A quality public space usually speaks for itself, and people vote with their feet. Judging by the way the people of Kyiv voted, the score is high. But if we want to know the ingredients of success, we need to contact the personalities behind the project. Especially considering that it can be called a precedent for working with historical heritage.
The PROSTONEBA 2021 festival took place in a new location in the capital — in the space of A-Station. In particular, architects who worked on the renovation of the workshops of the former Arsenal military factory and the building of the military commandant's office on Arsenal Square spoke at the lecture. Photo: A Development
The PROSTONEBA 2021 festival took place in a new location in the capital — in the space of A-Station. In particular, architects who worked on the renovation of the workshops of the former Arsenal military factory and the building of the military commandant's office on Arsenal Square spoke at the lecture. Photo: A Development
There are five (!) architectural monuments on the territory of A-Station, and one of them is the commandant's office building on Arsenal Square, an architectural monument not even of local, but of national importance. The result of the renovation clearly disproves the myth about the impossibility of implementing a financially successful development project in the conditions of opaque and overbureaucratized Ukrainian legislation. PRAGMATIKA.MEDIA already wrote about the case, the implementation of which benefited investors, residents, the city and residents, in the 32nd "investment" volume. Architects Tetyana Lysyuk and Andriy Pashenko told us about designing not only the architecture itself, but also team relations and external relations.
Tetyana Lysyuk:
"What you see is only the tip of the iceberg"
Tetyana Lysyuk, chief architect of the development company A Development
Starting from the middle of the 2009th century, when the arsenal workshops were transferred to the casemates of the Kyiv military fort, the factory territory was closed to the people of Kyiv. After the bankruptcy of the "Arsenal" factory in XNUMX, the further fate of the workshops and the military commandant's office, which was left as a legacy from the fortress, was discussed more than once at meetings of the KMDA, the Chief of Architecture, and the Ministry of Culture. Although the condition of the buildings worsened every year, it seemed that a compromise solution that would satisfy the investors, the city authorities and the many security inspections would not be reached before the "inconvenient property" self-destructed.
The role of the public in the dialogue was negligible. However, no one made any claims: the people of Kyiv are so used to the existence of an exclusion zone in the very center of the capital that they did not even assume that one day they will be able to use it as a public zone. A kind of example of learned helplessness. The start of construction works on the territory of the former "Arsenal" and then the opening of the Kyiv Food Market, which has retained its authentic "industrial" charm, became the first fragment of a complex puzzle, a new cognitive city map. This summer, the format of the large-scale A-Station project has already become clear.
A lot of information about the stages of implementation was announced during the lectures within the framework of the PROSTONEBA festival. But in an exclusive interview, Tetiana Lysyuk, the chief architect of the development company A Development, told PRAGMATIKA.MEDIA about the details of the strategy.
The complex geometry of the spaces of the building of the former commandant's office stimulated the designers to search for original solutions. Photo: Yuriy Ferendovych
PRAGMATIKA.MEDIA: Actually, the construction work on the location took only a few years. After all, we were talking about a large amount of restoration and a whole complex of buildings, in particular with the status of architectural monuments. We were told so often that any work with heritage takes almost decades that we believed it ourselves. What is the secret of A Development's speed in implementing such a complex project?
Tetyana Lysyuk: For me, A-Station is a three and a half year project. Coming to our location now, visitors see and appreciate a comfortable, atmospheric space, restored historical buildings. But this is only the tip of the iceberg.
Where does the project start for us as a developer when we enter the site? First of all, from risk assessment, clarification of urban planning restrictions. Then we begin to develop the concept of development of the plot and territory. Based on the results of the concept, a financial model is calculated. Next, the developer goes directly to the design stage: sketch, project, working documentation. At the same time, negotiations with potential tenants are ongoing.
In partnership with UDP under the management of Quarter Partners, we are developing the A-Station project according to the same principle.
