New build - GWG München
New build - GWG München
New build - GWG München
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Building for Munich<br />
<strong>GWG</strong> <strong>München</strong><br />
Renovation Projects<br />
Berg am Laim<br />
Sendling-Westpark<br />
Au
1<br />
51<br />
93<br />
8<br />
9<br />
14<br />
15<br />
18<br />
20<br />
22<br />
24<br />
26<br />
30<br />
34<br />
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48<br />
Contents<br />
<strong>GWG</strong> <strong>München</strong> renovation projects<br />
Munich: Berg am Laim<br />
Munich: Sendling-Westpark<br />
Munich: Au<br />
Berg am Laim: The Maikäfer Estate (“Maikäfersiedlung“)<br />
From a residence for the people to a local recreation area<br />
A historical overview<br />
Renovation as a service to the city:<br />
The role of <strong>GWG</strong> <strong>München</strong><br />
Moving out before the renovations kick in<br />
An interview with <strong>GWG</strong> <strong>München</strong> tenants<br />
Living together in the Maikäfer Estate<br />
The role of <strong>GWG</strong> <strong>München</strong><br />
Site plan<br />
<strong>GWG</strong> projects<br />
St.-Michael-Strasse 118 - 132<br />
St.-Michael-Strasse 104 - 116<br />
“Kainzenbadstrasse North“<br />
Kainzenbadstrasse 1 - 11 and 2 - 24<br />
“Höhenstadter Strasse South“<br />
Höhenstadter Strasse 1 - 8<br />
“Kainzenbadstrasse South“<br />
Kainzenbadstrasse 13 - 23 and 26 - 36<br />
Bad-Schachener-Strasse 69,<br />
Echardinger Strasse 61 - 65<br />
Echardinger Strasse 49 - 59<br />
Krumbadstrasse 20 - 30<br />
Residential <strong>build</strong>ings along Bad-Schachener-Strasse
The Maikäfer Estate<br />
(Maikäfersiedlung)<br />
Even if it is not what you would normally think of as a garden<br />
estate, it definitely has a certain garden-like character to it<br />
that is unique in Munich. And it is this that has considerably<br />
enhanced the local reputation of the erstwhile “Echardinger<br />
Grünstreifen People’s Residential Estate”: its gardens and<br />
cheap rents were always the main attractions of the Maikäfer<br />
Estate and, although it has changed a lot over the past 75<br />
years, it has remained true to itself. Always cherished fanatically<br />
by its residents, the estate has retained a certain independence<br />
and introspection. The SPD party was re-established<br />
in Munich on 1 st February 1946 in the nearby “Echardinger<br />
Einkehr“ pub. The dance hall also provided a venue for<br />
teenagers to take their first tentative steps towards a new,<br />
post-war world.<br />
It is true that the tiny apartments, which had neither bath nor<br />
shower facilities, were already considered sub-standard residences<br />
in the 1960s, but this is only one side of the coin. With<br />
its low rents and close proximity to the town centre, Berg am<br />
Laim was also a place that attracted artists and hedonists alike.<br />
But much has changed since then. The tram rails have<br />
disappeared, as has the flight path to Riem Airport. The old<br />
<strong>build</strong>ings have been demolished , but the area’s sense of community<br />
remains. And it is the solidarity of the residents of the<br />
Maikäfer Estate that has set it apart over the years. In the first<br />
new residential property to be constructed by <strong>GWG</strong> <strong>München</strong><br />
since the Second World War, the focus is on contemporary<br />
comforts and apartment size. The new concept can be seen<br />
from a distance, thanks to the new <strong>build</strong>ing’s conspicuous<br />
front end that stretches towards the Mittlerer Ring. Large<br />
sections of the original estate from 1936-1939 have been<br />
demolished and replaced by <strong>build</strong>ings born of a far more modern<br />
era, with facilities and low energy consumption to match.<br />
8
From a residence for the people to a<br />
local recreation area<br />
Today, almost 75 years since its foundation,<br />
the Maikäfer Estate is demonstrating<br />
just how much concepts of life and<br />
work, community and society have<br />
changed. Buildings reflect the world in<br />
which we live, mirroring the values and<br />
desires of entire generations. And this<br />
was no different in the first half of the<br />
twentieth century.<br />
In 1927, the groundbreaking Weissenhof<br />
Estate was opened in Stuttgart.<br />
White and cubic, with a rational and forward-thrusting<br />
design, it remains a beacon<br />
of modern architecture to this day.<br />
Built only nine years later, the Maikäfer<br />
Estate constitutes a counterdesign to<br />
this public display of internationalism,<br />
by focusing on the past. The “Völkische<br />
Beobachter” 1 from 6 th May 1936 celebrated<br />
the people’s residence as an<br />
“enormous social feat”, in keeping with<br />
the contemporary doctrine of “blood<br />
and soil”. Vacant settlers’ were compacted,<br />
not just to keep costs down but,<br />
above all, due to the lack of available<br />
space for <strong>build</strong>ing. The plan was to <strong>build</strong><br />
people’s residences for families with lots<br />
of children. All rents were to be a maximum<br />
of 20 percent of the gross income.<br />
The gardens were intended as a means<br />
of self-sufficiency.<br />
The architect behind the Maikäfer Estate<br />
was one Guido Hermann Theodor<br />
Harbers, born in Rome in 1897, and a<br />
party faithful. He was installed as the<br />
new estate officer in 1933, when Karl<br />
Preis, a member of the SPD, was forced<br />
to retire. Harbers was already known for<br />
his design of the Ramersdorf Model<br />
Settlement from the summer of 1934,<br />
after which he became involved in the<br />
<strong>GWG</strong> Gemeinnützige Wohnstätten- und<br />
Siedlungsgesellschaft mbH, which had<br />
resumed its activities after collapsing in<br />
1924 in the face of inflation and currency<br />
reform. The new statutes of 11 th<br />
October 1935 stated that “the<br />
object of the business is the construction,<br />
administration and management<br />
of small apartments and estates.”<br />
1 Literally: “People’s Observer”,<br />
a National Socialist newspaper<br />
Site plan of the Echardinger Grünstreifen Residential<br />
Estate, which would later become the<br />
Maikäfer Estate, and city map from 1924 (bottom)<br />
9
The Maikäfer Estate in Berg am Laim<br />
thus became <strong>GWG</strong>’s first construction<br />
project.<br />
Harber’s 1936 model shows a continuous<br />
perimeter block construction,<br />
stretching along Bad-Schachener-Strasse<br />
and Echardinger Strasse, interrupted<br />
only by a strip of green. The terraces<br />
within the estate are aligned strictly<br />
north to south, with large gardens<br />
situated between each pair of blocks,<br />
criss-crossed by a network of manure<br />
and gravel paths.<br />
Harbers applied a couple of tricks to<br />
break up the strict, almost military design<br />
of the estate: the curve of Echardinger<br />
Strasse and Krumbadstrasse break up the<br />
grid-like pattern, while the “Echardinger<br />
Einkehr“ public house and adjacent<br />
parade ground forms its centre.<br />
The estate was built up in three stages.<br />
By 1937, 421 rental apartments and 190<br />
private houses had been completed.<br />
From 1938, a further 190 apartments<br />
were completed on the Bad-Schachener-<br />
Strasse, divided into 38 blocks of five<br />
families each, while the rows on the<br />
Echardinger Strasse and St.-Michael-<br />
Strasse were completed in 1939, with a<br />
further 190 apartments. At this time,<br />
nearly 3,900 people lived in the Maikäfer<br />
Estate, almost half of whom were children.<br />
By decree of the Reich Labour Minister,<br />
these people’s residences were to be<br />
“extremely low price rental apartments”<br />
which displayed “extreme constraint in<br />
terms of living space and amenities.”<br />
10<br />
Echardinger Chapel (top),<br />
Aerial photograph from 1961, with the<br />
Echardinger Strasse in the foreground<br />
(centre), Krumbadstrasse (bottom)
A typical apartment comprised a living<br />
room (with integrated kitchen) and one<br />
or more bedrooms. The gardens were a<br />
luxury, and they continue to leave a<br />
characteristic mark on the area to this<br />
day. All of the <strong>build</strong>ings were connected<br />
to the electricity, water and sewage networks,<br />
which was unusual for the time.<br />
Despite the minimal standards, model<br />
rooms complete with fine yet functional<br />
furnishings made by “Deutsche Werkstätten<br />
Hellerau” were put on display to<br />
convey standards of quality living. “The<br />
authenticity, intrinsic value, simplicity,<br />
and neat, smart furnishings and household<br />
appliances are what make the<br />
rooms so comfortable and friendly”,<br />
stated a leaflet published by the City<br />
Household Advisory Office in August<br />
1937. Nevertheless, only the rental<br />
apartments were in demand. Not as<br />
many buyers as hoped showed an<br />
interest in the 190 small homes. This<br />
may have been because despite their<br />
modest features, only very few people<br />
were able to afford such houses.<br />
A new start after 1945<br />
Although the estate survived the Second World War without<br />
any damage, its main construction material, light concrete<br />
“Iporit” made from foamed sand by IG Farben, was proving to<br />
be susceptible to moisture. Nevertheless, in 1949, additional<br />
housing was created by converting 48 attics into apartments<br />
of 37.5 square metres each, as a response to the rampant<br />
housing shortage. The amenities were just the same as before.<br />
The residents still lived in apartments of between 36 and<br />
59 square metres, with room heights of around 2,20 metres,<br />
no bathrooms, and simple stoves. The condition of the cheaply<br />
built structures continued to deteriorate and resident numbers<br />
declined accordingly. By the end of the 1950s, the structural<br />
defects were “severe”, but another decade would pass before<br />
the subject of renovation finally came under discussion. This<br />
was partly due to the fact that the low income from rents did<br />
not allow for anything above minimal <strong>build</strong>ing maintenance.<br />
Also, since the end of the war, occupancies were controlled by<br />
the Housing Office of the State Capital of Munich.<br />
By now, the resident structure had changed massively. In<br />
addition to the original occupants, who had developed and<br />
improved their apartments themselves, large numbers of<br />
students began living here, attracted by the low rent and<br />
proximity to the city centre, as well as large families, who<br />
sometimes even rented two apartments to cover their needs.<br />
There were also what Armin Hagen, Head of the Building<br />
Management Department at <strong>GWG</strong> <strong>München</strong>, referred to in<br />
his diploma thesis on the history of the estate as “immigrants,<br />
disadvantaged persons and dropouts“.<br />
In 1980, the city's underground rail network reached Berg<br />
am Laim with two stops: Innsbrucker Ring and Michaelibad.<br />
This development increased the pressure on city planners to<br />
consolidate and renovate the estate. At the end of the 1980s,<br />
the <strong>build</strong>ings were taken out of the social residence category,<br />
allowing <strong>GWG</strong> <strong>München</strong> to exercise greater influence over the<br />
development of the Maikäfer Estate, even though it was now<br />
virtually impossible to organise a “methodical occupancy of<br />
the apartments to raise the standard of the tenant structure<br />
due to their age and facilities.” Substandard apartments<br />
were no longer in demand. Plans were therefore drawn up to<br />
demolish the existing <strong>build</strong>ings and replace individual blocks<br />
so that they complied with modern standards.<br />
The 1980s became the decade of fundamental change. There<br />
was great resistance to the announced reconstruction plans<br />
for the estate, resulting in the formation of the “Tenants’<br />
Association for the Preservation of the Maikäfer Estate” or<br />
MIG. The group organised a number of campaigns in protest<br />
against the impending loss of their homes and neighbourhood.<br />
11
Re<strong>build</strong> or renovate? When water damage caused a piece of a<br />
cellar ceiling to fall away in December 1986, appraisers confirmed<br />
their expectation that many ceilings would last no more<br />
than a further five years. A large-scale comparison project was<br />
planned in the St.-Michael-Strasse: Between 1988 and 1992,<br />
one block was completely renovated, whilst another was<br />
demolished and rebuilt in the same style. <strong>GWG</strong> <strong>München</strong> then<br />
conducted a survey, which found that both models enjoyed<br />
a high level of acceptance. Of course, the costs were also<br />
compared: The new <strong>build</strong>ing incurred costs of DM 3,270 per<br />
square metre of living space, while the modernisation cost<br />
only DM 2,542. Hagen summed it up succinctly: “This is not<br />
an economically acceptable value. It has been proven that<br />
modernisation can be implemented, but not with the required<br />
level of sustainability.” The modernised apartments still had a<br />
room height of 2.20 metres, a level that was no longer tenable<br />
in the long term. The balance was tipping in favour of re<strong>build</strong>ing,<br />
added to which, statistics of the occupancy structure for<br />
the approximately 800 apartments showed that there were<br />
887 residents, of whom no more than five were children or<br />
young people under the age of twenty.<br />
Two years later, the decision was taken by the <strong>GWG</strong> <strong>München</strong>,<br />
in conjunction with the City of Munich, to re<strong>build</strong> the entire<br />
inner area of the estate in four phases. The future <strong>build</strong>ings<br />
would preserve tenants’ gardens and maintain the proportions<br />
of the original <strong>build</strong>ings in terms of their height. However, to<br />
achieve an increase in total volume, the depth of the <strong>build</strong>ings<br />
was to be increased.<br />
The climax of the extensive refurbishment activities was the<br />
organisation of an urban-<strong>build</strong>ing and landscape-planning<br />
idea and implementation competition for the outer areas of<br />
the estate on the Bad-Schachener-Strasse, which was won by<br />
the Munich-based architecture firm Michael Ziller. By the end<br />
of 2008 the first phase of the renovation project was complete.<br />
It comprised 58 subsidised apartments of between<br />
39 and 113 square metres; situated at the corner of Bad-<br />
Schachener-Strasse and Echardinger Strasse; and flanked by<br />
a seven-storey tower. The renovation of the estate then continued.<br />
The Maikäfer Estate stands as a real-life example of the metamorphosis<br />
of a settlement and its occupants: from the new<br />
family estate, with its ideological baggage, through a long<br />
period of deterioration, to the demolition of the former structures<br />
and a complete renewal.<br />
12
Berg am Laim is enclosed between Haidhausen to the west,<br />
Trudering to the east, Bogenhausen to the north and Ramersdorf<br />
to the south.<br />
Berg am Laim has good connections to the underground<br />
(U-Bahn) and urban express (S-Bahn) railway networks. Bus<br />
lines running north to south provide excellent connections to<br />
the city centre and to the surrounding area. A tram line runs<br />
from the Ostbahnhof station to Berg am Laim.<br />
Statistics Office of the State Capital of Munich<br />
The following data refers to District 14, Berg am Laim<br />
(correct as of 2008, data given without guarantee).<br />
Area<br />
Berg am Laim has an area of 629 hectares.<br />
Population<br />
The population of Berg am Laim is currently approximately<br />
39,800. The largest demographic group is the age group<br />
between 15 and 65, representing 70% of the whole; people<br />
over 65 constitute just under 18% while children and young<br />
people make up approximately 12% of the local population.<br />
13
Renovation as a service to<br />
the city:<br />
The role of <strong>GWG</strong> <strong>München</strong><br />
In 1918, before the First World War was over, the State Capital<br />
of Munich took the forward-looking step of establishing the<br />
Gemeinnützige Wohnstätten- und Siedlungsgesellschaft mbH<br />
(<strong>GWG</strong> <strong>München</strong>). There was a need for thousands of new<br />
apartments and a severe shortage of affordable living space.<br />
In its founding statutes, the new housing association undertook<br />
to ensure the “construction of apartments, especially<br />
small, healthy and affordable apartments for low-income inhabitants<br />
and members of the middle classes, with particular<br />
preference to large families”. Nearly 100 years later, this remains<br />
one of <strong>GWG</strong>’s main endeavours. In 1978, city councillor<br />
and general manager Hans Preißinger wrote in the commemorative<br />
publication marking <strong>GWG</strong>’s sixtieth anniversary that the<br />
main emphasis was on its socio-political mandate rather than<br />
economic success. Yet he also emphasised the importance of<br />
a solid financial base. Little has changed since the original<br />
objectives were first formulated in 1918. The company is still<br />
engaged in “providing, in a socially responsible manner, safe<br />
places for broad sections of the population to live in.”<br />
<strong>GWG</strong> <strong>München</strong> now has around 26,800 residential and commercial<br />
units on its books. Open spaces are a rare commodity<br />
in Munich. Buildings are a mirror of their times, especially with<br />
regard to their amenities. Just a quick look at the development<br />
of apartment sizes since the Second World War is enough to<br />
illustrate the trend of social change. While in 1950, a fourroom<br />
apartment had 48 square metres, a typical size for 2010<br />
is more than double, at 99 square metres. The trend among<br />
two-room apartments is not quite as drastic, but their sizes still<br />
grew from 35 square metres in 1950 to 55 square metres in<br />
2010.<br />
Expectations have risen too. When the first major <strong>GWG</strong><br />
<strong>München</strong> modernisation programme was drawn up in 1977,<br />
the objective was to raise the quality of 336 residential units to<br />
contemporary standards. In particular, this meant replacing or<br />
reinforcing electrical installations, and installing bathrooms<br />
and central heating with a hot water supply, as well as replacing<br />
windows and constructing balconies, to name just a few<br />
of the basic measures. 1978 marked another milestone in<br />
<strong>GWG</strong>’s modernisation and renovation activities. The newly<br />
drawn up “Overall Concept for the Sustained Improvement of<br />
Rented Housing Ownership” categorised 4,600 of the apartments<br />
owned by <strong>GWG</strong> <strong>München</strong> as requiring renovation and<br />
a further 6,100 as in need of modernisation. Renovation often<br />
entailed transforming a large number of small units into a<br />
small number of larger ones: where no economic alternative<br />
was available, the only choice was to demolish and re<strong>build</strong>.<br />
14<br />
In 1992 the city council initiated the “Second programme<br />
of sustainable improvement of <strong>GWG</strong> rental apartments by<br />
modernisation, major repair and attic conversion” (GMP):<br />
As a result, <strong>GWG</strong> undertook a programme of fundamental<br />
modernisation for its properties.<br />
An essential element of these large-scale modernisation activities<br />
is the intense care and assistance that <strong>GWG</strong> <strong>München</strong><br />
gives its tenants. Every occupant who has to move out due to<br />
modernisation or demolition and re<strong>build</strong>ing measures is informed<br />
in good time of offers for substitute accommodation,<br />
to ensure that nobody is "left out in the cold", in the words of<br />
<strong>GWG</strong> general manager Hans-Otto Kraus. A special team was<br />
put together to accompany and advise tenants right the way<br />
through the process. Every tenant who has to move may<br />
“move back to his familiar environment once the modernisation<br />
is complete, if he so wishes,” says Hans-Otto Kraus. In<br />
this way, <strong>GWG</strong> <strong>München</strong> is “not only preserving the identity<br />
of the neighbourhood through its <strong>build</strong>ings but also preserving<br />
the neighbourhood of its inhabitants.”
