, and, as they publicly reported on their social media page, "no violations were noticed at this site, not a single authentic detail was destroyed or dismantled."
Important details: expertise of the Institute of Building Structures, major repairs and safety
“Our basic principle in this project is to preserve the maximum of the authentic material of the building and at the same time bring it to a safe and modern technical condition. We deliberately refused the “tear down and rebuild” scenario, which is often disguised as restoration,” explains Hryhoriy Lysenko. Behind the shoulders of the founder of the architectural workshop Ars Longa — a number of successful renovations of historical buildings, and in the work notebook — contacts with restorers, technologists, and consultants in this specific field.
Hryhoriy Lysenko explained what is behind the formulations of the experts of the Scientific Research Institute of Building Structures. He has already familiarized himself with the condition of the building and regretfully says that the reality turned out to be even sadder.
PM: To an outside observer, the building may not appear to be in danger. What did the examination by SE "NIIBK" show and what key risks were identified?
G. L.: This is a very typical situation for old buildings: from the outside they may seem "tired", but not critical, while the real condition of the structures is much worse. The examination by the State Enterprise "NIIBK" showed that the building is in an exceptional technical condition and requires immediate and comprehensive intervention.
I'll start with the roof — this is one of the key problems. The metal seam coating has completely lost its functionality over the decades: the metal rusted, the seams diverged, and water systematically got inside the building. The situation was significantly worsened by the destroyed drainage system — precipitation simply flowed down the facades. As a result, we have locally destroyed masonry of the external walls, loss of the plaster layer, and vertical cracks that go through two or three floors at once, bypassing the window openings. This is a direct signal of a threat to the stability of the structures.
The quiet and green courtyard is one of the important advantages of the facility. Image courtesy of Ars Longa
The rafter system and Mauerlats are in critical condition - they are actually destroyed and cannot be repaired, only completely replaced. An equally serious problem is the interfloor ceilings. The building has experienced several waves of rough repairs in the past, when the internal partitions were dismantled and chaotically filled with concrete. In some places, the thickness of the slabs reaches 60 centimeters, which creates an excessive load on the old, already cracked walls. The ceilings, presumably in the 1960s, were made on metal I-beams, without reinforcement. Some of the beams are in a state of deep corrosion, and leaving these structures in this form is simply dangerous.
It is worth mentioning the third floor, added in the 1960s. It is made of cinder block and various types of bricks on an extremely weak mortar. Due to prolonged moisture, this mortar has practically turned into sand - individual elements of the masonry can be disassembled by hand.
Another critical point is the wide decorative cornice between the second and third floors. Its structure is completely destroyed: the protruding brick is held by rotten metal elements. Due to constant leaks, the cornice is literally “hanging in the air” and poses a direct threat of collapse, in particular for passers-by.
And, of course, we cannot ignore external factors. War, blast waves from missiles and drones, constant microshocks significantly increase the risk of sudden collapse of individual elements. In such a state, any delay in repairs would mean deliberately ignoring the danger.
PM: What is your plan to save the object? Is it possible to eliminate the problems identified without dismantling the supporting frame, or are structural interventions inevitable?
G. L.: It is important to understand: the building does not formally have the status of an architectural monument. But it is a valuable part of the background architectural environment of Podil. It is such objects that create the fabric of the city. If they are lost or simplified, the district quickly turns into a faceless place. Therefore, our plan is not just a technical "treatment", but an attempt to preserve the character and presence of this building in the urban context. All key decisions are aimed at stabilizing the structures without dismantling the supporting frame and without losing its original appearance.
We start with the roof. There can be no compromises here: all supporting elements of the rafter system and the roofing are subject to complete replacement, since they are physically destroyed. At the same time, we do not change the geometry and silhouette of the building. The project provides for a new metal roof made of galvanized folded metal with a standing seam and the restoration of a full-fledged drainage system. This is a solution with a long-term horizon with a guarantee of up to 50 years. The new roof will be insulated, which will significantly increase energy efficiency, but externally it will remain as close as possible to the original appearance.
Working with walls is one of the most delicate stages. Reinforcement is carried out using hidden metal bands. They will be plastered and painted so that they remain invisible. This allows us to ensure structural reliability without demonstrating “engineering” on the facade. We apply external thermal insulation only locally - on one end wall, which does not affect the perception of the building from the street.
The plan is an attempt to preserve the character and presence of this building in the urban context. All solutions are aimed at stabilizing the structures without dismantling the frame and without losing the original appearance.