Residents of the complex are the strongest market players, each of whom is unique in his field. A-Station is a story about their synergy and interaction, where each complements and enhances the other.
Among the residents of A-Station are the largest restaurant chains TARANTINO family, Bulldozer Group Ukraine, Holding of emotions "! FEST", McDonald's. Photo: Yuriy Ferendovych
R.M.: From the outside, it seems that everything happened almost lightning fast and somehow very easily.
T. L.: In Europe and the world, the redevelopment of historical territories is not something unique. In Ukraine, we are in some sense pioneers in this field. Therefore, it is very important for us to set the correct format in approaches to the development of the city.
For example, at one time they wanted to demolish the Kyiv Food Market building, a landmark of local importance, and build a 7-story building. Unfortunately, this is the standard approach of most developers. Well, what, in fact, is a development spot of one thousand square meters for a developer? Of course, most people have a desire to build something bigger, to earn more and more quickly. And here the personal position of the developer and co-investor, readiness for "long" investments, a sense of responsibility towards the city and an understanding of the essence of what it seeks are important.
We developed Kyiv Food Market by revising the functionality and ergonomics of the interior space, while preserving the historical look of the industrial building, increasing the useful area almost twice. And despite the skepticism of the market players, it is precisely this approach that made this object so attractive in the eyes of Kyiv residents and tourists.
A-Station's public spaces can be used for both business and informal meetings. Photo: Yuriy Ferendovych
R.M.: Spaces are filled with life thanks to people, and often investors try to attract representatives of creative industries as residents. Was there any selection, competition for A-Station? There seemed to be no loud advertising campaign, and from the side everything looked like magic - suddenly all the numerous cafes and co-working spaces just opened.
T. L.: The largest restaurant chains are represented here: TARANTINO family, Bulldozer Group Ukraine, Holding of emotions "! FEST", McDonald's; two creative educational spaces "Osvitoria Hub" and Tumo Kyiv, the most relevant on the market of Creative States co-working spaces. Of course, no advertising campaign was conducted. There were personal communications with each of the residents. Having determined for ourselves the desired set of A-Station functions, we turned to the strongest players on the market. For example, Creative States is one of the few co-working spaces with only 2% vacancy. This is a purely technical vacancy, unlike other co-working spaces on the market, which were in great demand during the quarantine. And now the guys are expanding their location in the next building to 7 square meters. m.
R.M.: The style of the new space is yellow brick, black font. Who developed the design codes for A-Station — signage, navigation, small forms? It should be noted that they turned out to be extremely tactful and do not overshadow the architecture. Usually, each of the residents demands that their advertisements and signs be brighter, and as a result, we have complete visual chaos on the streets. How did you manage to prevent this?
T. L.: A Development is the author of the concept. And all that you see - signs, small architectural forms, benches, lighting devices, etc. - we developed ourselves with the help of general designers. We always remember the picture we aspire to. It is reflected in visualizations, in pre-project documentation. We presented our vision to future residents. Since all of them were aware of the importance and significance of the location, no one had violent resistance to our codes and the requirements we set for signs and design of summer playgrounds. All operators came to meet us and were ready to give up their identity in order to create a complete complex.
Vaulted ceilings in the building of the former commandant's office required painstaking restoration and strengthening. Photo: Yuriy Ferendovych
R.M.: The first tests of reality have already passed: Kyiv Food Market has been operating for almost two years, A-Station has hosted an architectural festival. What did the designers note for themselves, what conclusions did they draw?
T. L.: Of course, we draw conclusions based on the latest experience, and we change something, adjust it at the next stages. If we go into the details, then, for example, at first we laid the showers of open installation, and if you look at the square in front of the commandant's office, then we hid the pipes under the paving stones.