Moving out before the<br />
renovations kick in –<br />
Social management<br />
in grand style –<br />
Examples of tenant care<br />
by <strong>GWG</strong> <strong>München</strong><br />
Interview with <strong>GWG</strong><br />
tenants conducted by<br />
Brigitte and Manfred<br />
Körper in Berg am Laim<br />
Bianca Pittroff, Manfred Körper, Brigitte Körper,<br />
Roswitha Kirchmayr and Fredi Bauer (from left to right)<br />
The Körper family has rented its apartment from <strong>GWG</strong><br />
<strong>München</strong> for several generations, and Brigitte Körper was<br />
even born in it. Her mother lived there as did her grandmother.<br />
But the <strong>build</strong>ing, which was originally built in the<br />
1930s and contained tiny apartments with no bathrooms, was<br />
demolished at the end of last year.<br />
With help from <strong>GWG</strong> <strong>München</strong>, the Körper family found a<br />
modern apartment in their old neighbourhood. They discuss<br />
the situation with the <strong>GWG</strong> <strong>München</strong> team: Roswitha<br />
Kirchmayr, Bianca Pittroff and Fredi Bauer, in the <strong>build</strong>ing<br />
management department.<br />
How do you feel, just before the move?<br />
Manfred Körper: Good.<br />
Brigitte Körper: Very good. We are looking forward to it.<br />
To the move itself?<br />
Manfred Körper: Not really, that is more like work. But to the<br />
new apartment.<br />
Who is doing the packing?<br />
Manfred Körper: Both of us.<br />
Brigitte Körper: We have amassed a lot of stuff in 35 years.<br />
Manfred Körper: But we will be getting rid of a lot.<br />
What is set to change for you?<br />
Brigitte Körper: Everything. The new apartment is twelve<br />
square metres bigger; the old one was 58 square metres and<br />
had five rooms. The living room in the old apartment was<br />
together with the kitchen. There used to be nine people living<br />
in it. Now we are finally going to treat ourselves to some new<br />
– and bigger – furniture. Before, we had to keep everything<br />
small.<br />
And now you have 70 square metres ...<br />
Brigitte Körper: ... and hot water and central heating.<br />
15
16<br />
The Körper family in their old apartment ...<br />
What help did you get from <strong>GWG</strong> <strong>München</strong>?<br />
Manfred Körper: They supported us in many things, for example<br />
with the approval procedure, with the housing authority,<br />
and in lots of personal meetings.<br />
Roswitha Kirchmayr: Mr. Bauer will organise the move, should<br />
you be wanting a removal company. If the tenants wish to do<br />
the move themselves, they will receive 500 euros upon return<br />
of the old apartment. If any furnishings need altering, we will<br />
send a joiner.<br />
Fredi Bauer: Not only that, but all supply points are taken care<br />
of by our firms, for example for a washing machine, dishwasher,<br />
etc.<br />
We are in the former kitchen/living room of the Körper family’s<br />
previous apartment. It has panelled walls and a corner bench<br />
facing the sideboard. On the table is a map of the city.<br />
Manfred Körper points at a street on the map, saying, “that’s<br />
where we’re moving to, a ground floor apartment.” Then<br />
turning to his wife, “your mother lives here.” Brigitte Körper<br />
nods, “I could grow old in that apartment. We took one look<br />
and knew that was the one.”<br />
Even if you move, the memories remain.<br />
Brigitte Körper: Of course. I was born in this apartment and I<br />
grew up here. My grandmother lived here and so did my<br />
mother, and now we live here. Which is why we want to stay<br />
nearby and with <strong>GWG</strong>, because it has all been such a positive<br />
thing living here.<br />
You could say it was your house ...<br />
Brigitte Körper: ... Yes, I suppose you could. My son also rents<br />
his apartment from the <strong>GWG</strong>. His opinion on tenant care is<br />
just the same as ours and he would never move into another<br />
area. We have green spaces, a shopping centre, the underground.<br />
We don’t really need a car.<br />
Manfred Körper: Another nice thing about the new apartment<br />
is that it also has a garden.<br />
Do you look after the garden yourselves?<br />
Manfred Körper: We have a big lawn with some tall trees, but<br />
we are don’t intend to make any more flowerbeds.<br />
… but you used to have them?<br />
Brigitte Körper: Of course, we had to share the garden with<br />
three other tenants, but at some point the others lost interest<br />
in the garden because they were either too old or didn’t have<br />
the time.<br />
So we paid a little more rent, and bit by bit we increased<br />
the size of our garden. We hardly needed to go on holiday<br />
anymore.<br />
Manfred Körper: We came back from town, went into the<br />
garden, set up the barbecue and relaxed.<br />
Brigitte Körper: It was idyllic!<br />
What is the sense of community like in the neighbourhood?<br />
Brigitte Körper: It is good but it used to be a lot stronger. It<br />
was like we were all one big family. The one neighbour knew<br />
if the other was ill and would go round to check on him and<br />
bring him what he needed. But that has changed. Many have<br />
moved away or died. We are the last ones. Young people<br />
don’t want to live in such an old <strong>build</strong>ing.<br />
Manfred Körper: The young ones used the old estate as a<br />
springboard. They moved into a cheap apartment, got<br />
married, and then looked for somewhere bigger.<br />
Brigitte Körper: But there are still a few old tenants, like my<br />
mother for example, who is 83. And now we are part of the<br />
old group. If we can move into another <strong>build</strong>ing that is just as<br />
wonderful, then we will have reason to be pleased.
Everyone used to help each other?<br />
Manfred Körper: Everyone. The ones from the front entrance<br />
and the ones from the rear entrance. It was a good community.<br />
And nobody felt left out.<br />
Were you able to choose your new apartment yourselves?<br />
Manfred Körper: We found one that we liked and Ms. Pittroff<br />
made sure that we got it. The ladies from <strong>GWG</strong> <strong>München</strong><br />
really took us under their wing.<br />
Have you met any old friends in the new house?<br />
Manfred Körper: Yes of course there are few others who were<br />
rehoused. I remember them from before.<br />
Brigitte Körper: One old friend gave me a hug and said how<br />
happy she was that we were reunited.<br />
Ms. Kirchmayr, how do you support the tenants?<br />
Roswitha Kirchmayr: In all matters, from placing applications<br />
with the Office for Housing and Migration and with the<br />
various social security authorities if required. But we also give<br />
practical support and advice in organising the new apartments.<br />
We always do our best to find the right apartment for everyone.<br />
Nobody is sent to live in an apartment or in an area that<br />
they don't like. And the Körper family is just one of many<br />
success stories.<br />
The Körper family have now moved and are getting used to<br />
their new apartment.<br />
... and in their new one<br />
17
Living together in the<br />
Maikäfer Estate:<br />
The role of <strong>GWG</strong> <strong>München</strong><br />
Posters, flyers and chants: In the mid-1980s, emotions were<br />
running high after it was announced that the Maikäfer Estate<br />
was to undergo fundamental modernisation. Many tenants<br />
feared they would lose not only their homes but also their<br />
neighbourhoods, not to mention the sensationally low rents<br />
close to the city centre, and their beloved gardens. The MIG,<br />
not a Russian fighter plane but the abbreviation for the<br />
“Association for the Preservation of the Maikäfer Estate”,<br />
mobilised itself. By the end of the 1980s, the interest group<br />
numbered more than 250 members. The resistance it put up<br />
was creative and successful, thanks to its well organised meetings<br />
in the Echardinger Einkehr public house and the green<br />
stickers bearing the legend “I mag d’Maikäfersiedlung” (“I like<br />
the Maikäfer Estate”).<br />
It was not without reason that the tenants rejected demolition<br />
and change. Originally built as affordable National Socialist<br />
“people’s apartments” in 1936, the area had for years been<br />
known for its sense of solidarity and neighbourliness, born out<br />
of an organically nurtured sense of community. In a survey,<br />
eighty percent of the tenants stated they would remain in the<br />
estate even if no renovation was carried out.<br />
When a compromise was finally reached in the early 1990s<br />
and the renovation of the estate finally took off, the former<br />
housing lawyer and current Lord Mayor, Christian Ude, repeated<br />
the three essential elements of the Maikäfer estate:<br />
trees, gardens and low rents. All three of these aspects have<br />
been preserved. To this day, even after the in part complex<br />
modernisation of the estate in the Munich suburb of Berg am<br />
Laim, it is still characterised as much by its green spaces as it is<br />
by the sense of identity of its residents.<br />
Aerial photograph of the Maikäfer Estate in 2009<br />
Bad-Schachener-Strasse (left), Echardinger Strasse (top) and<br />
St.-Michael-Strasse (bottom). In between (from top to<br />
bottom), Krumbadstrasse, Heilbrunner Strasse, Höhenstadter<br />
Strasse, Kainzenbadstrasse and Bad-Kissingen-Strasse.<br />
18
The MIG finally disbanded on 11 th May 1995. An advisory<br />
board has been looking after the tenants' interests since then.<br />
The findings of a large-scale survey, which was conducted on<br />
the tenants of the comparison projects (in both the modernised<br />
and the newly constructed <strong>build</strong>ing) three years prior<br />
to this, on 15th December 1992, are of great interest: both<br />
groups were extremely satisfied. Clearly, satisfaction counts for<br />
more than just square metres and amenities. It describes a<br />
condition that can only be sensed and not calculated rationally.<br />
It is something to do with having not only a home but a<br />
sense of home, coupled with the security of being in good<br />
hands.<br />
Although the Maikäfer Estate had no kindergartens or cafés,<br />
schools or sports facilities, the gardens and the closeness<br />
between the people created the sense of community that<br />
went far beyond neighbourliness. Long-term tenants speak<br />
of “a big family” in green surroundings. Involvement is as<br />
much a part of the Maikäfer Estate as is a sense of tolerance<br />
towards others. These are ingredients that every good<br />
community needs. <strong>GWG</strong> <strong>München</strong> is endeavouring to<br />
preserve the character of this estate, of which its residents<br />
are an essential part.<br />
20<br />
The renovation area: Berg am Laim<br />
Maikäfer Estate<br />
Echardinger Strasse<br />
6<br />
7<br />
8<br />
Krumbadstrasse<br />
9
9<br />
<strong>GWG</strong> Projects<br />
1 St.-Michael-Strasse 118 - 132 Page 22<br />
2 St.-Michael-Strasse 104 - 116 Page 24<br />
3 Kainzenbadstrasse North Page 26<br />
4 Höhenstadter Strasse South Page 30<br />
5 Kainzenbadstrasse South Page 34<br />
Bad-Schachener-Strasse<br />
Gögginger Strasse<br />
Bad-Kreuther-Strasse<br />
Höhenstadter Strasse<br />
4<br />
Public landscape park<br />
6 Bad-Schachener-Strasse/ Page 36<br />
Echardinger Strasse<br />
7 Echardinger Strasse 49 - 59 Page 40<br />
8 Krumbadstrasse 20 - 30 Page 44<br />
9 Residential <strong>build</strong>ings Page 48<br />
along the Bad-Schachener-Strasse<br />
5<br />
Kainzenbadstrasse<br />
3<br />
1<br />
2<br />
St.-Michael-Straße<br />
21
Modernisation<br />
St.-Michael-Strasse<br />
118 - 132<br />
Modernise or re<strong>build</strong>? This was the<br />
question that had to be addressed at<br />
the end of the 1980s when it became<br />
increasingly clear that the <strong>build</strong>ings from<br />
the 1930s no longer complied with<br />
present standards and were becoming<br />
increasingly ramshackle.<br />
In September 1990, the decision was<br />
made: The supervisory council of <strong>GWG</strong><br />
<strong>München</strong> determined that the block at<br />
St.-Michael-Strasse 118-132 would be<br />
modernised, with the requirement that<br />
modernisation only made sense if the<br />
future rent was considerably lower than<br />
that of a newly built social residence.<br />
This could only be achieved by applying<br />
“constraints in the standard of conversion”<br />
(<strong>GWG</strong> Journal 86, 1990) and if<br />
the <strong>GWG</strong> <strong>München</strong> covered substantial<br />
costs themselves. In order to render an<br />
objective decision regarding costs, rents<br />
and living value, the next block on the<br />
St.-Michael-Strasse was subsequently<br />
demolished and replaced by a new<br />
<strong>build</strong>ing. This comparison enabled conclusions<br />
to be drawn on which to base<br />
future projects.<br />
The modernisation plans drawn up<br />
by the Lenz+Partner architects bureau<br />
significantly raised the living standards<br />
in the block thanks to the increase in<br />
apartment size and installation of central<br />
heating and bathroom facilities.<br />
Forty small apartments of 35 square<br />
metres each were converted into 26<br />
small and six family-sized apartments.<br />
Even though noise abatement measures<br />
were not possible and the ceiling<br />
heights remained at 2.20 metres, the<br />
tenants reacted extremely positively to<br />
the new-old <strong>build</strong>ing, when asked in a<br />
survey.<br />
22<br />
View of the corner of St.-Michael-Strasse<br />
and Bad-Kreuther-Strasse<br />
View of the façade after<br />
modernisation<br />
N
View of garden side<br />
Floor plan of attic, section (top)<br />
and ground floor (bottom)<br />
Address<br />
St.-Michael-Strasse 118 -132<br />
Architecture<br />
Lenz + Helmes Architects<br />
Munich<br />
Open-space planning<br />
Eduard Knöpfle, <strong>GWG</strong> <strong>München</strong><br />
Apartments<br />
32 subsidised apartments<br />
Areas<br />
Total living area 1,436 m²<br />
Site area 3,452 m²<br />
Average apartment size 45 m²<br />
Commercial 71 m²<br />
Construction costs<br />
Total 2,139,000.00 c<br />
Funding<br />
First funding channel (1. Förderweg)<br />
Completion<br />
1991<br />
Bad-Kreuther-Strasse<br />
St.-Michael-Strasse<br />
23
<strong>New</strong> <strong>build</strong><br />
St.-Michael-Strasse<br />
104 - 116<br />
The dormer windows are crowned by<br />
curved roofing. Even the balconies are<br />
reminiscent of gentle waves, drifting<br />
their way towards the gardens. The<br />
dimensions of the new <strong>build</strong>ing appear<br />
somewhat familiar.<br />
When the Munich architects Ottow,<br />
Bachmann, Marx and Brechensbauer<br />
were awarded the contract to plan<br />
a new comparison <strong>build</strong>ing on the<br />
St.-Michael-Strasse alongside another<br />
<strong>build</strong>ing that had undergone modernisation<br />
only the previous year, they had<br />
to orient their activities in line with the<br />
existing “structure of the estate, green<br />
spaces and tenant structure.” They<br />
created a calm structure that matched<br />
the familiar surroundings. The interior<br />
displayed the advantages of modern<br />
floor plans. Rather than creating a series<br />
of identical units they designed a range<br />
of different apartment types, including<br />
maisonettes on the first and second<br />
floors.<br />
The residences range from 1.5-room<br />
apartments of 47 square metres to<br />
3 and 3.5-room apartments of 75 and<br />
88 square metres respectively. In 42 subsidised<br />
residential units, families live<br />
alongside single tenants; senior citizens<br />
alongside children. Below the gardens<br />
is an underground garage with space<br />
for 132 cars. In comparison, the first<br />
garage, built in 1939, had space for no<br />
more than 12 vehicles.<br />
24<br />
The old <strong>build</strong>ing (top)<br />
View of the street side (centre and bottom)
Floor plan of attic, section (top)<br />
Floor plan of first storey (bottom)<br />
Bad-Kreuther-Strasse<br />
Address<br />
St.-Michael-Strasse 104 -116<br />
Architecture<br />
Ottow, Bachmann, Marx and<br />
Brechensbauer, Dipl.-Ing. Architects BDA<br />
Munich<br />
Open-space planning<br />
Ruoff Landscape Architects<br />
Ottobrunn<br />
Site management<br />
Rudolf Blumenschein, <strong>GWG</strong> <strong>München</strong><br />
Apartments<br />
42 subsidised apartments<br />
Areas<br />
Total living area 2,381 m²<br />
Floor area 1,780 m²<br />
Site area 4,418 m²<br />
Average apartment size 57 m²<br />
Construction costs<br />
Total 5,830,000.00 c<br />
Funding<br />
First funding channel (1. Förderweg)<br />
Completion<br />
August 1992<br />
St.-Michael-Strasse<br />
25
<strong>New</strong> <strong>build</strong><br />
“Kainzenbadstrasse<br />
North“<br />
Kainzenbadstrasse 1 -11<br />
and 2 - 24<br />
An estate in green surroundings. Looking<br />
at the <strong>build</strong>ings in the Kainzenbadstrasse<br />
North with their wooden<br />
balconies and steel stairways leading to<br />
gardens and trees, you may be<br />
reminded of a landing stage for a large<br />
ship.<br />
Four blocks, each with three entrances,<br />
mark the first phase of the renovation<br />
area in the heart of the Maikäfer Estate.<br />
It picks up the characteristics of the former<br />
terraced houses and its maisonettes<br />
reveal a contemporary lifestyle, compact<br />
yet individual.<br />
26<br />
Pre-construction drawing from 1943 for<br />
the “construction of urgent housing“ in<br />
the Kainzenbad-and Höhenstadter<br />
Strasse<br />
Street view of Kainzenbadstrasse 2-24
Former street view of the Kainzenbadstrasse<br />
Outline of the ground floor including gardens<br />
N<br />
The ensemble, with its mirror-image<br />
