The future of megacities lies in dynamic development
PRAGMATIKA.MEDIA: How much will the pandemic slow down vertical progress? How new waves and virus mutations will affect the prospects of high-rise construction?
Vladimir Zubyk: Every city has its own morals and rights. The history of the development of settlements cannot be described better than Hryhoriya Skovoroda. A modern city does not have a single image, just as there are no two identical heroes in a work of art. Everyone has their own character, goals and development. For example, New York and Prague are each unique and attractive, but completely different. And everyone goes his own way. At the same time, according to the fundamental principles of urbanism, any city should be contextually tied to place, time and history. And his main resource is people and social connections. Hence the perception of the city as a network, and not a linear structure of material structures. This is exactly what is shaping the future of a modern city.
In many ways, the coronavirus epidemic has become Taleb's black swan, including urbanism. Long-term stay in apartments "remote" prompted many to conduct a kind of home inspection: view from the window, time and quality of insolation, noise load, quality of ventilation, as well as safety and comfort. And this inspection, as a rule, passes the final verdict on mass high-rise construction. Typical stone jungle series are losing their relevance. New, modern client requests are being formed.
Complex configuration and variable storey have a number of indisputable advantages
PM: What are these requests expressed in?
V.Z.: It is primarily about the need to organize an environment with easy and unhindered access to natural objects, with a favorable ecological environment, space for wellness infrastructure, and most importantly, with a low density of residents, which significantly reduces the risk of infection. And in typical high-rise projects, it is usually almost impossible to achieve this.
Talking to clients, we notice an increase in demand for architectural diversity and modern approaches to the organization of public and public space. And we certainly follow this trend in our new projects.
I am convinced that the future of megacities lies in dynamic construction, which has replaced a single architectural "rhythm". Within the framework of one complex, there can be houses with a complex configuration, that is, with variable storeys in the form of a cascade with green terraces, suspension bridges, or high-rise dominant towers. Often these are commercial and office centers as part of multifunctional projects, surrounded by lower houses.
Complex configuration and variable storey have a number of indisputable advantages. First, the amount of sunlight entering the premises increases. Secondly, attractive views are opened from a larger number of apartments. Thirdly, the range of choices increases: fans of low-rise, mid-rise, and high-rise buildings will find the best option in their favorite project.
The future of megacities is based on dynamic development, which has replaced a single architectural "rhythm"
Flagship project INTERGAL CITY is distinguished by a non-standard form of buildings, a combination of low-rise and high-rise towers, the interesting turn of which relative to each other provides beautiful views
PM: How does Intergal-Bud implement the trends you described in its projects?
V.Z.: Our flagship project INTERGAL CITY is technically, architecturally, and engineeringly complex. We entered the site not at the start, but at the stage when the project needed an urgent reconception. At one time, the construction of office blocks with a parking lot was planned here, but the company did not calculate its resources and the project was frozen. In addition, the analysis showed that office real estate on such a scale is impractical in this part of the city.
Taking into account the already completed works - the foundations and the existing structure - we needed to create a project with a bright individuality, take into account the insolation of the residential buildings, open the views of the center of the capital and the Lavra as much as possible, while not burdening the object.
We did not follow the path of maximizing square meters, but set the architects the task of creating a premium, comfortable object. A competition was held in which four architectural bureaus took part. All of them analyzed the site, studied the initial project, proposed their vision. The options were different both in height and in the layout of the residential, office and recreational parts. The proposal of the "Omega" bureau was the most original, and we signed a contract with them. "Omega" offered a non-standard form of buildings, a combination of low-rise and high-rise towers, panoramic glazing, an interesting turn of the towers relative to each other, which practically excludes "window-to-window" views and provides sufficient insolation. Plus an innovative solution with multi-level terraces that united the towers. In addition, this form of the complex with a futuristic design distinguishes it from its competitors with its architecture.
The development of cities is the result of an open dialogue between the city government, business and society
PM: The INTERGAL CITY premium complex is located in the center of the city. To what extent is high-rise construction justified in such a place? Is it permissible to "stand up for the blue line", and if so, in what cases?
V.Z.: High-rise construction in the center of the city is the result of the "battle for space", which cost the developer colossal money. The father of modern economic studies on skyscrapers, Jason Barr, is convinced that every 1% of world GDP leads to approximately the same growth in the number of skyscrapers, and the main factors that pull buildings up are urbanization, the influx of capital and human resources into the center, and still the same growth economy Although there is a conditionally opposite point of view: another economist, Andrew Lawrence, the creator of the "skyscraper index", believed that the construction of another giant signals the approach of an economic crisis.
Vladimir Zubyk, president of the Intergal-Bud Non-Commercial Association of Construction Enterprises
In Ukraine, by the way, the factors of high-rise construction for a long time were directly related to the decline of economic indicators, there was a desire to earn on every square meter with minimal capital investments in landscaping, organization of public and public spaces around. As a rule, there was enough money only for land and construction. This is the economy of point building.
