By defining the boundary conditions, 6 building blocks are established in accordance with the provisions of the OPN – A, B, C, D and F. Each of the building blocks is defined as a separate project – each is defined programmatically and volumetrically according to the desired role in the composition. The composition in the OPN does not exploit the permitted capacities to the limit. Given that the project is faced with a multitude of risks, we estimate that every investment must be comfortable – exploiting resources to the extreme always brings additional risks, which can manifest themselves in increasing costs.
URBAN PATTERN:
We introduce vertical dynamics into the classic Karelian urban pattern, define the relationship to open space with accents and add orientation to the ambience. Height regulation is conservative – most buildings have a base height of P+4, on which a composition of height accents is created. Next to the park, the height of the accents is P+11, in the second row the height of the accents is P+10. Smaller building islands have predominantly linear building, which creates the primary street space. The largest project (project B) has a floor plan composition that also creates two internal environments that act as integrators of the qualities of the central park into the depth of the building towards the south. The perimeter of the public areas is defined by covered arcades that enable a better separation of the public and residential programs and thus improve the living qualities of the apartments. In one of the environments there is perhaps the possibility of arranging a kindergarten. All buildings have a public ground floor – they are connected to the street space, which the programs should provide for all-day dynamics.
PROGRAM :
Project A has a planned program of rental apartments with a higher level of care (concierge, cleaning, house help, etc.). The building is planned to have approximately 60 apartments in a structure of apartments that is similar to that in project B, but the area of ??the apartments can be reduced in proportion – this can result in up to 85 apartments in the building, among which the richer two-room apartments predominate. Project B has a planned residential program, on the ground floor we are arranging support programs for the apartments - a larger fitness center, kindergarten, library, some catering, service (dry cleaners, dealerships, etc.). Projects C, D, F and G have a planned business program that can most easily withstand the boundary conditions - these projects create the most suitable milieu for the arrangement of the largest building island among them - Given all the circumstances, it will be most difficult to ensure suitable conditions for a quality and market-interesting residential program.
STREET SPACE:
The street space is being established in a wider width, always with a two-sided avenue, some parking on the south side of the northern building islands is for quick errands and visits to the arranged area. The urbanity of the arrangement should be recognized in terms of quality references - due to the multitude of other challenges, we propose a calm atmosphere that a typical user of the space will be able to recognize as their own. The selection of quality materials and details will be of great importance. The northern urban area has no possibility of communication with Kajuhova Street in a significant time perspective, so traffic accessibility is established with access from the south (Harvey Norman roundabout) and from the east - the road towards the BTC market. The northern urban environment is therefore not designed as a traffic area, but as a high-quality pedestrian urban zone, which opens to the north onto Central Park. This urban park quality is drawn into the depths of the building blocks towards the south with intermediate environments between the buildings. Traffic arrangements stop at the southern edge of the northern building blocks, and entrances to the underground floors are also arranged here.