<strong>build</strong>ings on either side of the road,<br />
radiates calmness and clarity.<br />
Between October 1996 and July 1998,<br />
the Lenz+Partner architects bureau<br />
created 100 apartments, of which 54<br />
are subsidised, plus 46 owner-occupied<br />
apartments with ground leases. To protect<br />
the old trees, the public Kainzenbadstrasse<br />
was converted into a private<br />
road, which also made it possible<br />
to construct an underground garage<br />
beneath it.<br />
27
28<br />
Access to the gardens from the first floor (top),<br />
View of balconies from the garden (bottom)
Garden (top),<br />
Section of the first storey floor plan, with balcony<br />
and outside stairway. (bottom)<br />
Bad-Kreuther-Strasse<br />
Address<br />
Kainzenbadstrasse 1 -11 (subsidised)<br />
and 2 - 24 (owner-occupied)<br />
Architecture<br />
Lenz + Helmes Architects<br />
Munich<br />
Open-space planning<br />
Dipl.-Ing. G. Hansjakob, Landscape<br />
Architect, Munich<br />
Site management<br />
Dipl.-Ing. Michael Krauß,<br />
Architects + Engineers, Munich<br />
Apartments<br />
100 apartments,<br />
including 54 subsidised rental<br />
apartments and<br />
46 owner-occupied<br />
Areas<br />
Subsidised:<br />
Total living area 3,197 m²<br />
Floor area 4,100 m²<br />
Site area 4,770 m²<br />
Average apartment size 59 m²<br />
Owner-occupied:<br />
Total living area 3,064 m²<br />
Floor area 3,930 m²<br />
Site area 4,570 m²<br />
Average apartment size 67 m²<br />
Construction costs<br />
Total (subsidised) 4,825,000.00 c<br />
Total (owner-occupied) 5,215,000.00 c<br />
Funding<br />
First funding channel (1. Förderweg)<br />
Completion<br />
July 1998<br />
Kainzenbadstrasse<br />
29
<strong>New</strong> <strong>build</strong><br />
“Höhenstadter Strasse<br />
South“<br />
Höhenstadter Strasse<br />
1-8<br />
Architects rarely get the chance to design<br />
the step-by-step improvement of<br />
an existing type of <strong>build</strong>ing. The<br />
Lenz+Partner architects bureau took the<br />
opportunity to use the experience<br />
gained from the “Kainzenbadstrasse<br />
North” project to design the perimeter<br />
areas of the landscape park that makes<br />
its way through the Maikäfer Estate,<br />
together with the new <strong>build</strong>ing. Here<br />
too, they took existing garden structures<br />
and old trees into account, selecting<br />
direct access to the green areas via projecting<br />
first-floor balconies. Connected<br />
by walkways, the apartments open out<br />
towards generously dimensioned gardens.<br />
30<br />
Pre-construction drawing from 1949 for<br />
retrospective attic conversion<br />
Höhenstadter Strasse and Kainzenbadstrasse<br />
View of the private road
Detail of balcony<br />
Gardens accessed by outside stairways<br />
Outline of ground floor with gardens<br />
Höhenstadter Strasse<br />
Ninety-two subsidised rental apartments<br />
were constructed on the estate between<br />
October 1998 and September 2000. The<br />
mixture of different sizes and types of<br />
apartment represented a break with the<br />
former identical apartment structures<br />
of the original <strong>build</strong>ings. Contemporary<br />
comfort can be found here, from the<br />
townhouse-like garden apartments to<br />
the attic apartments.<br />
Bad-Kreuther-Strasse<br />
N<br />
31
32<br />
Original <strong>build</strong>ing shortly before demolition<br />
Building type A – view from the street side
Building type B – street side with walkways (top)<br />
Garden side with large balconies (centre),<br />
Access to gardens from the first floor (bottom)<br />
Photograph from 2000<br />
Address<br />
Höhenstadter Strasse 1 -8<br />
Architecture<br />
Lenz + Partners Architects<br />
Munich<br />
Open-space planning<br />
Dipl.-Ing. G. Hansjakob, Landscape<br />
Architect, Munich<br />
Site Management<br />
Dipl.-Ing. Michael Krauß,<br />
Architects + Engineers, Munich<br />
Apartments<br />
92 subsidised apartments<br />
Areas<br />
Total living area 6,164 m²<br />
Floor area 8.240 m²<br />
Site area 8.954 m²<br />
Average apartment size 67 m²<br />
Construction costs<br />
Total 10,057,000.00 c<br />
Funding<br />
First funding channel (1. Förderweg)<br />
Completion<br />
September 2000<br />
Höhenstadter Strasse<br />
Bad-Kreuther-Strasse<br />
33
<strong>New</strong> <strong>build</strong><br />
“Kainzenbadstrasse<br />
South“<br />
Kainzenbadstrasse 13 - 23<br />
and 26 - 36<br />
Building in the heart of the Maikäfer<br />
Estate whilst preserving its character and<br />
green spaces with old trees was a challenge.<br />
Fortunately, the Lenz + Partner<br />
architecture firm had already gained<br />
considerable experience during the<br />
Kainzenbadstrasse North and Höhenstadter<br />
Strasse <strong>build</strong>s, and was able to<br />
apply this expertise to the Kainzenbadstrasse<br />
South project. The result was<br />
108 subsidised apartments, ranging<br />
from single tenancies to family-sized<br />
units.<br />
Once again, the <strong>build</strong>ings were invisibly<br />
connected by an underground garage.<br />
And again, the designers made plenty of<br />
use of light-coloured woods, adding<br />
large external stairways leading from the<br />
first storeys to the gardens. The <strong>build</strong>ings<br />
and grounds were completed in<br />
September 2002, forming a substantial<br />
part of the Maikäfer Estate’s green<br />
heartland.<br />
34<br />
Detail showing balcony with stairway to<br />
the garden<br />
View along the west side (left) and east<br />
side (right) of the Kainzenbadstrasse
Street view (top),<br />
Detail showing balcony on the west side<br />
(centre), Children’s playground in the estate<br />
(bottom)<br />
Address<br />
Kainzenbadstrasse 13 - 23 and 26 - 36<br />
Architecture<br />
Lenz + Helmes Architects<br />
Munich<br />
Open-space planning<br />
Dipl.-Ing. G. Hansjakob, Landscape<br />
Architect, Munich<br />
Site management<br />
Dipl.-Ing. Michael Krauß,<br />
Architects + Engineers, Munich<br />
Apartments<br />
108 subsidised apartments<br />
Areas<br />
Total living area 6,289 m²<br />
Floor area 8.030 m²<br />
Site area 9,555 m²<br />
Average apartment size 58 m²<br />
Construction costs<br />
Total 10,620,000.00 c<br />
Funding<br />
First funding channel (1. Förderweg)<br />
Completion<br />
September 2002<br />
Bad-Kreuther-Strasse<br />
Kainzenbadstrasse<br />
35
<strong>New</strong> <strong>build</strong><br />
Bad-Schachener-<br />
Strasse 69,<br />
Echardinger Strasse<br />
61 - 65<br />
The seven-storey tower at the junction<br />
between Echardinger Strasse and Bad-<br />
Schachener-Strasse is likely to be the<br />
clearest representation of the transformation<br />
from a former people's residential<br />
area to a contemporary urban estate<br />
with lots of green space. Its conspicuous<br />
presence is a clear indication of what<br />
21 st century residences have to be capable<br />
of: setting standards that comply<br />
with but also go beyond low-energy<br />
laws, and façades with composite thermal<br />
insulation systems.<br />
36<br />
Former <strong>build</strong>ing on the Bad-Schachener-Strasse<br />
View from above of the Bad-Schachener-Strasse<br />
(bottom) and the Echardinger Strasse (left)<br />
towards the north (photograph from 2009)
Street view of Bad-Schachener-Strasse<br />
Artwork by Klaus Behr<br />
Corner of Bad-Schachener-Strasse/<br />
Echardinger Strasse<br />
The architect Michael Ziller won the<br />
urban development ideas competition<br />
for the Maikäfer Estate with a design<br />
that is as consistent as it is flexible:<br />
preserving the character of the estate,<br />
maintaining the green areas, and at the<br />
same time undertaking considerable<br />
consolidation. The four-storey residential<br />
and commercial <strong>build</strong>ing with shops and<br />
58 apartments faces the road as a noise<br />
barrier. The rear sides of the apartments<br />
open out towards the quiet garden with<br />
large, protected patios. This <strong>build</strong>ing<br />
phase was completed in January 2009,<br />
to replace 92 demolished residential<br />
units, which have now undergone contemporary<br />
reinterpretation.<br />
The underground garage has 106<br />
spaces for both tenants and customers<br />
of the shops, and has been skilfully concealed<br />
below the <strong>build</strong>ing. All apartments,<br />
shops and even the garage have<br />
barrier-free access.<br />
37
38<br />
Echardinger Strasse<br />
Bad-Schachener-Strasse<br />
Mietergärten<br />
Illuminated façade on the Bad-Schachener-<br />
Strasse<br />
Plan of open spaces<br />
N<br />
Krumbadstrasse
Green courtyard<br />
Roof garden<br />
Atrium Atrium<br />
Floor plan of atrium apartments (section)<br />
�<br />
Echardinger Strasse<br />
Bad-Schachener-Strasse<br />
Address<br />
Bad-Schachener-Strasse 69<br />
Echardinger Strasse 61-65<br />
Architecture<br />
<strong>build</strong>ings and urban development<br />
zillerplus Architects and Urban Planners<br />
Munich<br />
Open-space planning<br />
Irene Burkhardt Landscape Architects<br />
BDLA, Munich<br />
Site management<br />
Dipl.-Ing. Michael Krauß<br />
Architects + Engineers, Munich<br />
Apartments<br />
58 subsidised apartments<br />
4 commercial units<br />
Areas<br />
Total living area 3,867 m²<br />
Floor area 7,158 m²<br />
Site area 7,407 m²<br />
Average apartment size 67 m²<br />
Commercial floor space 1,937 m²<br />
Construction costs<br />
Total residential 11,520,000.00 c<br />
Commercial 7,100,000.00 c<br />
Funding<br />
Socially funded housing (SWF)<br />
Krumbadstrasse<br />
Completion<br />
Commercial October 2008<br />
Residential January 2009<br />
39
<strong>New</strong> <strong>build</strong><br />
Echardinger Strasse<br />
49 - 59<br />
It isn't until you look at a city map that<br />
you can fully comprehend the change in<br />
scale to the Maikäfer Estate on Echar -<br />
dinger Strasse. Narrow structures with<br />
tiny units have been replaced by a<br />
contemporary residential <strong>build</strong>ing with<br />
significantly more volume. The <strong>build</strong>ing<br />
now comprises more than 60 apartments<br />
(instead of the previous 35) plus<br />
an underground garage with space for<br />
67 vehicles. The <strong>build</strong>ing opens out<br />
eastwards towards the inner courtyard,<br />
where the gardens of the ground-floor<br />
apartments are located.<br />
All tenants can access the pergolas<br />
between the private garden sheds, as<br />
well as the roof garden. The architects<br />
H2R Hüther, Hebensperger-Hüther,<br />
Röttig also accommodated the substitute<br />
cellar rooms and laundry rooms<br />
here, since the car park meant there<br />
was no more space for them underground.<br />
This has turned the roof garden<br />
into a somewhat unusual meeting place<br />
for tenants.<br />
40<br />
Former <strong>build</strong>ing on the Echardinger<br />
Strasse in 1965<br />
View from the street
Rear side with gardens and semi-public<br />
green spaces<br />
Section of floor plan (rotated)<br />
Second floor (top) and<br />
Ground floor with outside areas (bottom)<br />
N<br />
41
42<br />
Echardinger Strasse<br />
Large green areas in the courtyard<br />
Plan of open spaces<br />
N<br />
Bad-Kreuther-Strasse<br />
Krumbadstrasse
Balconies to the west<br />
Playground in the courtyard<br />
Address<br />
Echardinger Strasse 49 - 59<br />
Architecture<br />
H2R Architects BDA<br />
Hüther, Hebensperger-Hüther, Röttig<br />
Munich<br />
Open-space planning<br />
Irene Burkhardt Landscape Architects<br />
Munich<br />
Site management<br />
Dipl.-Ing. Michael Krauß,<br />
Architects + Engineers, Munich<br />
Apartments<br />
60 subsidised apartments<br />
Areas<br />
Total living area 3,671 m²<br />
Floor area 4,962 m²<br />
Site area 4,786 m²<br />
Average apartment size 61 m²<br />
Construction costs<br />
Total 10,130,000.00 c<br />
Funding<br />
Socially funded housing (SWF)<br />
Completion<br />
September 2009<br />
43
<strong>New</strong> <strong>build</strong><br />
Krumbadstrasse 20 - 30<br />
With its protruding sections in mocha<br />
hues, the estate on the Krumbadstrasse<br />
perhaps represents the most advanced<br />
example of urban living in the Maikäfer<br />
Estate. Instead of 38 cramped residential<br />
units, the <strong>build</strong>ing houses 46 slimline<br />
apartments with gardens, whose energy<br />
balance is some 10 - 20% below the values<br />
required by the EnEV energy saving<br />
regulations.<br />
The maisonettes are oriented towards<br />
the west, with a view of the generously<br />
proportioned communal gardens and<br />
their splendid old trees. The inviting<br />
front follows the gentle bends in the<br />
road’s course.<br />
44<br />
Old <strong>build</strong>ing, just before its<br />
demolition in 2009<br />
View from the road looking south
… and looking north<br />
N<br />
Floor plan of the first storey (section)<br />
Various apartment types<br />
The Zimmermann und Partner architects<br />
bureau from Cottbus created an urban<br />
<strong>build</strong>ing that clearly shows just how<br />
much the Maikäfer Estate can be<br />
changed without affecting its fundamental<br />
values: plenty of green, light and<br />
air. The inclusion of lifts and a planned<br />
shared residence for senior citizens<br />
make the new <strong>build</strong>ing fit for a future in<br />
which significantly more older people<br />
will determine the nature of the local<br />
area.<br />
45
46<br />
Rear side showing pergolas and gardens<br />
Entrance on the Krumbadstrasse
Plan of open spaces<br />
Krumbadstrasse<br />
Bad-Kreuther-Strasse<br />
N<br />
Address<br />
Krumbadstrasse 20 - 30<br />
Architecture<br />
Zimmermann + Partner Architects BDA<br />
Cottbus<br />
Open-space planning<br />
Irene Burkhardt Landscape Architects<br />
Munich<br />
Site management<br />
Dipl.-Ing. Michael Krauß,<br />
Architects + Engineers, Munich<br />
Apartments<br />
46 privately financed apartments<br />
Areas<br />
Total living area 3,206 m²<br />
Floor area 4,617 m²<br />
Site area 4,221 m²<br />
Average apartment size 70 m²<br />
Construction costs<br />
Total 12,790,000.00 c<br />
Completion<br />
July 2010<br />
Bad-Kreuther-Strasse<br />
Krumbadstrasse<br />
47
Residential <strong>build</strong>ings<br />
along Bad-<br />
Schachener-Strasse<br />
In spring 2009, <strong>GWG</strong> <strong>München</strong><br />
announced its “Competition for the<br />
Construction of <strong>New</strong> Residential Buildings<br />
Along the Bad-Schachener-Strasse”.<br />
The total space planned for the subsidised<br />
residential <strong>build</strong>ings comprises<br />
3.3 hectares.<br />
At the same time, the street is also to be<br />
redesigned. Part of the competition was<br />
also devoted to the landscape, <strong>build</strong>ing<br />
and outside space planning of selected<br />
sections. The jury awarded two prizes: to<br />
ARGE Dipl.-Ing. architect Florian Krieger<br />
with Dipl.-Ing. architect Silke Thron from<br />
Darmstadt and Dipl.-Ing. Irene Burkhardt<br />
(landscape architect), from Munich, and<br />
also to Robert Meyer from Munich with<br />
T 17 landscape architects Manfred Kerler<br />
also from Munich.<br />
The realisation was awarded to ARGE<br />
Dipl.-Ing. architect Florian Krieger.<br />
The first models show the Bad-Schachener-Strasse<br />
as a dynamic space.<br />
48<br />
View of the Bad-Schachener-Strasse towards<br />
the west
Sections of the southern view (top)<br />
and northern view (bottom)<br />
Outline of the ground floor including<br />
outside areas<br />
N<br />
The architects consciously created a<br />
“choreography” of <strong>build</strong>ing structures<br />
that accentuates the road space, turning<br />
it into a veritable gateway to the city.<br />
The architects describe this as a “balance<br />
between their structure as identifiable<br />
<strong>build</strong>ings and their integration into an<br />
overall formation” in which “the staggered<br />
construction alternates with complete<br />
incisions into the cubature atop the<br />
continuous two-storey pedestal.” The<br />
roof gardens are almost Mediterranean,<br />
with a glass shield offering rain and wind<br />
protection and providing additional free<br />
space for the upper storeys. Many apartments<br />
are oriented towards three sides:<br />
the east, west, and north. To keep the<br />
noise levels within manageable limits,<br />
kitchens and bathrooms face the road,<br />
with living rooms and bedrooms opening<br />
out to the rear side via loggias. <strong>GWG</strong><br />
<strong>München</strong> plans to commence construction<br />
in late 2010/early 2011.<br />
49
1<br />
51<br />
93<br />
58<br />
59<br />
62<br />
64<br />
66<br />
70<br />
74<br />
76<br />
80<br />
82<br />
84<br />
86<br />
90<br />
Contents<br />
<strong>GWG</strong> <strong>München</strong> renovation projects<br />
Munich: Berg am Laim<br />
Munich: Sendling-Westpark<br />
Munich: Au<br />
Sendling and Sendling-Westpark<br />
The expanding city: Sendling and Sendling-Westpark<br />
A historical overview<br />
Emphasis on communal living:<br />
Bavaria’s first shared residences for senior citizens<br />
in subsidised housing<br />
Site plan<br />
<strong>GWG</strong> projects<br />
Hansastrasse 150, 152-156<br />
Kössener Strasse 1-9, 2 - 6<br />
Hinterbärenbadstrasse 17, 21, 25, 29<br />
Rattenberger Strasse 21-25<br />
Rattenberger Strasse 20, 22<br />
Alpspitzstrasse 5, 7<br />
Fernpassstrasse 29 - 37<br />
Hinterbärenbadstrasse 65, 67<br />
Alpspitzstrasse 8<br />
Badgasteiner Strasse 3<br />
Fernpassstrasse 27, 27a, 27b<br />
Badgasteiner Strasse 4 - 6a<br />
Fernpassstrasse 36 - 42<br />
Krünerstrasse 74 - 88<br />
Garmischer Strasse<br />
Competition<br />
51
Sendling and<br />
Sendling-Westpark<br />
There are few districts in which the dramatic transformation<br />
that Munich has undergone since the Second World War can<br />
be seen as clearly as it can in Sendling-Westpark. The area that<br />