Today, any development of cities, including construction in the center, is the result of an open dialogue between the city government, business and society, the search for compromises and a balance between ensuring the comfortable living of citizens and the reasonable consumption of limited resources. Each city is unique and chooses the paths that correspond to the current and future interests of its sustainable development.
Many cities limit the height of buildings, trying to preserve the historical buildings and the original architectural form. For example, in Athens, a building cannot be higher than the Parthenon, and in the center of Rome, buildings cannot be built higher than St. Peter's Cathedral.
The question of the "blue line" is a question of the city's clearly formulated official urban planning policy
As for Kyiv, we have very progressive traditions. For example, the Ginzburg skyscraper, built at the beginning of the 53th century, had a height of 67,5 m, with a spire - 500 m. It was a unique building in the Art Nouveau style, the second tallest in Europe, built using advanced technologies at that time. More than 100 apartments, American forged elevators, vacuum sockets for connecting vacuum cleaners, pneumatic mail. After XNUMX years, we don't have anything like it. The building stood on the site of the current "Ukraine" hotel.
However, due to the peculiarities of the Kiev relief, the spire of the Ginzburg skyscraper did not compete with Sophia of Kiev. So, if Rome has St. Peter's Cathedral, and Athens has the Parthenon, then we can well have our own historical landmark that will not prevent the introduction of innovations.
In general, the question of the "blue line" is a question of a clearly formulated official urban planning policy of the city, the violation of which must result in an inevitable punishment. At our place, the Historical-Architectural Support Plan of Kyiv, as well as the main city-planning document General Plan, are still on the shelf and waiting for adoption. Hence the arbitrary interpretation of "historical areas" and "architectural landscapes". Important rules, reasonable, justified restrictions that will be accepted and valid for all players without exception.
A modern project — a search for compromises and a balance between ensuring the comfortable living of citizens and reasonable consumption of limited resources
PM: Kyiv is a city with existing buildings (not everywhere valuable) and big problems with infrastructure. How do you solve these related problems?
V.Z.: Among other things, I never get tired of repeating that one of the key characteristics of modern development is social stability. It is impossible to build on a plot, abstracting from the needs, requirements, and features of the neighborhood.
For example, when we studied the location near CITY HUB, it became clear that the rain collector on Kudryashova Street is in a deplorable condition and requires reconstruction. We developed and coordinated the project and actively got down to work. There are many issues related to engineering communications, the condition of roads, and street lighting, which the city cannot or does not want to solve on its own. However, we do not build separately: it is impossible to create a comfortable environment for life and a greenhouse ecosystem from which a person, leaving the territory of the complex, ends up in a slum. That is why the development of engineering infrastructure, investment in reconstruction and creation of public squares and parks, improvement of reservoirs is one of the top priorities for the Intergal-Bud company. Over the past five years, the amount of our non-refundable investments in the development of Kyiv amounted to over UAH 370 million.
Social stability is one of the key characteristics of modern development
Thanks to the well-thought-out concept and competent zoning of the space in CITY HUB, the private territory of the residents and the commercial component are harmoniously combined
We expect that the CITY HUB business-class residential complex will set new standards for the development of this part of the city. And what's more, it will be able to become a new dominant of the Solomenskyi district thanks to the modern architecture of multi-plan apartments and multifunctional infrastructure. The complex is designed in such a way as to bring a fresh, modern look to the urban landscape of the Solomensky district. We chose clear facade lines, a large percentage of glazing, correct geometric shapes, expressive, but not pretentious colors. Our goal is to create a harmonious space for life, where every detail corresponds to the level and lifestyle of a modern person in a big city. With our projects, we set the trend in residential construction, and CITY HUB is no exception. We show what modern housing in Kyiv can be like: first of all, it is functional, thought out to the smallest detail, and human-centered.
Thanks to the well-thought-out concept and competent zoning of the space, the complex harmoniously combines the private territory of residents with a variety of functions (a yard closed from cars and outsiders, a sports ground with exercise equipment under the open sky, leisure zones and children's playgrounds) and a commercial component, represented by retail premises of various functional purposes for the development of the infrastructure of the complex and the district.
The era of the knowledge economy: multifunctional buildings integrated into the "smart" fabric of the digital city
PM: Can the vertical growth of cities solve such urgent problems as heavy traffic, shortage of affordable housing, deterioration of the ecological situation? Or, on the contrary, will it aggravate them?
V.Z.: The vertical growth of cities according to the models we have at the moment can only aggravate these problems. The solution to such challenges must be sought in the fabric of the city and the organization of space. A city is not a collection of buildings and material structures, but a synergy of people and space.
It is necessary to understand that the vertical development of the city, which is so used to be demonized, is not an absolute evil and not a panacea, but only one of the ways of organizing the urban space - vertical or horizontal.
In order to determine which type is suitable for a particular city - "upward" or "wide", it is necessary to take into account the peculiarities of economic development, the temporal and historical context, the cultural aspect, and also do not forget about the nuances of healthy urban planning. It is important to adopt such planning practices that increase health and well-being, and also have a lot in common with the principles of sustainable development.