When we just opened the Kyiv Food Market, we were approached by the President's Office with a proposal to hold Volodymyr Zelenskyi's press conference there. This request was a surprise for us. But everything worked out. Or this winter, the organizers of the PROSTONEBA festival approached us. Such appeals and proposals, which come organically, are confirmation that we are moving in the right direction. In the future, we plan to expand the event function and are already in dialogue with the executive authorities about expanding the location. We want to integrate a congress hall, an event arena, possibly a museum of modern art, a grocery store into A-Station, and supplement this place with facilities that the city needs.
R.M.: When will all the work on the Arsenal project be considered completely completed?
T. L.: Already in autumn, we will open a parking lot for 100 places. It will be located in a part of one of the historical buildings. It was impossible to make underground parking for technical reasons, so we went the way of automated multi-level parking. To put it mildly, the developer's non-standard approach to solving the issue of parking spaces in the city center for our country. We are aware of the importance of solving the problem of increased traffic, and at the same time we want the area between the buildings to be exclusively for pedestrians.
Also, in the fall, we plan to open the second stage of Creative States and complete the improvement of Arsenal Square, in particular, the installation of a dry fountain on the back side of the subway building.
The next stage is a new construction by the commandant's office: a facility with the largest covered gallery in Ukraine on 3 m2. Supermarket, restaurants, class A business center and apartments. These are plans for the next three years.
The residence of the educational platform TUMO Kyiv is in the building of the former commandant's office. Photo: Yuriy Ferendovych
R.M.: By the way, at the PROSTONEBA festival, you said that a unique fountain will decorate Arsenal Square. Can you tell me more about it?
T. L.: Work is underway on the construction of a light-music fountain with 28 nozzles. The fountain will be "dry" - without a pond, the water tank is under the paving stones. This format is the most convenient for public urban spaces, because in the disabled state it can be used for other functions, for example, winter fairs or as a space for temporary exhibitions of art objects.
R.M.: How reliable will it be? The fountain on Poštova Square, which Kyiv residents were so happy about, unfortunately, does not function most of the time.
T. L.: The equipment for our fountain is from the German company OASE. It is the largest manufacturer and supplier not only in Europe, but also in the world. With 65 years of experience. And what is important, they offer quality post-warranty service. All this became the main criteria when choosing a supplier.
R.M.: In the process of working on public spaces, did you have to reconstruct city communications? And who will serve the public? Will the owner share these costs with the city or is it entirely their responsibility?
T. L.: Currently, as part of the work on the location, we have arranged about 17 thousand square meters. m of city territory. And this, of course, together with the repair of communications. After all, what is landscaping? This means removing the entire old layer of pavement, carrying out all technical works - new waterproofing, new concrete preparation, drainage, crevice trays, etc. This is a review of a series of old solutions that were once implemented by the city's utility services. And if the developer performs similar works for the city at his own expense, he must be aware that he will have to take over management and operation.
On the one hand, it may seem that some solutions are too expensive, because it was possible to design simpler showers, not to lay clinker costing 30 euros per square meter. m, and use FEM. But we preferred to immediately invest in durable solutions and take into account the cost of their operation. A Development has its own operations department, which monitors everything that happens on the location and is responsible for cleaning the territory, watering trees, lawns, snow removal, etc. In addition, we are responsible for all green spaces on the location. If something suddenly happens to them, we replace them at our own expense.
Mykylska Gate after completion of restoration works. Photo: A Development
R.M.: You took on very resource-intensive commitments. Consciously?
T. L.: It is impossible to implement such projects in the city's historical environment, while remaining indifferent to the devastation around. Today, you get on the subway, get out and find yourself in a nice, European environment. Soon there will be an overpass across Hrushevskogo Street, which will connect Arsenal Square and the pubs on Moskovska Street. Therefore, yes, it is necessary to think more broadly than dictated by the boundaries of land acquisition. In the scale of perception of the territory in general.