used to be dominated by the fields and meadows of the surrounding<br />
farms is now an urban district with neighbourhoods<br />
set in green surroundings. Many of the apartment <strong>build</strong>ings<br />
were constructed in the 1950s, with simple coal stoves and<br />
coal hot water boilers, and in part without bathrooms – a far<br />
cry from the composite thermal insulation systems and solar<br />
panels of today. Even though the architecture of this period is<br />
undergoing a renaissance, art historians and monument conservationists<br />
have generally restricted their enthusiasm to official<br />
<strong>build</strong>ings with slim profiles and clear line designs. There is<br />
no talk of the beauty of a bygone lifestyle on the breadline.<br />
The ambivalent strata of the economic miracle can be peeled<br />
back layer by layer, starting with the simple <strong>build</strong>ings, whose<br />
sole purpose was to alleviate the chronic shortage of housing<br />
and going all the way to the expansive estates, long since set<br />
in generously dimensioned green surroundings, with trees that<br />
are themselves witnesses of times gone by.<br />
Green is also a constant theme of Sendling-Westpark. And<br />
what would fit this theme better than the splendid landscape<br />
park of the same name, created for the International Garden<br />
Exhibition IGA in 1983. Divided into two sections by the Mittlerer<br />
Ring, the 60,000 square metres of parkland, pathways<br />
and green fields with a beer garden and lakeside café are a<br />
veritable blessing. Landscape architect Peter Kluska has created<br />
an expansive landscape of artificial moraine hills, that<br />
offers something for everyone: joggers and families, amateur<br />
gardeners and rose fans, or those who simply wish to take a<br />
pleasant walk or have a barbecue in pleasant surroundings.<br />
The park is a melting pot of Munich’s nations and social<br />
groups.<br />
The area is in many ways the direct opposite of the altogether<br />
more plain and simple park on the Isar. The Westpark is the<br />
scene of all manner of leisure activities, including volleyball<br />
and football, walking, cycling and sledging, acrobatics and<br />
chess. With its open-air theatre and cinema on the lakeside<br />
stage and numerous festivals, including many for children, the<br />
park, which is now over 25 years old, is the backbone of the<br />
entire neighbourhood.<br />
Now that a tunnel is being built below the Mittlere Ring on<br />
the Garmischer Strasse and the area is undergoing traffic<br />
calming, virtually eliminating noise and emissions, the advantages<br />
of the district are becoming clearer: its central position<br />
and astounding green spaces, which remain a joy to behold,<br />
despite the modernisation and <strong>build</strong>ing works. Here, Sendling-<br />
Westpark is green, unbelievably green.<br />
58
The expanding city:<br />
Sendling and<br />
Sendling-Westpark<br />
The farming village of Sendling was first<br />
mentioned in 782. There were villages<br />
all the way to Wolfratshausen almost<br />
until the end of the nineteenth century,<br />
at which point Munich looked to the<br />
south and found Ober-, Mitter- and<br />
Untersendling (Upper, Middle and Lower<br />
Sendling) on the Isar slope, to be a<br />
sanctuary in the face of the rampant<br />
housing shortage. At that time, the<br />
Sendling-Westpark of today did not<br />
even exist.<br />
“Munich has only one graveyard before<br />
the Sendling Gate”, writes Karl<br />
Baedecker 1846 in his “Handbook for<br />
Travellers in Germany and the Austrian<br />
Empire State.” A “large number of<br />
monuments remind one of those who<br />
have passed away.” The father of the<br />
travel guide also remarks on the holy<br />
water font, “constructed in 1831 in<br />
memory of the upland farmers who fell<br />
at Sendling at Christmas 1705 for the<br />
royal house.” Of course, Sendling’s<br />
Night of Murder is an essential part of<br />
Sendling’s history, but history didn’t stop<br />
there. Or, perhaps we should say that it<br />
largely bypassed the villages on the<br />
southern side of the Bavarian capital.<br />
If, in 1890, you had taken the difficult<br />
path along what was to become the<br />
Lindwurmstrasse, you would have been<br />
surrounded by farmers’ fields, which<br />
would later gradually give way to tenements,<br />
residential blocks and small<br />
apartments for workers and tradesmen,<br />
as well as industrial <strong>build</strong>ings. Then, the<br />
Südbahnhof was built, connecting<br />
today’s District 6 to the rail network.<br />
Warehouses were built, followed by the<br />
slaughterhouse in 1876 and the great<br />
market halls in 1910, around which further<br />
shops and businesses resided. Up<br />
until the 1920s, it was the residential<br />
blocks for low earners that characterised<br />
Sendling more than anything else. The<br />
former town centre, high above the<br />
Isar, with its Old Sendling Church of<br />
St. Margaret, was not incorporated into<br />
the City of Munich until 1 st January<br />
1877. This of course included the fields<br />
and meadows to the west, the area that<br />
would later form the site of Sendling-<br />
Westpark.<br />
Section of the city map from 1929 showing<br />
the first urban planning for what<br />
was at the time still an agricultural area.<br />
59
After the Second World War, the gaps in<br />
the city’s fabric gradually began to be<br />
filled up again. In the middle of it all<br />
was <strong>GWG</strong> <strong>München</strong> with its enormous<br />
<strong>build</strong>ing programme and massive responsibility<br />
to provide housing for people<br />
in the lower social strata. By 1951,<br />
the proportion of new residential <strong>build</strong>ings<br />
earmarked for social housing was<br />
85%, although this figure would fall to<br />
45% in the ensuing two years. The<br />
estates that arose in this period featured<br />
extremely sparse amenities. But they did<br />
feature one luxury, located between the<br />
<strong>build</strong>ings: the generously proportioned<br />
garden areas, that these days are a<br />
rareity. Between 1952 and 1964, a large<br />
estate arose along the Krüner Strasse,<br />
over an area formerly used largely as<br />
farmland, comprising 226 <strong>build</strong>ings with<br />
1,742 rental and 90 owner-occupied<br />
apartments. However, their “simple<br />
construction” was to result in enormous<br />
problems in the long term in terms of<br />
maintenance and modernisation,”<br />
wrote Uli Walter more than twenty years<br />
ago in his History of the <strong>GWG</strong> (Sozialer<br />
Wohnungsbau in <strong>München</strong>, 1993, p.<br />
109).<br />
60<br />
But there were few alternatives. By<br />
1957, Munich’s population had crossed<br />
the 1,000,000 mark, and pressure grew<br />
to turn unbuilt areas into industrial<br />
zones, and to create housing on farmland<br />
for all those people who had<br />
moved south. Munich continued to<br />
Aerial photograph of the <strong>GWG</strong> estate in 1961 (top),<br />
View of the site when it was still farmland, 1912<br />
(bottom)<br />
prosper, and by the the 1972 Olympic<br />
Games, it had developed into the highly<br />
praised "World City with a Heart". The<br />
period which saw ring-road bypasses be<br />
built around the inner city to calm the<br />
city-centre traffic has now largely been<br />
forgotten. This was also the time in
which the Garmischer Strasse was integrated<br />
into the Mittlerer Ring. Clearly,<br />
the section from the Luise-Kiesselbach-<br />
Platz towards the Westpark had to absorb<br />
this traffic, resulting in a drastic<br />
change to the quality of life there. The<br />
fact that a tunnel is currently being<br />
planned to take the traffic away from<br />
the Garmischer Strasse shows which<br />
way the wind is now blowing. The “carfriendly”<br />
city now has to show that it<br />
means what it says. The tunnel offers a<br />
great opportunity to reconsolidate a<br />
neighbourhood that has been cut into<br />
pieces by traffic. <strong>GWG</strong> <strong>München</strong> is now<br />
undertaking a major programme of<br />
urban renovation to increase the quality<br />
of life in the surrounding neighbourhood.<br />
District 7, as Sendling-Westpark is<br />
officially called, is now on the way to<br />
becoming one of the most pleasant<br />
neighbourhoods in the Bavarian capital,<br />
combining a central location with a high<br />
quality of life.<br />
Residential <strong>build</strong>ing incorporating the<br />
“Krüner Stube” public house, Fernpassstrasse<br />
1956/57<br />
Sendling lies to the south of Ludwigsvorstadt-Isarvorstadt. The<br />
district is bordered by the S-Bahn railway line to the west and<br />
encompasses the Isar, including the Flaucher, in the east. The<br />
Mittlere Ring passes directly through the district. The district of<br />
Sendling-Westpark is located in the south-west of Munich,<br />
and stretches from Schwanthalerhöhe (Westend) and Laim in<br />
the north to beyond Obersendling in the south. The eastern<br />
border is the S-Bahn railway line to Wolfratshausen. The<br />
district is bordered to the west by the Fürstenriederstrasse.<br />
Sendling-Westpark is connected directly to the urban transport<br />
network by the U6 line.<br />
Statistics Office of the State Capital of Munich<br />
The following data refers to the entire District 6 Sendling and<br />
District 7 Sendling-Westpark (correct as of 2008, data given<br />
without guarantee).<br />
Area<br />
Sendling and Sendling-Westpark have a combined area of just<br />
under 393 hectares.<br />
Population<br />
The population of Districts 6 and 7 is 37,940.<br />
The proportion of senior citizens over the age of 65 is approx.<br />
14.1%. The proportion of children and young people up to<br />
the age of 15 is approx. 11.2%.<br />
61
Emphasis on communal living:<br />
Bavaria’s first shared residences<br />
for senior citizens in subsidised<br />
housing<br />
One of a kind: Bavaria’s first shared residences for senior citizens<br />
in subsidised housing are located in Sendling-Westpark,<br />
in a unique cooperative project between <strong>GWG</strong> <strong>München</strong> and<br />
Caritas. For a whole year, the social welfare association and<br />
<strong>GWG</strong> <strong>München</strong> held information evenings and other events<br />
designed to aid and support residents in taking their first steps<br />
towards a new phase of life.<br />
Building two shared residences for senior citizens requires far<br />
more than simply ensuring that everything is barrier free. It<br />
entails creating a structural framework for a changing society<br />
with its new forms of living. The fact that both young and old<br />
live alongside each other in the Hinterbärenbadstrasse shows<br />
how much potential is concealed in a society which is becoming<br />
older and more colourful. The erstwhile extended family<br />
has become a multi-generational society, which offers plenty<br />
of scope for personal encounters.<br />
The first of the two residential ensembles for senior citizens<br />
was opened in June 2008. Dietmar Bock, senior commercial<br />
manager of <strong>GWG</strong> <strong>München</strong>, summed up the concept of<br />
the “WGplus – Living in Community plus Service” project as<br />
follows:<br />
“What <strong>GWG</strong> <strong>München</strong> wants is to be able to serve its tenants<br />
for a lifetime, wherever this is possible. All tenants who wish<br />
to do so should be able to remain in their homes, even if they<br />
suffer from physical or health restrictions. For us, this service<br />
also includes organising help.” (<strong>GWG</strong> Journal, special edition,<br />
October 2008, p. 4). So what is behind this special service?<br />
“The basic idea behind WGplus is to allow residents to share<br />
an apartment in which the various individual areas cater for all<br />
wishes and the communal areas represent an additional option”<br />
(<strong>GWG</strong> Journal, special edition, October 2008, p. 15).<br />
62
Aerial photograph of Sendling-Westpark 2009<br />
Garmischer Strasse – Mittlerer Ring (top left),<br />
Ohlstadter Strasse (bottom left)<br />
In between from top to bottom:<br />
Heiterwanger Strasse, Hinterbärenbadstrasse<br />
and Krüner Strasse (construction site)<br />
From left to right:<br />
Fernpassstrasse, Badgasteiner Strasse, Alpspitzstrasse,<br />
Rattenberger Strasse<br />
Previous page:<br />
Garmischer Strasse facing north<br />
63
Horst W. Opaschowski's study "Germany 2030. How we will<br />
live in the future" (2008) demonstrates just how accurately<br />
this project is responding to the needs of society. The future<br />
researcher writes that people’s desire for community is unbroken<br />
despite the increase in individualisation: "Everybody under<br />
one roof - but everyone for themselves. A form of living that is<br />
as communicative as it is individual, which allows you to be by<br />
yourself and helps to prevent you from being abandoned."<br />
Even if Opaschowski is clearly focusing on shared housing for<br />
senior citizens, he still presents reference points that are of relevance<br />
to an extra-familial dialogue between the generations.<br />
And it goes yet further. It can be seen when comparing the<br />
last few years, for instance, that “people are getting ready for<br />
a new form of domesticity, feeling at home in familiar surroundings,”<br />
sums up Opaschowski and concludes, “more and<br />
more people are reflecting on the family and having their own<br />
four walls as a hive of stability.” Viewed against this background,<br />
the self-determined treatment of ageing, infirmity and<br />
community will take its place within the core of the future social<br />
order.<br />
Help as a service, community as an option, and freedom as a<br />
basic requirement, this is how one could sum up the basic<br />
principle of a communal residence for senior citizens – as a<br />
voluntary community that offers contacts and exchanges but<br />
remains rooted in the idea that people come together as and<br />
when they wish to. Such a community also tolerates retreat, if<br />
this is what some members wish.<br />
Each communal residence comprises individual apartments<br />
with a shower and small kitchen plus additional communal<br />
facilities, such as a large kitchen/living room, a lounge and an<br />
adjacent loggia. They also include a bath and washroom plus<br />
an additional room for guests or carers.<br />
Since it is oriented to the south and to the green courtyard,<br />
the living rooms enjoy plenty of light and sun. Residents have<br />
everything within their view and remain involved in the goings<br />
on in the community. Can’t the children sometimes be an<br />
annoyance when they run around and shout in the garden?<br />
“Not necessarily,” says the responsible <strong>GWG</strong> <strong>München</strong> project<br />
manager. “The people who move in here do so voluntarily,<br />
so anyone who lives here is here because they wants to be.”<br />
And it is this voluntary factor that creates the opportunities for<br />
a form of living that many have already experienced in their<br />
younger days.<br />
Living together in a small area, with the option to withdraw<br />
every now and then – this dual relationship of openness and<br />
retreat is already signalled by the long and wide south-facing<br />
balcony in front of all six apartments, which while connecting<br />
them into a structural whole, includes light partitions to maintain<br />
privacy between neighbouring units.<br />
64<br />
The renovation area:<br />
Sendling-Westpark<br />
9<br />
Garmischer Strasse<br />
9<br />
8<br />
Hinterbärenbadstrasse<br />
Krüner Strasse
6<br />
4<br />
<strong>GWG</strong> projects<br />
1 Hansastrasse Page 66<br />
Kössener Strasse<br />
2 Hinterbärenbadstrasse Page 70<br />
Rattenberger Strasse<br />
3 Rattenberger Strasse Page 74<br />
Alpspitzstrasse<br />
4 Fernpassstrasse Page 76<br />
Hinterbärenbadstrasse<br />
4<br />
Fernpassstrasse<br />
7<br />
7<br />
7<br />
Heiterwanger Strasse<br />
Badgasteiner Strasse<br />
5<br />
5<br />
5 Alpspitzstrasse Page 80<br />
Badgasteiner Strasse<br />
6 Fernpassstrasse Page 82<br />
7 Badgasteiner Strasse Page 84<br />
Fernpassstrasse<br />
8 Krünerstrasse Page 86<br />
9 Garmischer Strasse Page 90<br />
Alpspitzstrasse<br />
3<br />
Hinterbärenbadstrasse<br />
Krüner Strasse<br />
3<br />
1<br />
1<br />
Rattenberger Strasse<br />
Kössener Strasse<br />
2<br />
Hansastrasse<br />
2<br />
Zillertalstrasse<br />
Kössener Strasse<br />
65
Modernisation and<br />
extension<br />
Hansastrasse 150,<br />
152 - 156<br />
Kössener Strasse 1-9,<br />
2 - 6<br />
The tall trees, the children’s playground<br />
and the new wooden panelling on the<br />
newly built upper storey: The estate on<br />
the Hansastrasse looks like it has just<br />
been built. In truth, the <strong>build</strong>ing originates<br />
from the 1960s but underwent<br />
extensive modernisation in 2000 - 2003.<br />
The Munich-based Michael Morschek<br />
architecture firm began by exposing the<br />
original shell and then replacing the<br />
outmoded electrical installations and<br />
pipelines, before creating 100 modern,<br />
low-energy apartments with contemporary<br />
room layouts, including new bathrooms,<br />
noise insulation between the<br />
apartments and composite thermal<br />
insulation in the façade. Ruoff landscape<br />
architects from Ottobrunn near Munich<br />
augmented the major structural modernisation<br />
with contemporary garden<br />
designs with new plants.<br />
66<br />
Northern section – the former <strong>build</strong>ing prior to<br />
modernisation<br />
Southern section – courtyard,<br />
with the <strong>build</strong>ing on the Kössener<br />
Strasse to the right
Northern section – <strong>build</strong>ing with<br />