The problem of traffic jams in the world is solved by restricting flows in the center, intelligent traffic control, and moving business and administrative centers to the periphery
As for traffic, we see that regardless of the vertical or horizontal choice, the world is moving along the path of limiting flows in the center, intelligent traffic management, and moving business and administrative centers to the periphery. New York, for example, has approved a "congestion fee" that motorists must pay for driving through the city center. Back in the 70s, Singapore made travel on the central streets toll. Now the location of the driver is determined remotely, and the amount of the trip is read automatically. To buy a car, you must first buy a permit for $37, and the issuance of these permits is limited. I think that Kyiv will inevitably come to the concept of paid entrance to the center, public transport as an adequate substitute for personal cars and the mass use of bicycles.
It is necessary to understand that traffic is also a problem of public health. Kyiv, as windless weather is just coming, is periodically included in the list of cities with the dirtiest air. And in this sense, I fully share the approach of the World Health Organization, which defines healthy urban planning through a focus on people and how they use their environment in planning, rather than just focusing on buildings and the economy.
Vertical development of the city is not an absolute evil and not a panacea, but only one of the ways of organizing the urban space
PM: What options for solving traffic problems do you consider optimal at the current stage?
V.Z.: Increasing the density and intensity of use of the territory should go along the path of forming a multifunctional and diverse building that will be integrated into the "smart" fabric of the digital city through a developed public transport system. Including through the introduction of electric transport and mass cycling.
It is important to consider the city from the point of view of the agglomeration of mini-cities within it, that is, microdistricts with a total population of 50–150 thousand. a person with a center, cultural identity, public spaces — a square, a shopping street, residential streets, courtyards, squares, parks, places of employment, business, social and household objects, alternative and general education, local sports, recreational and leisure spaces .
A sufficient level of security, availability of infrastructure facilities, services, recreation and workplaces locally will allow to achieve a balanced development of the entire city.
Vladimir Zubyk, president of the Intergal-Bud Non-Commercial Association of Construction Enterprises
PM: What tools do you use on your projects?
V.Z.: For our part, as developers, we solve the problem of creating transport infrastructure at our facilities so as not to provoke traffic jams.
INTERGAL CITY embodies the popular trend of a yard without cars. We deliberately did not provide for the possibility of parking in the yard or near the exit, since in practice this all turns into a pile-up of cars, the impossibility of passing special vehicles, ambulances, fire brigades, etc. Therefore, the following system is provided: there will be passenger drop-off zones near the entrance groups, but without parking possibilities. You can drive up, drop off a passenger at the entrance or office and leave immediately. Moreover, there will be delineators so that cars can only turn around and enter certain areas of the parking lot, but cannot stop and create a traffic jam.
Today, it is planned to provide the office part with parking spaces at the rate of one space per 100 square meters. square meters. The system will work like this: you can drop off a passenger near the central entrance, drive into the underground parking lot, and from there take the elevator to the desired floor. Ground and multi-level parking lots will also have transitions to the necessary sections, so residents will be able to conveniently get to their homes.
For guest transport, the principle is the same: either you immediately enter the underground parking lot, or you enter your block in the above-ground parking lot, if there is a reserved space. There will be a small parking lot for the market for 50 places in the ground parking lot, a guest parking lot for the sports club, plus a small number of guest parking spaces along the entrance to the complex.
The high-rises of the future are active "green" construction, Big Data, alternative means of transportation, multifunctional infrastructure
PM: Why didn't the predictions of the futurists of the early XNUMXth century, who predicted that the second industrial revolution would lead to the emergence of multi-level cities, come true? What will be the skyscrapers of the future in a few decades?
V.Z.: The future has already arrived. Take a look at the Burj Khalifa in the UAE - a skyscraper at a height of 829 m. This is a multi-level city in a city. With its parks, boulevards, lawns, swimming pools, gyms and restaurants. With hundreds of offices and apartments, the Armani hotel and several shopping centers. So futurists may well be satisfied.
The industrial society, which relied on the power of large industrial complexes, moved in a predictable direction, but in the post-industrial society, in the society of the economy of knowledge, services, social connections and technologies, the level of unforeseen, unprogrammed accidents, ideal storms and "black swans" increases sharply.
The understanding of the economy of the city is changing, and the level of scientific understanding and, what is even more important, the reproduction of new meanings into reality is noticeably lagging behind. Everything depends, of course, on the economic, political, social, cultural context in which the city space exists. In other words: trying to make Singapore or New York from Kyiv is at least stupid.
It is planned to provide the office part of INTERGAL CITY with parking spaces at the rate of one space per 100 square meters. square meters
The high-rises of the future are a space of creative people, sharpened for their synergy. Their fundamental difference is active "green" construction (use of renewable energy sources, biofuels, separate sorting and processing of garbage, eco-farms on terraces, etc.), Big Data, alternative means of transportation, a combination of life scenarios and everything necessary for their implementation, that is, multifunctional infrastructure.
It should be a center of attraction, a landmark for citizens, but not a dominant form of urban planning. The future is based on a mix of different forms of urban space organization.