Andriy Pashenko:
"To destroy the myth is to save the monument"
Andriy Pashenko, architect, founder of A. Pashenko Creative Architectural Workshop
"If you had asked me two years ago where to start a tour of Kyiv, my answer would have been completely different. Today I will recommend: let's start from the Lavra, pass through the Park of Glory, go out to the terrace to appreciate the structure of the city, and now let's go to the former Arsenal factory, where you can see a lot of interesting things!" — this is how architect Andriy Pashenko began his performance at the PROSTONEBA festival.
The designers of the Creative Architecture Workshop of A. Pashenka got the most difficult segment of the work within the framework of the A-Station project. The building, known to Kyivans as the military commandant's office, was built in the middle of the 2007th century. according to the project of Ivan Tamanskyi. It is included in the registers as a monument of fortification architecture of national importance and part of the complex of defense structures of the Kyiv Fortress. The famous Mikilska Gate, two tall arched openings, was once the main entrance to Kyiv. For a century and a half, the military was stationed in the building, but in XNUMX the Kyiv City Council sold the plot under the building to a private investor. The owner has changed several times since then.
After the construction of a 24-story high-rise building (9-A Hrushevskogo Street) on land confiscated from the Ministry of Defense and negative public response, the KMDA began to carefully consider all proposals related to the commandant's office building and the possibility of a new construction between it and the building on Hrushevskogo Street.
Mykyl Gate — part of the Kyiv Fortress and the main entrance to Kyiv in the middle and late XNUMXth century
"It was proposed to build both 26 floors and 12 floors on this site... And there was another group of developers who said: "Let's start with negotiations with historians! What is the protection zone of this attraction now? What can be the height of the new building to give the green light to the project? Is it possible to change the function for the commandant's office building?". Andrii Pashenko believes that correctly formulated questions made it possible to develop a competent strategy.
"We entered this building - the military commandant's office still closed to outsiders - plastered and painted red. The restorers explained to us why the building stood out against the background of typical old Kyiv made of light yellow bricks. They always said: "The city of Kyiv is yellow, not that Moscow is red!" In that period, it was considered fashionable to plaster the bricks, paint the building red, make white arches and be proud - we are almost Moscow. So the commandant's office became red. And we decided to expose and restore Kyiv bricks."
Currently, the first stage of the project — the restoration of the architectural monument (excommendature) — has been completed. At the end of July, the commissioning documents were signed.
PRAGMATIKA.MEDIA decided to find out from Andrii Pashenka not only the details of the concept, but also to find an answer to the main question - how exactly it was possible to reach a compromise between the investors, the company A Development and representatives of institutions for the protection of monuments. Can this case become a road map of renovation for many of the most valuable examples of Kyiv architecture?
PRAGMATIKA.MEDIA: Your project on Arsenalnaya disproves the myth that there is no point in developers contacting architectural monuments, since nothing can be done with them. How did you manage to lobby for bold design ideas?
Andriy Pashenko: About 4 years ago, we started working on the concept for this site under the leadership of another developer. But at that time, no one had confidence in success and, perhaps, a certain courage of the client. Therefore, nothing happened.
And this time, the movement began with an extended meeting with the participation of representatives of all authorities and security organizations, at which we presented a carefully prepared road map. For its development, we involved Natalya Dykhovychna, the chief architect of the project of the "UkrNDIprojectrestavratsiya" institute. In addition to her, a whole team of specialists worked, they searched for information in the archives, and were engaged in justifications. We managed to get the original author's drawings from the archives in St. Petersburg, according to which this commandant's office was built. And on their basis, we drew up a plan of restoration works.
Next, they withdrew the necessary security distance from the landmark on the site and designed a new building at the same height as the old one. We plan to cover the security retreat with glass and get a covered, comfortable, all-season street with cafes and restaurants.
The original drawings of the architect Ivan Tamansky served as a basis for the restoration work
R.M.: And already at the stage of presentation of the road map, you were ready to defend the project according to all articles?