additional storey after modernisation<br />
Example floor plan before (top) and<br />
after (bottom) modernisation<br />
67
68<br />
View of the courtyard<br />
Plan of open spaces in the southern<br />
section<br />
Kössener Strasse<br />
Hansastrasse<br />
N
View from the garden and street<br />
Kössener Strasse<br />
Address<br />
Hansastrasse 150, 152 - 156<br />
Kössener Strasse 1-9, 2 - 6<br />
Architecture<br />
Michael Morschek Architects<br />
Munich<br />
Open-space planning<br />
Ruoff Landscape Architects<br />
Ottobrunn<br />
Apartments<br />
Hansastrasse 150, Kössener Strasse 2 - 6<br />
18 subsidised apartments<br />
18 privately financed apartments<br />
Hansastrasse 152 - 156<br />
30 privately financed apartments<br />
Kössener Strasse 1-9<br />
4 subsidised apartments<br />
30 privately financed apartments<br />
Areas<br />
Hansastrasse 150, Kössener Strasse 2 - 6<br />
Total living area 2,417 m²<br />
Average apartment size 67 m²<br />
Hansastrasse 152 - 156<br />
Total living area 1,784 m²<br />
Average apartment size 59 m²<br />
Kössener Strasse 1-9<br />
Total living area 1,926 m²<br />
Average apartment size 57 m²<br />
Construction costs<br />
Hansastrasse 150, Kössener Strasse 2 - 6<br />
Total 3,023,828,00 c<br />
Hansastrasse 152 - 156<br />
Total 1,868,744,00 c<br />
Kössener Strasse 1-9<br />
Total 2,164,414,00 c<br />
Completion<br />
August 2001 Hansa-, Kössener Strasse<br />
May 2002 Hansastrasse<br />
April 2003 Kössener Strasse<br />
69
Ecological<br />
modernisation<br />
Hinterbärenbadstrasse<br />
17, 21, 25, 29<br />
Rattenberger Strasse<br />
21- 25<br />
Five-storey <strong>build</strong>ings on the Hinterbärenbadstrasse<br />
and a three-storey <strong>build</strong>ing<br />
on the Rattenberger Strasse, gabled<br />
roofs and numerous tiny apartments<br />
around a green courtyard: This is what<br />
the residential block looked like prior to<br />
the extensive renovation.<br />
Originally built in 1954/1955 as a fivestorey<br />
terrace and staggered to follow<br />
the course of the Hinterbärenbadstrasse;<br />
by the start of the new millennium, the<br />
many small apartments no longer met<br />
contemporary living standards. They had<br />
neither noise nor thermal insulation<br />
and the heating was provided by single<br />
coal stoves. Some of the apartments<br />
didn't even have bathrooms. Reason<br />
enough for <strong>GWG</strong> <strong>München</strong> to undertake<br />
thorough modernisation and implement<br />
low-energy measures. As a beacon<br />
70<br />
Hinterbärenbadstrasse before<br />
modernisation<br />
View of the façade after<br />
modernisation
Old trees and wooden walkways<br />
Wohnküche Bad Bad Wohnküche Wohnküche Bad Kammer Kammer Bad<br />
Wohnküche<br />
Zimmer Schlafzimmer Schlafzimmer Zimmer Zimmer Schlafzimmer<br />
Schlafzimmer<br />
Abs<br />
Plan of the ground floor before (top) and<br />
After modernisation (bottom)<br />
Hinterbärenbadstrasse 21<br />
Balkon Nebeneingang<br />
Balkon Balkon Balkon<br />
Wohnen/Schlafen Wohnen/Schlafen Schlafen Wohnen Wohnen<br />
Schlafen<br />
Flur<br />
Bad Küche<br />
Hinterbärenbadstrasse 21<br />
neu<br />
Bad<br />
Flur<br />
Küche<br />
Abs<br />
Laubengang<br />
Aufzug<br />
Abs<br />
Küche<br />
Flur<br />
Abst.<br />
Bad Küche<br />
Nebeneingang<br />
Flur<br />
Abst.<br />
Zimmer<br />
N<br />
Bad<br />
Abs<br />
project within the “Experimental Residential<br />
Construction – Ecological<br />
Modernisation” programme initiated<br />
by the Supreme Building Authority in<br />
the Ministry of Internal Affairs of the<br />
State of Bavaria, the aim of the planners<br />
was to combine multiple standard<br />
energy-saving components to test their<br />
efficiency.<br />
In the course of the comprehensive<br />
modernisation programme between<br />
2002 and 2005, the entire technical<br />
<strong>build</strong>ing services were completely<br />
renewed in three construction phases;<br />
highly insulated windows were installed,<br />
and composite thermal insulation incorporated<br />
in the façade. The latter was<br />
augmented by translucent, energystoring<br />
elements integrated into the<br />
southern façade. Heat is supplied by a<br />
condensing boiler and an independent<br />
cogeneration unit. A solar-powered<br />
system also supplies hot water. Photovoltaic<br />
elements on the roof supply solar<br />
electricity which is fed directly into the<br />
public electricity grid.<br />
The transformation is visible from a<br />
distance. First yellow, followed by red,<br />
then blue and finally green. These are<br />
the colours radiated by the façade of<br />
the ecologically modernised <strong>build</strong>ings in<br />
the Hinterbärenbadstrasse. Mention<br />
should also be made of the standard<br />
of modernisation, which undercuts the<br />
levels prescribed in the 1995 thermal<br />
protection regulations by 30%.<br />
71
The Otto Klär architects from Dachau<br />
added a further storey to all the <strong>build</strong>ings,<br />
connecting pairs of stairwells<br />
through a front-standing tower with<br />
walkways and a lift, providing barrierfree<br />
access to all apartments. In addition<br />
to the optimised layouts of the apartments,<br />
the new, south-facing balconies<br />
raise the quality of living considerably.<br />
The steel balconies stand structurally<br />
separate and resist thermal bridges.<br />
But there is more: the Munich landscape<br />
architect Jutta Giessel completely<br />
redesigned the green spaces to incorporate<br />
the old trees, adding pathways and<br />
play areas, wooden walkways and new<br />
bushes to underline the spaciousness.<br />
The <strong>build</strong>ings and courtyards have long<br />
constituted a unit. The result is an<br />
effective ensemble that can be enjoyed<br />
by all who live here. And the efforts of<br />
<strong>GWG</strong> <strong>München</strong> and its planners did not<br />
go without recognition. In 2005, they<br />
received the honorary prize for “quality<br />
residential <strong>build</strong>ing, housing for senior<br />
citizens and exemplary renovation”, one<br />
of five honourable mentions. A truly<br />
model project!<br />
Rattenberger Strasse<br />
72<br />
Plan of open spaces<br />
Hinterbärenbadstrasse<br />
N
Courtyard with extensive play areas and<br />
green spaces<br />
Rattenberger Strasse<br />
Hinterbärenbadstrasse<br />
Address<br />
Hinterbärenbadstrasse 17, 21, 25, 29<br />
Rattenberger Strasse 21 - 25<br />
Architecture<br />
Otto Klär Architects Engineers<br />
Dachau<br />
Open-space planning<br />
Jutta Giessel Landscape Architect<br />
Munich<br />
Site management<br />
Otto Klär Architects Engineers<br />
Dachau<br />
Apartments<br />
108 subsidised apartments<br />
Areas<br />
Total living area 5,646 m²<br />
Floor area 10,596 m²<br />
Site area 10,091 m²<br />
Average apartment size 52 m²<br />
Construction costs<br />
Total 11,970,000.00 c<br />
Funding<br />
Socially funded housing (SWF);<br />
Energy-Saving Funding Programme (FES)<br />
of the State Capital of Munich<br />
Awards<br />
Honourable mention in the 2005 honorary<br />
prize for quality residential <strong>build</strong>ing,<br />
housing for senior citizens and exemplary<br />
renovation awarded by the State<br />
Capital of Munich<br />
Completion<br />
June 2002 to February 2005<br />
73
Modernisation and<br />
extension<br />
Rattenberger Strasse<br />
20, 22<br />
Alpspitzstrasse 5, 7<br />
The Munich-based Michael Morschek<br />
architecture firm added two extra<br />
storeys to the <strong>build</strong>ing in the Rattenberger<br />
Strasse, originally built in 1955.<br />
In addition, the apartments have been<br />
enlarged, two lift shafts added to improve<br />
access, and the <strong>build</strong>ing enhanced<br />
in line with low-energy principles with<br />
the addition of composite thermal insulation<br />
and thermal glazing. The original<br />
18 apartments, which were heated<br />
with individual gas, wood or coal stoves,<br />
completely lacked modern amenities,<br />
and in same cases didn’t even have<br />
bathrooms. One of the three staircases<br />
was removed to create additional living<br />
space. To allow the addition of two new<br />
storeys made of cellular concrete, lowpressure<br />
injections had to be applied<br />
to the foundations to increase their support<br />
strength.<br />
Now, 20 comfortable apartments have<br />
balconies on the garden side of the<br />
<strong>build</strong>ing, protected against weathering<br />
from the widely projecting roof. Thanks<br />
to the aforementioned insulation and<br />
connection to the district heating<br />
network, the <strong>build</strong>ing also possesses<br />
excellent energy-consumption values.<br />
The open spaces were designed by the<br />
Teutsch-Ritz-Rebmann landscape architects<br />
from Munich.<br />
The <strong>build</strong>ing on the Alpspitzstrasse was<br />
also peeled back to its raw shell state to<br />
allow fundamental renovation and the<br />
addition of two storeys. Thanks to the<br />
lift and two new towers for the two<br />
staircases, the interior of the <strong>build</strong>ing<br />
now also meets modern requirements.<br />
The apartments are all barrier free<br />
and two of them are even suitable for<br />
wheelchair users. Noise prevention<br />
measures have been incorporated to<br />
ensure a contemporary level of comfort<br />
and the composite thermal insulation<br />
and connection to the district heating<br />
network ensure low energy costs.<br />
74<br />
Rattenberger Strasse,<br />
garden and street views
Alpspitzstrasse<br />
Views of the garden and roads<br />
Alpspitzstrasse<br />
Address<br />
Rattenberger Strasse 20, 22<br />
Alpspitzstrasse 5, 7<br />
Architecture<br />
Michael Morschek Architects, Munich<br />
Open-space planning<br />
Teutsch-Ritz-Rebmann Landscape<br />
Architects, Munich<br />
Site management<br />
Peter Zeitler Engineers GmbH<br />
Munich<br />
Apartments<br />
Rattenberger Strasse 20, 22<br />
20 subsidised apartments<br />
Alpspitzstrasse 5, 7<br />
29 subsidised apartments<br />
Areas<br />
Rattenberger Strasse 20, 22<br />
Total living area 1,512 m²<br />
Floor area 1,986 m²<br />
Site area 1,278 m²<br />
Average apartment size 77 m²<br />
Alpspitzstrasse 5, 7<br />
Total living area 1,804 m²<br />
Floor area 2,303 m²<br />
Site area 1,278 m²<br />
Average apartment size 62 m²<br />
Construction costs<br />
Rattenberger Strasse 20, 22<br />
Total 3,034,339,00 c<br />
Alpspitzstrasse 5, 7<br />
Total 3,907,945,00 c<br />
Funding<br />
Socially funded housing (SWF)<br />
Rattenberger Strasse<br />
Completion<br />
October 2005 Rattenberger Strasse<br />
November 2006 Alpspitzstrasse<br />
75
<strong>New</strong> <strong>build</strong><br />
Fernpassstrasse 29 - 37<br />
Hinterbärenbadstrasse<br />
65, 67<br />
The corner of the junction between Hinterbärenbadstrasse<br />
and Fernpassstrasse<br />
is a demonstration of what can be<br />
achieved with intelligent architecture:<br />
The so-called cooperative, which features<br />
two crèches, two nurseries and an<br />
after-school club for around 100 children,<br />
is located to the north on Hinterbärenbadstrasse.<br />
Then there are the two<br />
communal residences for senior citizens<br />
with their eleven apartments, and two<br />
medical practices. An experiment, but<br />
one that can be learned from. For, since<br />
the extended family no longer exists and<br />
even the post-war nuclear family is<br />
gradually being replaced by increasingly<br />
open forms, with patchwork families<br />
and long-term partnerships, this estate<br />
represents a modern, shared living space<br />
for young and old.<br />
76<br />
Original <strong>build</strong>ing before renovation<br />
View of the Fernpassstrasse (left) and<br />
Hinterbärenbadstrasse (right)
Loggia<br />
Schlafzimmer<br />
Gemeinsames<br />
Wohnzimmer<br />
Bad<br />
Wohnzimmer<br />
Courtyard with view of the balconies of the<br />
ensembles in the second and third floors<br />
Gem. Küche<br />
Wohnung 5 Wohnung 4<br />
Schlafzimmer<br />
Bad<br />
Bad<br />
Gem. Bad<br />
Wohnung 3<br />
Wohnzimmer<br />
Waschr.<br />
Wohnung 2<br />
Schlafzimmer<br />
Bad<br />
Bad<br />
Floor plan of the senior citizens ensemble<br />
in the third storey<br />
Example floor plan of an apartment<br />
1 Combined bedroom and living room<br />
2 Threshold-less access to balcony<br />
3 Bathroom and toilet with floor-flush<br />
shower basin<br />
Gast<br />
Betreuung<br />
Diele<br />
Wohnung 1<br />
Schlafzimmer<br />
Wohnung 2<br />
Treppenhaus Aufzug<br />
1<br />
2<br />
Arztpraxen<br />
3<br />
N<br />
You may not be able to tell from the<br />
outside, but this large, compact structure<br />
is a solid monolithic construction<br />
with few details. The <strong>build</strong>ing is connected<br />
to the municipal district heating<br />
network, and its highly insulated<br />
exterior walls made of cellular concrete<br />
display consumption values that are<br />
approximately one third below the<br />
guide values laid down in the 2008<br />
EnEV energy saving regulations. This is<br />
also to do with the fact that the northfacing<br />
façade is sealed. On the other<br />
hand, the south-facing side opens out<br />
to the sun with generously dimensioned<br />
balconies.<br />
Residential ensembles with individual<br />
sections are situated on two storeys:<br />
apartments of 20 square metres comprising<br />
a combined bedroom and living<br />
room, small kitchen and shower room<br />
with a floor-flush shower basin and a<br />
balcony. Then there are the communal<br />
rooms, such as the large living room<br />
with adjacent west-facing loggia,<br />
kitchen and disabled-friendly bathroom<br />
with standalone bathtub. There is also a<br />
room that can be used by visitors or carers.<br />
There are various services that residents<br />
can avail themselves of through<br />
Caritas, from shopping and errand running<br />
to meals on wheels and extensive<br />
care.<br />
The view over the spacious green spaces,<br />
which features residents' gardens,<br />
pathways and a playground, and was<br />
created by landscape architect Irene<br />
Burkhardt, provides constant fascination.<br />
77
The power of rows is visible from the<br />
<strong>build</strong>ing on the Fernpassstras se. Simple<br />
elements, cleanly joined and stacked to<br />
produce an ample, unmistakeably modern<br />
architecture. With its abstract, vertical<br />
waves of protruding and receding<br />
sections, the façade modulates the road<br />
space of the Fernpassstrasse. The large<br />
garden-facing balconies, with the underground<br />
garage below, resemble theatre<br />
boxes.<br />
The 38 apartments, alternating between<br />
three and four rooms, are completely<br />
barrier free, and were constructed – as<br />
with the front <strong>build</strong>ing containing the<br />
cooperative facility and the communal<br />
senior citizens’ residences – as a monolithic<br />
structure by the Franke Rössel<br />
Rieger architects bureau. The lowenergy<br />
concept provides for their integration<br />
into the district heating system<br />
of the City of Munich. Extensive green<br />
spaces connect the <strong>build</strong>ings to the<br />
park-like courtyard with its precious<br />
trees, the majority of which have been<br />
preserved.<br />
The new <strong>build</strong>ing received the 2010<br />
honorary prize for quality residential<br />
<strong>build</strong>ing, housing for senior citizens and<br />
exemplary renovation awarded by the<br />
State Capital of Munich in the category<br />
“Honorary prize for publicly funded<br />
senior citizens’ housing.”<br />
78<br />
Courtyard with ample green spaces and<br />
play areas (top),<br />
Section of plan of open spaces (bottom)<br />
N
View of the Fernpassstrasse (top),<br />
View of the courtyard side with gardens<br />
(bottom)<br />
Address<br />
Fernpassstrasse 29 - 37<br />
Hinterbärenbadstrasse 65, 67<br />
Architecture<br />
Franke Rössel Rieger Architects<br />
Munich<br />
Open-space planning<br />
Irene Burkhardt Landscape Architects<br />
Munich<br />
Site management<br />
Sellack Architects Engineers<br />
Munich<br />
Apartments<br />
38 subsidised apartments<br />
11 residential units in 2 communal<br />
residences for senior citizens<br />
2 medical practices<br />
Areas<br />
Total living area 3,287 m²<br />
Floor area 6,844 m²<br />
Site area 8,276 m²<br />
Average apartment size 67 m²<br />
Floor space of practices 327 m²<br />
Floor space of cooperative<br />
facility 1,004 m²<br />
Construction costs<br />
Total 11,527,005,00 c<br />
Funding<br />
KomPro A<br />
Hinterbärenbadstrasse<br />
Awards<br />
Honorary prize for quality residential<br />
<strong>build</strong>ing, housing for senior citizens and<br />
exemplary renovation 2010 awarded by<br />
the State Capital of Munich<br />
Completion<br />
April 2008 Fernpassstrasse<br />
June 2008 Hinterbärenbadstrasse<br />
Miscellaneous<br />
Five-group cooperative facility for a total<br />
of 99 children devised for and sold to<br />
the State Capital of Munich<br />
Fernpassstrasse<br />
79
Modernisation and<br />
extension<br />
Alpspitzstrasse 8<br />
Badgasteiner Strasse 3<br />
This modernised <strong>build</strong>ing on the Alpspitzstrasse,<br />
originally built in the 1950s,<br />
now features a 14-metre-high tower, a<br />
series of walkways and two new storeys.<br />
As previously achieved with the <strong>build</strong>ings<br />
in the Rattenbergerstrasse and<br />
Alpspitzstrasse, the Michael Morschek<br />
architects from Munich have once again<br />
succeeded in creating a barrier-free<br />
<strong>build</strong>ing with contemporary comforts<br />
and modern floor plans combined<br />
with good energy data, thanks to the<br />
incorporation of composite thermal<br />
insulation and thermal glazing as well<br />
as – once again – connection to the city<br />
district heating network.<br />
Initially, the <strong>build</strong>ing was returned to its<br />