Cracks in the masonry are eliminated by injection and local reinforcement of problem areas. After that, the walls will receive new decoration and painting with modern materials, which not only create a neat appearance, but also protect the masonry from further exposure to moisture and temperature fluctuations.
The windows are another important element. They were installed haphazardly, in different periods, and are now in various stages of deterioration. We are replacing them with energy-efficient ones, with a single rhythm and imposts that restore the logic of the facade. The windows on the street side will have historically correct color and proportions so that the building does not lose its character.
All supporting elements of the rafter system and the roofing are subject to complete replacement. Image courtesy of Ars Longa
A separate, very complex block is the foundations. Studies have shown serious problems with waterproofing caused by artificial watering of the soil. Water analyses have even revealed fecal impurities, which indicates leakage of engineering networks. Here we use injection cementing of foundations, replacement and strengthening of soils around and under the building, which will reduce their plasticity and stop further cracking.
PM: What is the sequence and logic of the work planned as part of the overhaul?
G. L.: The logic of a major renovation is always built like this: safety first, then architecture, then function. It is impossible to talk about authenticity as long as the object is structurally unstable, so the first stage is stabilization and elimination of all critical risks.
We start with the external contour of the building. First of all, this is a complete replacement of the roof, because it is the main source of moisture penetration and subsequent destruction of structures. In parallel, a major renovation of the facades is carried out with the restoration of damaged areas, restoration, tinting and final painting. The next step is the replacement of all windows. They directly affect the microclimate inside the building.
A separate block of work concerns the external light wells of the basement floor. Today they are in extremely poor condition, and their destroyed brickwork does not perform any protective function. We are rebuilding these elements, replacing the damaged brick with monolithic structures. This solution simultaneously increases strength, ensures reliable waterproofing of basements and allows you to work correctly with foundations.
The building is part of the urban environment of Podil. Therefore, the project was immediately developed taking into account the surrounding area: sidewalks, courtyard, and pedestrian connections.
A technically complex stage is the replacement of interfloor ceilings. The existing concrete slabs are not reinforced and work as a weak, unstable system, which provokes deformations of the walls, roof and foundations. We conduct a detailed assessment of the condition of the metal beams, clean them, protect them with anti-corrosion compounds and change their spacing, adding new supporting elements. Next, a new lightweight ceiling is installed on profiled sheets with full reinforcement. In fact, we create a rigid spatial system that works as a single whole and ensures the stability of the building for decades to come.
Only after all structural and facade work is completed do we proceed to engineering re-equipment. This involves a complete replacement of engineering systems — from water supply and sewage to electricity and other networks. This is the final stage that prepares the building for safe and full-fledged operation in new conditions.
Sketch of the main facades of the building, view after renovation. Image courtesy of Ars Longa
PM: Does the project involve any intervention in the surrounding area? If so, how exactly will the renovation affect the surrounding space and its landscaping?
G. L.: Yes, of course. For us, this building does not exist in isolation - it is part of the urban environment of Podil, and any intervention in the object itself inevitably affects the surrounding space. Therefore, the project was immediately developed taking into account the surrounding area: sidewalks, courtyard, and pedestrian connections.
First of all, it is about renewing the coverings. Today, both the sidewalks and the yard are in poor condition - the asphalt concrete is destroyed, the paving slabs are damaged. We are replacing these coverings with granite checkers - both in the yard and on the street side. This is not only an aesthetic, but also a durable solution that matches the character of the area and works better in conditions of intensive use.
Drawing of the development of Frolovskaya Street. Image courtesy of Ars Longa
Another important aspect is the protection of the base. Instead of painting, we planned to cover it with granite. This is a fundamental decision, given the difficult hydrological conditions: during heavy rains, a significant flow of water passes along Frolovskaya Street, and without reliable protection, the base would quickly become damp and collapse. Granite in this case works both as a protective and as an architectural element.
Drawing of the development of Prytysko-Mykilska Street. Image courtesy of Ars Longa
The project also includes inclusion measures. We are installing new porches with handrails, stairs, and ramps to ensure barrier-free access to the building for people with disabilities and low-mobility groups.
The building of the prosthetic and orthopedic enterprise at 4 Frolivskaya: what's next?
The major renovation of the building at 4 Frolivska Street was a forced action, the result of many years of operation without systematic renovation. This is an attempt to preserve the object in the urban environment, ensuring safety and the possibility of further use. Will the architect and contractors be able to limit themselves to the planned design solutions, or can the old building hold surprises? In the following article, we will try to delve into the history of this building - from the time of its formation in Podil to the role it played in the life of the district in different periods.