A.P.: No. Everyone understood that in the process of promotion, new risks are possible, since it was not just about preserving a monument of national importance, but also breathing life into these walls, returning it to the city. There were no such precedents in Kyiv. For example, when this project was considered in one of the bodies, the decision was made by voting. And the advantage was only three votes. Everything is very fragile. We observed the maximum tolerance, and if it was important for us to defend some detail, we gathered arguments and convinced. Our proposals were not met with applause. Some of the opponents categorically expressed their disagreement, believing that the project fundamentally violates the principles of monument restoration.
Cast-iron overlays with lions' faces, which decorated the Mykyllska Gate, have been preserved and have been restored. Photo: Yuriy Ferendovych
R.M.: Didn't the phrase "we are opening Pandora's box" sound?
A.P.: Was-was If you pay attention, on the first floors, where "Rebernya" and other cafes and restaurants are now located, earlier there were not doorways, but small loopholes, which were physically impossible to enter. And we showed, using the example of one of them, how you can painlessly stretch and expand these holes. We go to the town planning council, show it, and about a third of the council members tell us: "You are killing the landmark!".
The director of the "UkrNDIprojectrestavratsiya" institute stands up and says: "We are currently working with the Germans and there it is customary: if there is a private investor, then the state must do everything to ensure that these investments are realized." The fact that Kyiv Food Market was already successfully launched at the A-Station location played its role. There are queues! And it is impossible not to admire the work of the restorers, who cut each brick by hand.
R.M.: Speaking at the PROSTONEBA festival, you said that it was this step-by-step approach that allowed you to change the passport of the project from "restoration" to "restoration with adaptation". What exactly did it get you?
A.P.: This was primarily necessary because we could not save the function. For example, the Mariinsky Palace is also a monument of national importance. Only restoration is possible there. The palace remained a palace for presidential receptions. But what could we do with the commandant's office? During the defense of the project, a proposal was made: "Let's make a museum there!". Great, but who will pay for it? The passport amendment allowed us to create spaces that can be used successfully today, meet safety requirements, and still maintain authenticity.
The project of a multifunctional complex and an indoor gallery connected to the historical building of the commandant's office. Creative Architectural Workshop A. Pashenka commissioned by A Development
The project of a multifunctional complex and an indoor gallery connected to the historical building of the commandant's office. Creative Architectural Workshop A. Pashenka commissioned by A Development
The project of a multifunctional complex and an indoor gallery connected to the historical building of the commandant's office. Creative Architectural Workshop A. Pashenka commissioned by A Development
R. M.: That is, you did not just want to preserve the brick, but to make this space functional, useful for the residents? There are many similar examples of renovation in Europe, and we often write about them in PRAGMATIKA.MEDIA, but this is a novelty for Ukraine. Did you personally have confidence in your success?
A.P.: At the beginning of the journey, when this road map was drawn, I myself had an ironic attitude towards the project. If someone had told me then that in such a short time we would have time to coordinate, restore and put everything into operation, I would not have believed it myself. Teamwork, the will of the investor and a share of luck. In fact, everything that was laid down in the starting project successfully passed all approval authorities.
R.M.: Your work at the very beginning was partly research. What did you discover when you entered the facility? What discoveries made in the process surprised and pleased you personally?
A.P.: The unique arch row was completely unreadable. What Soviet officer would think of leaving bare bricks on the walls? Of course, everything is plastered and painted. When we removed all the layering that distorted the building from the outside and the inside, it turned out that the skeleton itself was preserved. Almost. As you know, the building is built on a slope, and it turned out that it cracked in half, and part of it is sliding towards the Dnieper. Therefore, we had to capitally strengthen the foundation. Tons of metal was needed to reinforce the inner vaults - you'll see this framework on the arches inside.
As for Mykyllska Gate itself, I did not believe that anything was left there. Everything has changed so many times - the whites, then the reds, then the Germans, the door panels must have been burned or broken... When we were shown the commandant's office for the first time, to be honest, I didn't even see Mikilska Gate. It was covered with sheets of plywood and littered with garbage. But, after taking it all apart, we discovered the cast-iron muzzles of lions, which were completely preserved. And a huge brass lock, which was used to close Kyiv against the night as early as the middle of the XNUMXth century.