shell state before concrete was injected<br />
to prepare the foundations for the<br />
additional load resulting from two new<br />
storeys. The 28 apartments enjoy barrier-free<br />
access through a series of<br />
walkways. In a model experiment, the<br />
installation lines were laid in shafts in<br />
front of the façade, to enable repairs to<br />
the lines from the walkways and to prevent<br />
noise transfer to the apartments.<br />
The mixture of sizes ranging from small<br />
one-room apartments up to three and<br />
four-room apartments makes the <strong>build</strong>ing<br />
flexible enough to appeal to a range<br />
of target groups.<br />
Again, the Munich landscape gardeners<br />
Teutsch-Ritz-Rebmann fashioned all the<br />
green areas and open spaces.<br />
The <strong>build</strong>ing on the Badgasteiner Strasse<br />
appears quite modern, yet it is not new.<br />
It has been given a completely new face<br />
by the addition of two new storeys containing<br />
four apartments each, constructed<br />
using cellular concrete plus a<br />
frontally positioned stairwell with lift<br />
and walkways. Munich architect Michael<br />
Morschek has consciously given the<br />
interior of the <strong>build</strong>ing a modern<br />
redesign, bringing a contemporary level<br />
of comfort to the <strong>build</strong>ings’ apartments,<br />
which are of various sizes and enjoy barrier-free<br />
access.<br />
80<br />
Alpspitzstrasse<br />
Original <strong>build</strong>ing before modernisation<br />
View from the street side (centre)<br />
and garden side (bottom)
Badgasteiner Strasse<br />
Original <strong>build</strong>ing before modernisation<br />
View from the street side (centre) and<br />
floor plan of first storey showing the<br />
various apartment types (bottom)<br />
Badgasteiner Strasse<br />
Address<br />
Alpspitzstrasse 8<br />
Badgasteiner Strasse 3<br />
Architecture<br />
Michael Morschek Architects, Munich<br />
Open-space planning<br />
Teutsch-Ritz-Rebmann Landscape<br />
Architects, Munich<br />
Site management<br />
Bernd Karl Engineer<br />
Schwabmühlhausen<br />
Apartments<br />
Alpspitzstrasse 8<br />
28 subsidised apartments<br />
Badgasteiner Strasse 3<br />
20 subsidised apartments<br />
Areas<br />
Alpspitzstrasse 8<br />
Total living area 1,860 m²<br />
Floor area 2,236 m²<br />
Site area 1,543 m²<br />
Average apartment size 66 m²<br />
Badgasteiner Strasse 3<br />
Total living area 1,235 m²<br />
Floor area 1,585 m²<br />
Site area 1,033 m²<br />
Average apartment size 62 m²<br />
Construction costs<br />
Alpspitzstrasse 8<br />
Total 3,697,667,00 c<br />
Badgasteiner Strasse 3<br />
Total 2,690,679,00 c<br />
Funding<br />
KomPro A<br />
Hinterbärenbadstrasse<br />
Completion<br />
July 2008 Alpspitzstrasse<br />
December 2009 Badgasteiner Strasse<br />
Alpspitzstrasse<br />
81
<strong>New</strong> <strong>build</strong><br />
Fernpassstrasse 27,<br />
27a, 27b<br />
The Blauwerk architects’ partnership<br />
have designed a series of elegant apartments<br />
along the Krünerstrasse, complete<br />
with residents’ gardens and<br />
delicately designed balconies. The complex<br />
has 42 residential units of varying<br />
size, with between two and four rooms,<br />
showing just how ecological and economic<br />
demands can be brought together<br />
perfectly in a modern residential<br />
<strong>build</strong>ing.<br />
By employing a monolithic construction<br />
using high-grade cellular concrete and<br />
supplying heat from the district heating<br />
transmitting station in the main heating<br />
centre in the Fernpassstrasse, <strong>GWG</strong><br />
<strong>München</strong> has managed to undercut the<br />
demands of the 2007 EnEV energy<br />
saving regulations by 10%. A 30KWp<br />
photovoltaic system with crystalline<br />
modules has been installed on the flat<br />
roof of the complex, which feeds<br />
electricity into the network run by the<br />
Munich utilities company.<br />
The compact structure with clear<br />
divisions gives the complex its special<br />
aesthetic qualities, fully in line with the<br />
enhanced quality of living. Residents’<br />
gardens and park-like open spaces with<br />
beautiful trees show that it is possible<br />
to live in an urban location in green<br />
surroundings.<br />
82<br />
Original <strong>build</strong>ing before renovation<br />
Detail of balcony (top), view of Krüner Strasse<br />
showing patios and residents’ gardens (bottom)
Photovoltaic system across the entire<br />
roof<br />
N<br />
Plan of open spaces (top), first storey<br />
floor plan (bottom)<br />
Krüner Strasse<br />
Address<br />
Fernpassstrasse 27, 27a, 27b<br />
Architecture<br />
Draft planning<br />
Kern + Schneider Architects<br />
Munich<br />
Partnership Blauwerk<br />
Munich<br />
Final planning<br />
mw konzept GmbH<br />
Munich<br />
Open-space planning<br />
Irene Burkhardt Landscape Architect<br />
Munich<br />
Site management<br />
Taub Architects<br />
Munich<br />
Apartments<br />
42 subsidised apartments<br />
Areas<br />
Total living area 2,469 m²<br />
Floor area 3,379 m²<br />
Site area 3,512 m²<br />
Average apartment size 59 m²<br />
Construction costs<br />
Total 7,104,800.00 c<br />
Funding<br />
Socially funded housing (SWF)<br />
Completion<br />
August 2010<br />
Miscellaneous<br />
Undercuts requirements of EnEV 2007<br />
by 10%<br />
Fernpassstrasse<br />
83
Modernisation and<br />
<strong>New</strong> Building<br />
Badgasteiner Strasse<br />
4 - 6a<br />
Fernpassstrasse 36 - 42<br />
How energy-efficient and economical<br />
can a contemporary modernisation be?<br />
What role can the renewable material<br />
wood play in the future? It is with these<br />
and other questions that Prof. Hermann<br />
Kaufmann of the Chair for Wood Construction<br />
at the Technical University of<br />
Munich found an open and willing partner<br />
in <strong>GWG</strong> <strong>München</strong> for conducting<br />
comprehensive studies. Initial investigations<br />
of the five <strong>build</strong>ings between the<br />
Badgasteiner Strasse and the Fernpassstrasse<br />
painted a rather heterogeneous<br />
picture. The <strong>build</strong>ings from the<br />
1950s were completely outdated in<br />
terms of their construction, energy<br />
specifications and contemporary comfort<br />
expectations. But, rather than simply<br />
demolishing the solid, three-storey<br />
structures (in the middle and right of the<br />
plan of open spaces) and replacing them<br />
with new <strong>build</strong>ings, the aim was to preserve<br />
the primary structure to as great a<br />
degree as possible. This beacon project,<br />
initiated by utilising wood materials in<br />
the modernisation of the existing apartments,<br />
represented the birth of a model<br />
project, which received partial funding<br />
from the German Energy Agency (dena).<br />
ARGE Kaufmann.Lichtblau Architekten<br />
bureau in Munich was set up especially<br />
for this project. It developed a way of<br />
strengthening the existing <strong>build</strong>ing by<br />
employing pre-fabricated façade<br />
elements made of wood and glass,<br />
which were suspended on the front of<br />
the existing support structure. The<br />
wooden cladding promises short con-<br />
84<br />
FB1<br />
FB4 FB1 FB1 FB1 FB4 FB4 FB3 FB3 FB4 FB4 FB1<br />
HK HK<br />
900/600/100 900/700/100<br />
FB3 TB1 FB6 FB3 Ost FB3 Ost TB1<br />
FB6 TB1<br />
FB6 FB6 FB6<br />
TB1<br />
FB3 Ost FB6<br />
TB1<br />
Glas<br />
Glas<br />
Glas<br />
Glas<br />
Glas<br />
16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1<br />
Original <strong>build</strong>ing, street side Original <strong>build</strong>ing, garden side<br />
Plan of open spaces<br />
Floor plan of <strong>build</strong>ing on the Badgasteiner Strasse<br />
N<br />
FN2<br />
FN2<br />
FN2<br />
FN2<br />
TN1 TN1<br />
TN1<br />
N<br />
FN2 FN2<br />
FN2<br />
FN2<br />
FN2
struction times, an excellent eco-balance,<br />
and high quality, while emphasising<br />
the potential of employing wood<br />
constructions in <strong>build</strong>ing modernisation.<br />
The comprehensive modernisation of<br />
the <strong>build</strong>ings on the Badgasteiner<br />
Strasse plus the addition of an extra<br />
storey mean that <strong>GWG</strong> <strong>München</strong> has<br />
been able to increase the housing area<br />
by 50%. This too is an example of sustainability.<br />
After detailed investigation, it was decided<br />
not to renovate the old <strong>build</strong>ings<br />
in the Fernpassstrasse but to replace the<br />
<strong>build</strong>ings using wood construction. The<br />
aim is to utilise the benefits of wooden<br />
constructions in this passive house.<br />
Benefits include a positive eco-balance;<br />
low wall thickness with excellent insulation<br />
characteristics; short construction<br />
time thanks to the prefabricated components;<br />
and the pleasant internal environment.<br />
Hopefully, this project will open the door<br />
to the use of modular wood construction<br />
in modernisation projects throughout<br />
Germany. At any rate, <strong>GWG</strong> <strong>München</strong><br />
has made a start.<br />
Solar site survey<br />
(with the Fernpassstrasse in the foreground)<br />
View from Badgasteiner Strasse<br />
Fernpassstrasse<br />
Hinterbärenbadstrasse<br />
Address<br />
Badgasteiner Strasse 4 - 6a<br />
Fernpassstrasse 36 - 42<br />
Architecture<br />
Kaufmann.Lichtblau Architects<br />
Munich<br />
Open-space planning<br />
Stefan Kalckhoff<br />
Landscape Architect BDLA<br />
Munich<br />
Site management<br />
Kaufmann.Lichtblau Architects<br />
Munich<br />
Apartments<br />
46 privately financed apartments<br />
Areas<br />
Total living area 2,925 m²<br />
Floor area 5,041 m²<br />
Site area 4,366 m²<br />
Average apartment size 81 m²<br />
Construction costs (provisional)<br />
Total 11,361,488,00 c<br />
Funding<br />
KfW: various, FES, State Capital of<br />
Munich: “Low heat requirements”,<br />
dena model project: “Low Energy House<br />
Conversion”, EU funding: snowcluster<br />
Completion<br />
Badgasteiner Strasse 4 - 6a<br />
December 2011 (provisional)<br />
Fernpassstrasse 36 - 42<br />
June 2013 (provisional)<br />
Badgasteiner Strasse<br />
85
<strong>New</strong> <strong>build</strong><br />
Krünerstrasse 74 - 88<br />
Here, the transformation is so close, you<br />
can touch it. <strong>GWG</strong> <strong>München</strong> is replacing<br />
the existing <strong>build</strong>ings on the eastern<br />
side of the Garmischer Strasse, which<br />
were originally built in the 1950s and no<br />
longer satisfy present-day expectations<br />
of amenities, comfort, layout and ecology,<br />
with new <strong>build</strong>ings. As the Committee<br />
for Urban Planning and Building<br />
Regulations ruled in 2003, “the condition<br />
of the current <strong>build</strong>ings and their<br />
inadequate layouts do not justify modernisation<br />
as an option for urban renovation.”<br />
However, the splendid trees<br />
and copses around the 42,000-squaremetre<br />
site will remain. They will form a<br />
green strip, known as the village green.<br />
While the Mittlere Ring will be enclosed,<br />
a modern neighbourhood will arise,<br />
which will preserve the benefits of the<br />
existing structure and its high proportion<br />
of green spaces, and even add to it.<br />
86<br />
Original <strong>build</strong>ing<br />
View from the west (top) and east (bottom)<br />
�������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������� ���������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������� ����������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������<br />
����������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������
Aerial photograph of the<br />
existing <strong>build</strong>ings<br />
(with Garmischer Strasse<br />
to the left and Krünerstrasse<br />
below)<br />
Perspective drawing of the <strong>build</strong>ings<br />
“It made sense from the start to replace<br />
the current row structure using the<br />
existing <strong>build</strong>ings spaces”, wrote the<br />
Zurmöhle Architects (zam) from Munich.<br />
“Despite the considerable restrictions<br />
resulting from the Mittlerer Ring, there<br />
are a number of valuable intermediate<br />
spaces in the second row towards the<br />
east, characterised by an alternation<br />
of tended lawns and voluminous, spaceforming<br />
trees.” Thus, the planner<br />
suggested creating a continuous green<br />
strip, passing through the middle of the<br />
new residential area. And that is exactly<br />
what is going to happen.<br />
As a foundation for <strong>GWG</strong> <strong>München</strong>’s<br />
activities, both an urban development<br />
framework plan and a green space plan<br />
were devised in 2002/2003, followed in<br />
2004 by the first planning workshop.<br />
The great potential that this area possesses<br />
quickly became apparent. It also<br />
quickly became clear that the existing<br />
three-storey <strong>build</strong>ings would have to be<br />
replaced by four-storey ones with a<br />
greater <strong>build</strong>ing: both to create more<br />
floor space, and to preserve the valuable<br />
natural monuments, i.e. the trees. The<br />
construction of underground garages<br />
would compensate for the shortage of<br />
parking spaces.<br />
It will not be long before closed rows of<br />
houses will screen the estate from the<br />
Mittlerer Ring, with a green paradise at<br />
its centre, and a whole series of “tree<br />
houses”, as the architects call them –<br />
free-standing, fabric-covered balcony<br />
towers, erected in front of the <strong>build</strong>ings,<br />
where residents can enjoy being outside,<br />
under the cover of the old trees.<br />
87
With glass-fibre cables, a satellite terminal,<br />
underfloor heating and ceramic<br />
flooring: the amenities are of an excellent<br />
quality. It is all made possible thanks<br />
to the intelligent, cost-saving construction,<br />
which reduces the number of<br />
<strong>build</strong>ing components and employs standardised<br />
elements.<br />
Thanks to the high-insulation, monolithic<br />
construction, the connection to the<br />
City of Munich’s district heating network,<br />
and the thermal solar power panels<br />
on the roof, the relatively low flow<br />
temperature of 35° required by the underfloor<br />
heating can be easily achieved.<br />
The main advantages of the new estate<br />
can already be appreciated today: the<br />
green heartland in Sendling-Westpark<br />
will be preserved, and a housing complex<br />
will emerge that combines contemporary<br />
lifestyle with a high quality of<br />
living.<br />
88<br />
Garmischer Strasse<br />
Balcony design studies<br />
Krünerstrasse<br />
Hinterbärenbadstrasse<br />
Plan of open spaces for the area to the<br />
east of the Garmischer Strasse<br />
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Garmischer Strasse<br />
Address<br />
Krüner Strasse 74 - 88<br />
Architecture<br />
Franke Rössel Rieger Architects<br />
Munich<br />
Open-space planning<br />
Teutsch-Ritz-Rebmann<br />
Landscape Architects, Munich<br />
Site management<br />
Taub Architects<br />
Munich<br />
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71 subsidised apartments<br />
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Krünerstrasse<br />
Floor area 7,046 m²<br />
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Total 14,021,000.00 c<br />
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Competition<br />
Garmischer Straße<br />
For some, living alongside the Mittlerer<br />
Ring road has been a reality for over a<br />
generation. At last, the tunnel below<br />
the Garmischer Strasse from the Luise-<br />
Kiesselbach-Platz (at the end of the motorway<br />
from Garmisch-Partenkirchen) to<br />
the IGA Bridge/ Westpark presents a<br />
unique opportunity to improve the existing<br />
housing. The starting point was the<br />
city council resolution entitled “Plan of<br />
Action for the Mittlerer Ring 2001-<br />
2005”, which required a system made<br />
up of “noise protection modules.”<br />
One of the main aims is to develop a<br />
housing row between the Krünerstrasse<br />
and the Hinterbärenbadstrasse, from<br />
which the apartments look out towards<br />
the sunny south without being exposed<br />
to the noise of traffic. Four teams of<br />
architects devised proposals: Felix &<br />
Jonas Architects from Munich, together<br />
Design by the Felix and Jonas bureau<br />
Overview model showing the Garmischer<br />
Strasse (vertical), “gap filling“<br />
(left), and the housing terrace (right)<br />
90<br />
Views, section, and floor plans<br />
Western section – Noise protection: gap filling (top)<br />
Eastern section – housing terrace <strong>build</strong>ing (bottom)<br />
The competition<br />
area along the<br />
Garmischer Strasse
Garmischer Strasse<br />
Krüner Strasse<br />
Hinterbärenbadstrasse<br />
with the landscape architects Mahl-<br />
Gebhard, the Munich architects<br />
Friedrich Poerschke Zwink together with<br />
landscape architect Peter Wich, architects<br />
Müller und Naegelin from Basle<br />
together with the Vogt landscape architects<br />
from Zurich, and Regina Schineis<br />
architects from Augsburg, with Munich<br />
landscape architect Regine Keller.<br />
The demands were high. The objective<br />
was to raise the quality of life on the<br />
Mittlerer Ring by a decisive degree while<br />
at the same time devising a catalogue of<br />
measures for conveying <strong>build</strong>ing owners<br />
the “technical possibilities available for<br />
improving living quality in similar cases.”<br />
Together with the planning department,<br />
<strong>GWG</strong> <strong>München</strong> tendered an expert<br />
report, which presented concrete recommendations<br />
in April 2005.<br />
Of the four project teams, two presented<br />
“feasible” solutions: the Müller<br />
und Naegelin bureau with Vogt landscape<br />
architects and the Felix and Jonas<br />
bureau with the landscape architects<br />
Mahl-Gebhard.<br />
What both teams have in common is<br />
that they protect the western <strong>build</strong>ing,<br />
standing sideways to the ring, by means<br />
of delicate <strong>build</strong>ing designs oriented in a<br />
north-south direction, thus creating a<br />
continuously green urban space in the<br />
middle of Munich.<br />
91
1<br />
51<br />
93<br />
100<br />
101<br />
104<br />
105<br />
106<br />
108<br />
112<br />
116<br />
120<br />
124<br />
Contents<br />
<strong>GWG</strong> <strong>München</strong> renovation projects<br />
Munich: Berg am Laim<br />
Munich: Sendling-Westpark<br />
Munich: Au<br />
Life in the Au<br />
From hostels to a workers’ neighbourhood to an urban oasis<br />
A historical overview<br />
Building for Munich: The Au renovation area<br />
Energy and the environment<br />
Site plan<br />
<strong>GWG</strong> projects<br />
Lilienstrasse 16, 18<br />
“Mariahilfplatz“<br />
Mariahilfplatz 19-31, Mariahilfstrasse 24,<br />
Schweigerstrasse 16<br />
“Auer Mühlbach“<br />
Lilienstrasse 55 - 67<br />
Franz-Prüller-Strasse 4 - 10<br />
“Am Paulanerplatz“<br />
Paulanerplatz 1a - 10<br />
Franz-Prüller-Strasse 1 -5<br />
Lilienstrasse 76, 78<br />
Schweigerstrasse 15, 17<br />
Zeppelinstrasse 29 - 33<br />
“Lilienstrasse North“<br />
Lilienstrasse 25 - 49<br />
93
Life in the Au<br />
The Viktualientmarkt is just a short walk away; Gasteig and<br />
Nockherberg are right on the doorstep; and green spaces<br />
abound. When you take a walk through the Au, along the Isar,<br />
with children playing on the green fields and sunlight glistening<br />
through the canopy of chestnut trees, you can hardly believe<br />
that you are in the middle of a city. Even though you are<br />
just next door to the Ludwigsbrücke, the Deutsches Museum<br />
and the Müller’sches Volksbad, you can feel how relaxing it<br />
can be to live in Munich.<br />
It was not always like this. The historic Au used to lie outside<br />
the city walls, and although it was the flood plain of the Isar,<br />
which could burst its banks at any time, it was still densely<br />
populated. Its residents were workers, day labourers, all those<br />
who were attracted to Munich but were not actually citizens<br />
of the city. The neighbourhood retained its image as a paupers’<br />
quarter right through the twentieth century, although<br />
this image did finally start to fade during the last few decades.<br />
When people enthuse about the Au these days, what they<br />
are thinking about is the Nockherberg, the Auer Dult and its<br />
location near the centre of the city. The latter has given rise to<br />
new desires. The character of the Au is now being changed by<br />
luxury renovations. Small businesses are moving further afield<br />
while loft apartments are appearing in renovated backyards.<br />
Yet the composition of Munich's right heartland – which is<br />
situated directly beneath the steep hillside with its beech and<br />
chestnut trees - is just right. And this is thanks to <strong>GWG</strong><br />
<strong>München</strong>.<br />
The Au is open-minded. A high-class restaurant might open<br />
up alongside bars and long-established public houses. The<br />
Lilienstrasse is bustling, whilst quiet rules in the adjacent<br />
street, in the green courtyards and in the parks of the Auer<br />
Mühlbach. As King Ludwig I wrote in his poem:<br />
One does not search for Munich's art exhibition in / the halls /<br />
For the exhibition itself; simply look at Munich.<br />
Art and the art of living are so inextricably linked in the Au<br />
that they are not reflected in great architecture, but instead<br />
in the way that people live together. It is the mixture that is<br />
decisive. Affordable housing for everybody, a basic condition<br />
for all cities, is the foundation. Everything else will take care<br />
of itself, so close to the river.<br />
100
From hostels to a workers’ neighbourhood<br />
to an urban oasis<br />
Those searching for stories of Munich's<br />
past should look no further than places<br />
like Schwabing and Bogenhausen, or<br />
Sendling and Nymphenburg. But the Au,<br />
located in the heart of the Bavarian state<br />
capital, is in many ways the opposite of<br />
the gleaming city propagated by the<br />
likes of Thomas Mann: the flood plain of<br />
the Isar, tradesmen’s quarter and working<br />
class district. It may have something<br />
to do with the poverty of the neighbourhood<br />
that Lena Christ masterfully yet<br />
harrowingly described in her “Rumpelhanni”.<br />
Or it may be because the Au<br />
has always lived with change, with mass<br />
migration. Its history embodies the<br />
constant rise of a quarter from a hostel<br />
district to a working class neighbourhood<br />
to an oasis in the middle of the<br />
city.<br />
In his “History of the City of Munich”,<br />
published in 1796, Joseph Burgholzer<br />
described the location on the river that<br />
was regularly plagued with floods as a<br />
bustling place: “in that very place,<br />
houses are built or raised every year.”<br />
The Au was not suitable for agriculture<br />
and was therefore a place for the working<br />
population even before industrialisation.<br />
As Burgholzer wrote, “in the<br />
evenings, on the way home, it is as if the<br />
whole Au had been in the city.” The<br />
bourgeois Munich was on the other side<br />
of the Isar. But here, on the right bank<br />
of the river, lived millers and fishermen,<br />
and all the day labourers, messenger<br />
boys and workers without whom the<br />
“city” would not have been able to<br />
function. The Au was always the<br />
“other” Munich, a satellite whose independence<br />
took a whole generation to<br />
achieve. It was bestowed city rights in<br />
1818 while another 36 years later it<br />
finally became a part of Munich itself.<br />
In the mid-eighteenth century, the already<br />
heavily populated Au began to<br />
grow in density, particularly around the<br />
Lilienstrasse, the old country road leading<br />
to Tölz, and the Isar bridge. The very<br />
low-price accommodation comprised a<br />
single house shared by several tenants, a<br />
Site map “The Au 1858” (top)<br />
Overview map of Munich from<br />
1760 (bottom)<br />
101
situation that continued into the nineteenth<br />
century. These so-called hostels,<br />
with their own entrance steps, occasionally<br />
consisted of an entire storey, but<br />
could also only comprise a single room.<br />
In 1911, Rosa Kempf described the poor<br />
housing in her study “The Life of the<br />
Young Factory Girl in Munich” as “low,<br />
stifling, cramped and damp and full of<br />
people.” The sociologist painted a harrowing<br />
picture of life among the lower<br />
classes. One family had 19 children, the<br />
father had consumption, the children<br />
were anaemic and the wife was completely<br />
exhausted and sapped of en-<br />
Top: Zeppelinstrasse (1905)<br />
Bottom: Franz-Prüller-Strasse 11 (1905)<br />
ergy.” A modern-day visitor to the lively<br />
Auer Dult today might have a drink at<br />
the Nockherberg or enjoy a walk along<br />
the Isar, but they would be hard-pressed<br />
to imagine the conditions under which<br />
people used to live here. And yet the<br />
blunt descriptions of misery written by<br />
Karl Valentin, born in the Au in 1882 as<br />
Valentin Fey, were also regarded as scandalous.<br />
Tiny apartments and untenable hygienic<br />
conditions are long since a thing of the<br />
past. The Au is becoming a location of<br />
choice for higher wage earners, as they<br />
move in droves into the centre of the<br />
city, changing as they do the old mixture<br />
of the neighbourhood. The typical blend<br />
102<br />
From top to bottom: Franz-Prüller-Strasse<br />
(1905), Lilienstrasse (1905), Mariahilfplatz<br />
View of the inner city (1808)
of small businesses and residences is<br />
fading away. Old workshops are being<br />
converted into luxury loft apartments,<br />
while dirt, dust and labour are disappearing<br />
from the Au, as more and more<br />
tradespeople move elsewhere. But one<br />
thing has remained constant: the attraction<br />
of the Paulaner monks’ "Starkbieranstich”<br />
Strong Beer Festival on the<br />
Nockherberg above the ice-age slope.<br />
However, over the last couple of<br />
decades, the downside of a prosperous<br />
city like Munich has started to become<br />
apparent. Luxury renovations and gentrification<br />
have begun impacting on the<br />
neighbourhood beyond the Deutsches<br />
Museum. Badly hit during the Second<br />
World War, little more than 20% of the<br />
housing in the Au is older than 100<br />
years. The primary aim of the <strong>build</strong>ings<br />
erected just after the war was to create<br />
as much housing as possible, as quickly<br />
and cheaply as possible. Cramped apartments<br />
with oil stoves in the rooms were<br />
the rule rather than the exception. The<br />
main requirement: For people to have a<br />
roof over their heads.<br />
But expectations rise. What may have<br />
been tolerable yesterday is no longer accepted<br />
today. It is now virtually impossible<br />
to rent out apartments with neither<br />
central heating nor a bathroom. As the<br />
owner of a large number of properties,<br />
<strong>GWG</strong> <strong>München</strong> reacted to this situation<br />
and gradually improved its properties.<br />
Today, the results of these careful modernisation<br />
measures are a wonder to<br />
behold: green oases, residential ensembles<br />
whose quiet courtyards and old<br />
trees are the perfect place to enjoy the<br />
day as it draws to a close. The old and<br />
the new infuse each other, not only<br />
because <strong>GWG</strong> <strong>München</strong> made every<br />
effort it could to preserve the longevolved<br />
social structure.<br />
The Au is located to the right of the Isar, stretching from the<br />
Ludwigsbrücke bridge in the north to the Wittelsbacherbrücke<br />
bridge in the south. Below the slope of the Isar’s high bank is<br />
the Lower Au (Untere Au), while the Upper Au (Obere Au) lies<br />
above the slope.<br />
The Au is bordered to the north by the Rosenheimer Strasse,<br />
Hochstrasse, Rablstrasse und Balanstrasse. It is adjoined here<br />
by the neighbourhood of Haidhausen, which is part of the<br />
same district.<br />
The railway lines to the east form the border to Obergiesing,<br />
and the Humboldstrasse in the south separates the Au from<br />
Untergiesing.<br />
Statistics Office of the State Capital of Munich<br />
The following data refers to District 5, Au-Haidhausen, in its<br />
entirety, and is not restricted to the Au neighbourhood (correct<br />
as of 2008, data given without guarantee):<br />
Area<br />
Au-Haidhausen has an area of 422 hectares.<br />
Population<br />
– There are 55,288 people living in District 5.<br />
– The proportion of senior citizens over the age of 65 is<br />
approx. 14%.<br />
– The proportion of children and young people up to the age<br />
of 18 is 10%.<br />
103
Building for Munich:<br />
The Au renovation area<br />
Energy and the environment<br />
The limits of the cheap post-war <strong>build</strong>ings are clear to see.<br />
Back then, the aim was to quickly plug the holes ripped into<br />
the fabric of the streets by the war by providing as many<br />
people as possible with a roof over their heads; nowadays the<br />
primary aim is to make the housing stock fit for the energy<br />
challenges of the 21st century. The greatest savings potential –<br />
but also the greatest challenges – are to be had by structural<br />
engineers, architects and planners.<br />
The two key conditions to be met by all renovation measures<br />
conducted in the Au are contemporary comfort and low<br />
energy consumption. In a great many projects conducted by<br />
<strong>GWG</strong> <strong>München</strong>, it is quite clear that apartments and layouts<br />
no longer conform with present-day standards. It is quite common<br />
for apartment sizes in modernised <strong>build</strong>ings to be double<br />
what they were before. While activities in the 1970s and 80s<br />
centred around adding central heating and bathrooms, the<br />
main emphasis is now on ensuring the <strong>build</strong>ings’ energy<br />
efficiency. District heating connections and additional solar<br />
panels on the roofs serve to reduce the “auxiliary costs” while<br />
safeguarding <strong>GWG</strong> <strong>München</strong>’s previous investments in the<br />
<strong>build</strong>ings. At the same time, expectations of the aesthetic results<br />
of the renovation have also risen. Modern windows and<br />
composite thermal insulation are incorporated in the façades<br />
in such a way that the <strong>build</strong>ings retain their character, while<br />
being equipped to face the future with its rising energy prices.<br />
The EnEV energy saving regulations have been frequently revised<br />
and intensified in recent years, rooting in law what experts<br />
have been demanding for a considerable time: we all have to<br />
learn to make efficient use of our fossil fuel resources. This is<br />
especially important when it comes to <strong>build</strong>ing houses, where<br />
heating amounts to one third of all energy expenses. A new<br />
<strong>build</strong>ing without composite thermal insulation in the façades<br />
or insulated roofs and cellar ceilings would be unthinkable<br />
today. These measures alone result in savings of almost 50%.<br />
Implementing further reductions in secondary costs is becoming<br />
an increasingly important theme for <strong>build</strong>ing owners<br />
and tenants alike. Rainer Grießhammer, author of the “Öko-<br />
Knigge” ecological guide, gives a few figures. Standby equipment<br />
in a two-person household accounts for nearly 400kWh<br />
alone, and is responsible for emitting 200 kilograms of CO 2<br />
into the atmosphere. Replacing a class A refrigerator with an<br />
A++ model will result in a saving of several hundred euros<br />
over the appliance’s lifetime.<br />
Anyone who invests in housing renovation is not just helping<br />
the environment but is also doing something to conserve the<br />
property. But what is behind sustainable <strong>build</strong>ing techniques?<br />
The German Society for Sustainable Building (DGNB) places<br />
the emphasis on new materials and new standards. Its most<br />
potent argument is that of cost. Sustainable <strong>build</strong>ing only adds<br />
about 5% to the cost of a <strong>build</strong>ing, as its president, Werner<br />
104<br />
Sobek explains. On the other hand, “reductions of up to 20%<br />
in heating, refrigeration and maintenance costs are not impossible.”<br />
In the long term, this corresponds to the <strong>build</strong>ing’s<br />
costs alone. Many experts are talking of a turning point in<br />
construction. They want to create houses that no longer<br />
consume energy but actually produce it. However, this is still<br />
some way off. Right now, the aim is to achieve what can be<br />
done, to realise the potential that the existing <strong>build</strong>ings offer<br />
and to gradually raise their standard to that of new <strong>build</strong>ings.<br />
Renovation and ecological improvement spur on transformation,<br />
bringing <strong>build</strong>ings closer to the zero-energy emission<br />
threshold, thanks to the incorporation of cogeneration units in<br />
the cellars and solar panels on the roofs. Technical advances<br />
are readily visible from the composite thermal insulation systems:<br />
from thick façade constructions that the <strong>build</strong>ing wears<br />
like a pullover, to slim vacuum isolation panels (VIP).<br />
For <strong>GWG</strong> <strong>München</strong>, another important aspect is its “social<br />
and economic responsibility”. Its current modernisations<br />
undercut the requirements of the energy saving regulations by<br />
nearly one third. Thanks to FES funding (Munich Funding for<br />
Saving Energy), renovations of existing <strong>build</strong>ings achieve the<br />
standard of a KfW Efficiency House 70. <strong>GWG</strong>’s investments in<br />
modern condensing gas boilers and heat insulation alone<br />
saves 20,000 tonnes of carbon dioxide a year from affecting<br />
the world’s climate. And it doesn’t stop there: at the northern<br />
end of the Lilienstrasse, a model project for a CO 2-neutral<br />
energy supply is being devised in cooperation with the Fraunhofer<br />
Institute for Structural Physics, which, it is hoped, will<br />
point the way towards the future.<br />
In concrete terms, this means that the complex of 149 apartments,<br />
originally built in 1957, is undergoing modernisation to<br />
the extent that in the overall balance, its energy consumption<br />
will be at least 50% below the level for new <strong>build</strong>ings. Renewable<br />
energy is employed for heating and hot drinking water.<br />
The most modern materials available are being used, with an<br />
energy envelope comprising composite thermal insulation<br />
made of resol foam and extensive vacuum insulation, plus<br />
triple heat insulation glazing and high efficiency window<br />
frames. Energy is supplied by a heat pump and thermal collectors<br />
installed on the roofs. A condensing gas boiler also<br />
comes into operation to offset peak loads.<br />
With such sophisticated technology, the attitude of the<br />
tenants plays a central role. Before they move in, they are<br />
given detailed information on how best to “operate” their<br />
new apartment. Over a period of two years, heat energy<br />
consumption and user behaviour are measured and evaluated<br />
to provide an objective assessment of the model project’s<br />
success and basis for drawing conclusions regarding future<br />
constructions.