But the cast-iron capitals on the columns from the side of the Arsenal square had to be cast anew according to the original sketches - only the fasteners remained from them. Above the arches hung a double-headed eagle - we replaced it with the Archangel Michael. During the restoration of the abandoned attic floor, we were allowed to make windows in the roof - this is how another functional level appeared.
A fragment of the brickwork of one of the workshops of the former "Arsenal" plant has been preserved to demonstrate the condition of the buildings before the restoration. Photo: Yuriy Ferendovych
R.M.: So, the work at the commandant's office has been completed, what now? Are you starting the construction of a new building between Hrushevsky, 9-A and the commandant's office?
A.P.: When the commander's office performed a fortification function, behind it was a moat with a drawbridge. By the way, we will consider restoring this bridge both as an element of the show and as a functional one. On the new site, which in shape almost repeats the spot of the commandant's office, we descend to the mark of the moat and build a multifunctional complex with offices, apartments, a large shopping center, a bunch of cafes and restaurants.
We consciously followed the path of creating a contrast between historical and modern architecture — we designed a completely new object of the XXI century. We will turn the space between the houses into a gallery, a covered street with a transparent roof with an area of more than 3 square meters. m. Considering such a large area of the gallery, we were faced with the task of solving the problem of wind load from the Dnieper side, which was solved with the performance of aerodynamic calculations.
R. M.: The idea of turning the street into a model of all-season architecture belongs to global trends, and there are not many examples of implementation, so this part of the project is very interesting. How difficult is the construction of such a roof in an engineering sense? By the way, will it be made of glass or will you choose some other transparent material to reduce the weight?
A.P.: Engineering issues regarding the arrangement of this giant light lantern are still being worked out. We cooperate with several engineering companies, including foreign ones, which offer their solutions. At one time, when we showed 3D visualizations on the facade of the Ocean Plaza shopping center, everyone doubted that it could be implemented. Glass professionals know how to do this. And so here: the task is very difficult from an engineering point of view, but calculations have shown that implementation is possible.
We are still considering the options, as we understand the responsibility, because the roof has to withstand wind load, snow, water and its own weight. Yes, I have a prepared version without a transparent roof. Will it be good? It will be But still, I would like to make such a chip that would perfectly combine two parts — historical and modern — and at the same time be ultra-functional.
The restoration of the attic in the commandant's office made it possible to add another functional level to the total area. Photo: Yuriy Ferendovych
R. M.: You plan not only to "stitch" the old and new buildings with a gallery, but also to make the Mykyl Gate passable, thus restoring the pedestrian axis of Kyiv from the period of the 9th century. But in order for pedestrians to get to Mariinsky Park, it is necessary, as you said at the lecture, "to pass under the building at Hrushevsky, XNUMX-А". How?
A.P.: The very planning structure of the building, its master plan is built very competently. Architect Babushkin included in the project the possibility of restoring this historical axis. In the central part there is a pedestrian arch. And there is no need to disassemble or rework anything. It is necessary to make an exclusively organizational and administrative decision: agree, move the fence, rearrange the security and reconfigure security systems. And then it will be possible, after leaving the subway, to go through the building of the commandant's office, through the Mykylska Gate, through the future gallery to Mariinsky Park.
I would very much like the people of Kyiv to have such an opportunity. Having opened the passage, we will create not one, but connect several pedestrian routes at once, including the future route from the Kyiv Pechersk Lavra along the edge of the slope. In order not to provoke our favorite dispute about openness and closedness, I will add: in London, many public areas and parks are open during the day, but after ten they are locked. Such controlled openness is characteristic of private public spaces. I hope we will reach a compromise on this issue as well.