The Au renovation project<br />
<strong>GWG</strong> projects<br />
1 Lilienstrasse Page 106<br />
2 “Mariahilfplatz“ Page 108<br />
3 “Auer Mühlbach“ Page 112<br />
4 “Am Paulanerplatz“ Page 116<br />
5 Lilien-/Schweiger-/Zeppelinstrasse Page 120<br />
6 “Lilienstrasse North“ Page 124<br />
Zeppelinstrasse<br />
Mariahilfstrasse<br />
2<br />
Zeppelinstrasse<br />
2<br />
5<br />
Schweigerstrasse<br />
Mariahilfplatz<br />
Lilienstrasse<br />
3<br />
Franz-Prüller-Strasse<br />
1<br />
Lilienstrasse<br />
6<br />
Paulanerplatz<br />
4<br />
Auer Mühlbach<br />
105
Modernisation<br />
Lilienstrasse<br />
Lilienstrasse 16, 18<br />
The two <strong>build</strong>ings erected in the year<br />
1952 are not particularly conspicuous,<br />
with their 36 very small apartments.<br />
And yet, when you take a closer look,<br />
you see the finely proportioned detail of<br />
the perforated façades, the almost<br />
square windows, and the attractive door<br />
frames.<br />
By 1997, the complex was ready for<br />
modernisation. The single-room apartments<br />
with no bath or central heating<br />
facilities were transformed into modern<br />
apartment rows, comprising twelve<br />
one-room and twelve three-room apartments.<br />
As part of the general renovation,<br />
the Munich architect Stefan<br />
Holzfurtner opened up the <strong>build</strong>ing to<br />
the west, towards the courtyard. He<br />
put large French windows into every<br />
apartment, to ensure that they enjoyed<br />
copious amounts of sunlight.<br />
As much of the original <strong>build</strong>ing structure<br />
as possible was preserved on the<br />
inside, and a minimum of intrusion<br />
employed to achieve maximum space<br />
and atmosphere. Even the façade appears<br />
the same as it was before. The old<br />
casement windows have been retained<br />
and the colour is still reminiscent of the<br />
1950s.<br />
For its careful modernisation programme,<br />
the Supreme Building<br />
Authority of the Bavarian State Ministry<br />
of the Interior awarded the project the<br />
highly desirable Bavarian Housing Prize,<br />
in 1997. Two years later, it also received<br />
the German Builder-Owner Prize.<br />
106<br />
N<br />
View of the rear side before modernisation (top)<br />
View from the road after modernisation (bottom)<br />
Floor plan before (top) and after modernisation<br />
(bottom)
Views of the inside<br />
Presentation of the Bavarian Housing Prize in 1997<br />
with Stefan Holzfurtner, Alfred Sauter, Bernd Krönert<br />
(former <strong>GWG</strong> general manager), Eduard Knöpfle<br />
(from left to right)<br />
Isar<br />
Zeppelinstrasse<br />
Address<br />
Lilienstrasse 16, 18<br />
Architecture<br />
Holzfurtner and Bahner Architects<br />
Munich<br />
Open-space planning<br />
Eduard Knöpfle, <strong>GWG</strong> <strong>München</strong><br />
Site management<br />
Dipl.-Ing. Stefan Holzfurtner Architect<br />
Munich<br />
Apartments<br />
24 subsidised apartments<br />
Areas<br />
Total living area 1,380 m²<br />
Floor area 1,606 m²<br />
Site area 538 m²<br />
Average apartment size 58 m²<br />
Construction costs<br />
Total 1,440,000.00 c<br />
Funding<br />
First funding channel (1. Förderweg)<br />
Award<br />
Bavarian Housing Prize 1997, awarded<br />
by the Supreme Building Authority<br />
of the Bavarian State Ministry of the<br />
Interior, German Builder-Owner Prize<br />
1999<br />
Completion<br />
1997<br />
Lilienstrasse<br />
107
Modernisation<br />
“Mariahilfplatz“<br />
Mariahilfplatz 19 - 31,<br />
Mariahilfstrasse 24,<br />
Schweigerstrasse 16<br />
Those who have only ever seen Mariahilfplatz<br />
looking towards the Auer Dult<br />
are amazed by the large, peaceful area<br />
around the brick church. With the<br />
crunch of gravel audible as you walk,<br />
your gaze is drawn towards to the slim<br />
1950s <strong>build</strong>ings that surround the<br />
square. The <strong>build</strong>ings appear relaxed<br />
and unaffected. The rear-facing <strong>build</strong>ings<br />
of the complex reach out into the<br />
green space like fingers. Beneath the old<br />
trees there is a real sense of calm – in<br />
the heart of Munich.<br />
There are always two aspects characterising<br />
the ever more complex modernisation<br />
and renovation activities performed<br />
by <strong>GWG</strong> <strong>München</strong>: the small apartments<br />
have to be enlarged and the<br />
partly rotten <strong>build</strong>ing structure has to<br />
be brought in line with modern energy<br />
requirements. Between June 1997 and<br />
May 2000, the Wolfgang Stocker architects<br />
bureau from Munich conducted<br />
the comprehensive modernisation of<br />
the residential complex constructed in<br />
1952 - 1959. This resulted in 131 privately<br />
financed residential units plus a<br />
further 22 subsidised apartments in<br />
the newly converted attics. “The highquality<br />
modernisation of the <strong>build</strong>ings is<br />
one of our most important construction<br />
tasks,” explains the architect, calling for<br />
people to take a holistic view of the<br />
“use of existing <strong>build</strong>ing structures” –<br />
from energy efficiency to reconcilable<br />
urban concentration.<br />
The “Second programme of sustainable<br />
improvement of <strong>GWG</strong> <strong>München</strong> rental<br />
apartments by modernisation, major<br />
repair and attic conversion,” or GMP for<br />
short, initiated in 1992, bore fruit in the<br />
estate at the Mariahilfplatz. The addition<br />
of balconies meant that the apartments<br />
could now look out to the green inner<br />
city areas, and coal water boilers and<br />
oil heaters were replaced with central<br />
heating. Added to this was the composite<br />
thermal insulation in the façades and<br />
the modern noise insulation between<br />
the newly divided and enlarged apartments.<br />
108<br />
Mariahilfplatz 23 - 31<br />
The garden side before (top) and after<br />
modernisation (bottom)<br />
Example layout (section) House No. 24,<br />
first floor, after modernisation
Mariahilfplatz 23 - 27<br />
View from the road after modernisation<br />
Mariahilfplatz 28: entrance area<br />
Mariahilfstrasse: façade detail<br />
109
Between 1996 and 1997, the Wolfgang<br />
Stocker architects bureau also modernised<br />
the <strong>build</strong>ing at Schweigerstrasse 16<br />
(see next page). Since four of the twelve<br />
residents absolutely refused to move<br />
out, new doors and flooring were built<br />
room for room, wherever necessary. The<br />
work had to be conducted “around”<br />
the tenants, as related later by Wolfgang<br />
Stocker. But the result is that the<br />
estate now has a contemporary living<br />
standard, with self-contained central<br />
heating, new balconies, modern windows<br />
and complete thermal insulation in<br />
the façade. An additional two apartments<br />
were created in the attic space.<br />
110<br />
Mariahilfplatz 19 - 22<br />
Garden side (top) and street side<br />
(bottom)
Schweigerstrasse 16<br />
View from the garden side before (top) and<br />
after modernisation (centre)<br />
View from the road (bottom)<br />
Mariahilfstrasse<br />
Address<br />
Mariahilfplatz 19 - 31,<br />
Mariahilfstrasse 24 and<br />
Schweigerstrasse 16<br />
Schweigerstr.<br />
Mariahilfplatz<br />
Architecture<br />
ABS<br />
Dipl.-Ing. Wolfgang Stocker<br />
Architect and Urban Planner, Munich<br />
Open-space planning<br />
Florian Hertlein and Stefan Kalkhoff<br />
Landscape architects, Munich<br />
Apartments<br />
Mariahilfplatz/Mariahilfstrasse<br />
22 subsidised apartments<br />
131 privately financed apartments<br />
1 public house<br />
Schweigerstrasse<br />
13 privately financed apartments<br />
1 business<br />
Areas<br />
Mariahilfplatz/Mariahilfstrasse<br />
Total living area 7,409 m²<br />
Floor area 8,484 m²<br />
Site area 7,283 m²<br />
Average apartment size 52 m²<br />
Schweigerstrasse<br />
Total living area 605 m²<br />
Floor area 668 m²<br />
Site area 554 m²<br />
Average apartment size 47 m²<br />
Construction costs<br />
Mariahilfplatz/Mariahilfstrasse<br />
Total 10,465,000.00 c<br />
Schweigerstrasse<br />
Total 663,000.00 c<br />
Funding<br />
First funding channel (1. Förderweg)<br />
GMP for privately financed apartments<br />
Completion<br />
June 1997 (Schweigerstrasse) and<br />
May 2000<br />
111
Modernisation<br />
“Auer Mühlbach“<br />
Lilienstrasse 55 - 67<br />
Franz-Prüller-Strasse 4 - 10<br />
A remarkable inner city housing transformation<br />
can be seen at Auer Mühl -<br />
bach: 105 apartments enclose a<br />
spacious, green courtyard with a playground,<br />
park benches and old trees.<br />
The complex is light and breezy and<br />
yet protective, as if modernisation and<br />
concentration were not something new<br />
but had always been there.<br />
Architect Wolfgang Stocker integrated<br />
the ensemble into the organic cityscape<br />
using warm, earthy hues. He was fully<br />
aware that the concept of urban construction<br />
has changed completely since<br />
the 1950s. The “mellowed, green city”<br />
from those days now too easily resembles<br />
a marginal zone, a periphery. But<br />
he took the original idea that until now<br />
had appeared out of place and provincial,<br />
an impression that was strengthened<br />
by the copious green spaces along<br />
the Auer Mühlbach and the Isarhoch -<br />
ufers, gave it new space, and developed<br />
it.<br />
112<br />
View from the road and courtyard before<br />
modernisation (top), view from the road<br />
after modernisation (bottom)
Layout before (top) and<br />
after modernisation (centre)<br />
Attic space after modernisation<br />
He even transformed dark, shadowy<br />
courtyards into sunny play areas for<br />
small children and places where local<br />
residents would quite naturally choose<br />
to meet.<br />
Balconies were installed, in themselves<br />
a special construction, to connect the<br />
residential units with the courtyard. A<br />
cursory look across the ensemble shows<br />
how much energy the architect and<br />
<strong>GWG</strong> <strong>München</strong> have invested in the<br />
sustainable modernisation. The former<br />
105 small and very small apartments<br />
have been converted into 84 larger and<br />
higher quality residences. An additional<br />
21 apartments were created by converting<br />
the attics. Today, the estate has been<br />
revitalised by the mixture of one and<br />
two-room apartments and occasional<br />
family-sized apartments.<br />
The jury was unanimous. “The owner of<br />
the <strong>build</strong>ing has shown in an exemplary<br />
manner how <strong>build</strong>ings from the 1950s<br />
can be improved by simple means.” The<br />
project won the “Honorary prize for<br />
quality residential <strong>build</strong>ing, housing for<br />
senior citizens and exemplary renovation“,<br />
awarded by the State Capital of<br />
Munich in 2005. This was followed two<br />
years later by the “German Builder-<br />
Owner Prize“.<br />
113
114<br />
View of the Franz-Prüller-Strasse showing<br />
the passageway into the <strong>GWG</strong> ensemble<br />
Parliamentary state secretary, Karin Roth (fourth from right)<br />
and GdW president Lutz Freitag (right) presenting the German<br />
Builder-Owner Prize 2007 to the <strong>GWG</strong> delegation, headed by<br />
the two general managers, Dietmar Bock and Hans-Otto Kraus
Plan of open spaces: Auer Mühlbach<br />
N<br />
Address<br />
Lilienstrasse 55 - 67<br />
Franz-Prüller-Strasse 4 -10<br />
Architecture<br />
ABS<br />
Dipl.-Ing. Wolfgang Stocker<br />
Architect and Urban Planner, Munich<br />
Open-space planning<br />
Luz Landscape Architects<br />
Munich<br />
Apartments<br />
21 subsidised apartments<br />
84 privately financed apartments<br />
1 public housee<br />
Areas<br />
Total living area 5,772 m²<br />
Floor area 8,074 m²<br />
Site area 5,103 m²<br />
Average apartment size 55 m²<br />
Construction costs<br />
Total 7,772,000.00 c<br />
Funding<br />
First funding channel (1. Förderweg)<br />
GMP for privately financed apartments<br />
Awards<br />
Honorary prize for quality residential<br />
<strong>build</strong>ing, housing for senior citizens and<br />
exemplary renovation 2005<br />
German Builder-Owner Prize 20077<br />
Completion<br />
December 2003<br />
115
Modernisation<br />
“Am Paulanerplatz“<br />
Paulanerplatz 1a - 10<br />
Franz-Prüller-Str. 1 -5<br />
The “Am Paulanerplatz” modernisation<br />
project has breathed new life into this<br />
organic ensemble from the mid-1950s.<br />
A new storey has been added and the<br />
complex as a whole brought in line with<br />
modern standards, both in terms of<br />
energy efficiency and aesthetics.<br />
Once again, the Munich architect Wolfgang<br />
Stocker turned small apartments<br />
with captive rooms into 109 modern<br />
and bright apartments. He redesigned<br />
the staircases and created a contemporary<br />
living space with central heating,<br />
bathrooms, and attached balconies. The<br />
full thermal insulation on all façades and<br />
the new windows show how to create<br />
good energy levels from old <strong>build</strong>ing<br />
structures.<br />
The extensive improvement measures<br />
in the outdoor areas give a clue to the<br />
extent of the modernisation project. The<br />
surfaces have been unsealed to allow<br />
rainwater to be absorbed and re-enter<br />
the groundwater.<br />
116<br />
Balcony detail at the Paulanerplatz<br />
Floor plant of apartment before (left)<br />
and after modernisation (right)
View of Auer Mühlbach before (top) and<br />
after modernisation (bottom)<br />
View from Franz-Prüller-Strasse<br />
117
<strong>New</strong> plants create a pleasant distance<br />
between the (semi-)public pathways<br />
and the apartments. Shrubs and bushes<br />
guarantee an interplay of light and shadow<br />
on the façades instead of constant<br />
shade. A single central refuse collection<br />
point and caretaker’s office replace the<br />
former multiple constructions. Thanks to<br />
the copious green spaces and nearby<br />
play areas for small children, the complex<br />
on the Paulanerplatz offers familystyle<br />
living right in the city. It combines<br />
a reasonable concentration of housing<br />
with new standards, resulting in a considerable<br />
improvement to the standard of<br />
the complex.<br />
118<br />
Paulanerplatz before (top left) and<br />
after modernisation (top right),<br />
Franz-Prüller-Strasse 1-5 (centre),<br />
Floor plan section (bottom)
Paulanerplatz 8 and 9, eastern view<br />
N<br />
Franz-Prüller-Strasse<br />
Paulanerplatz<br />
Franz-Prüller-Strasse<br />
Paulanerplatz<br />
Address<br />
Paulanerplatz 1a - 10<br />
Franz-Prüller-Str. 1 -5<br />
Architecture<br />
ABS<br />
Dipl.-Ing. Wolfgang Stocker<br />
Architect and Urban Planner, Munich<br />
Open-space planning<br />
Teutsch-Ritz-Rebmann<br />
Landscape Architects, Munich<br />
Apartments<br />
108 subsidised apartments<br />
1 privately financed apartment<br />
Areas<br />
Total living area 5,955 m²<br />
Floor area 8.097 m²<br />
Site area 5,389 m²<br />
Average apartment size 58 m²<br />
Construction costs<br />
Total 8,101,000.00 c<br />
Funding<br />
Socially funded housing (SWF)<br />
Annual heating requirements<br />
<strong>New</strong> storey 35,7 kWh/m²a<br />
Original <strong>build</strong>ings<br />
plus new storey 57,5 kWh/m²a<br />
Completion<br />
November 2007<br />
119
Modernisation<br />
Lilien-/Schweiger-/<br />
Zeppelinstrasse<br />
Lilienstrasse 76, 78<br />
Schweigerstrasse 15, 17<br />
Zeppelinstrasse 29 - 33<br />
The dragon raises its head, children<br />
somersault in the tidy gardens with<br />
meandering pathways: This isn’t a courtyard,<br />
it is an oasis. The St. Mary’s Help of<br />
Christians Church is so close you could<br />
touch it and yet the noise and the traffic<br />
appear to have all but vanished. The<br />
new ensemble, situated along Schweigerstrasse<br />
between Zeppelinstrasse and<br />
Lilienstrasse, not only enjoys exemplary<br />
energy levels and universal access but<br />
it also manages something that has<br />
become all too rare: a place of comfort,<br />
a green heart for the estate.<br />
120<br />
View from the Mariahilfplatz towards the corner<br />
of Schweigerstrasse and Lilienstrasse<br />
before (top) and after modernisation (centre),<br />
Playground in the courtyard (bottom)
Example floor plan: second floor showing<br />
a variety of apartment types<br />
Courtyard-side entrance to the Lilienstrasse 76<br />
If you look a little more closely as you<br />
walk through the streets of Munich, you<br />
will notice the signs of the times. The<br />
city is changing, adding to and filling in<br />
spaces. Some changes are immediately<br />
obvious while with others, you have to<br />
look twice to notice them. For example,<br />
these <strong>build</strong>ings, originally built in the<br />
1950s, with 70 basic apartments and<br />
connected by a row of shops, have been<br />
transformed into a closed residential<br />
complex.<br />
In 2006, comprehensive modernisation<br />
work began on the <strong>build</strong>ings: <strong>New</strong><br />
balconies, full thermal insulation and<br />
lifts were just some of the activities<br />
performed to raise the quality of the<br />
existing <strong>build</strong>ings to modern standards.<br />
Rather than simply demolish the <strong>build</strong>ings<br />
and replace them with new ones,<br />
the <strong>build</strong>ing owner and architect chose<br />
to expose the shells, remove the old<br />
gable roofs, strengthen the foundations,<br />
and finally, to carefully concentrate the<br />
ensemble and bring it back to life.<br />
121
Today, two four-storey extensions with<br />
an integrated row of shops and a child<br />
day-care centre, tobacco shop and<br />
house management office screen the<br />
green courtyard from the heavy traffic<br />
on the Schweigerstrasse. An additional<br />
storey was added to the original <strong>build</strong>ings<br />
and contemporary floor plans<br />
drawn up, resulting in a mixture of<br />
71 privately financed and subsidised<br />
apartments, including six that are suitable<br />
for disabled persons, in the square<br />
enclosed by the Zeppelinstrasse,<br />
Schweiger Strasse and Lilienstrasse.<br />
The conversion activities made sparing<br />
use of resources and the additional<br />
storeys and extensions made the best<br />
use of available space, to comply with<br />
all the requirements of the energy<br />
saving regulations. The newly created<br />
ensemble was connected to the municipal<br />
district heating network, and composite<br />
thermal insulation incorporated in<br />
the façade. The careful renovation was<br />
awarded the “Honorary prize for quality<br />
residential <strong>build</strong>ing, housing for senior<br />
citizens and exemplary renovation” for<br />
2010 by the State Capital of Munich,<br />
as an example of how social, ecological<br />
and economic factors can be brought<br />
into balance to create a new quality of<br />
living in the city of Munich.<br />
122<br />
Plan of open spaces showing<br />
public access paths<br />
N<br />
N
Sunny green courtyards with a variety of<br />
recreation and playing areas<br />
Address<br />
Lilienstrasse 76, 78<br />
Schweigerstrasse 15, 17<br />
Zeppelinstrasse 29 - 33<br />
Architecture<br />
Michael Morschek Architects<br />
Munich<br />
Open-space planning<br />
Andreas Kübler + Partner<br />
Landscape Architects, Munich<br />
Site management<br />
Peter Zeitler Engineers GmbH<br />
Munich<br />
Apartments<br />
60 subsidised apartments<br />
11 privately financed apartments<br />
4 business units<br />
Areas<br />
Total living area 4,542 m²<br />
Floor area 6,702 m²<br />
Site area 2,885 m²<br />
Average apartment size 64 m²<br />
Commercial floor space 583 m²<br />
Construction costs<br />
Total 10,968,000.00 c<br />
Funding<br />
KomPro A<br />
Annual heating requirements<br />
Calculated pursuant to<br />
the EnEV 58,4 kWh/(m²a)<br />
Award<br />
Honorary prize for quality residential<br />
<strong>build</strong>ing, housing for senior citizens and<br />
exemplary renovation 2010 awarded by<br />
the State Capital of Munich<br />
Completion<br />
July 2009<br />
123
Modernisation<br />
“Lilienstrasse North“<br />
Lilienstrasse 25 - 49<br />
Everyone is talking about the climate,<br />
but what is the answer to the challenges<br />
of the future? Maybe it is to take an<br />
existing residential block, extend it by<br />
adding a new <strong>build</strong>ing, and renovate it<br />
to produce a CO 2-neutral residential<br />
complex. In this way, the Lilienstrasse<br />
North really does look towards the<br />
future. The apartments, originally built<br />
in 1957, have been converted by Munich<br />
architect Wolfgang Stocker in such<br />
a way that their primary energy requirements<br />
are at least 50 % lower than the<br />
value for new <strong>build</strong>ings. A four-storey,<br />
solid-wood construction at Paulanerplatz,<br />
the so-called “South Building”,<br />
will round off the complex to the south<br />
and close the quarter into a unit.<br />
Together with the Fraunhofer Institute<br />
for Structural Physics and the Ebert Engineers’<br />
Competence Centre Sustainable<br />
Building, <strong>GWG</strong> <strong>München</strong> is using this<br />
outstanding project to investigate what<br />
investment is necessary and what longterm<br />
consequences of such complex<br />
modernisation works can be expected.<br />
124<br />
View from the road before<br />
modernisation<br />
View to the north before modernisation<br />
and a 3D draft of the <strong>build</strong>ing on the<br />
“Lilienstrasse North” (centre and bottom)
N<br />
Lilienstrasse<br />
Paulanerplatz<br />
Locations of the various energy generation systems:<br />
Compression heat pump (groundwater), condensing<br />
gas boiler, thermal collectors, groundwater conveyor and<br />
injection wells and photovoltaic elements<br />
View from the courtyard side<br />
The addition of storeys to all <strong>build</strong>ings<br />
using wood as the construction material<br />
not only creates space for new, contemporary<br />
floor plans, but also contributes<br />
to the <strong>build</strong>ing’s thermal insulation. An<br />
innovative composite thermal insulation<br />
system comprising resol foam and<br />
vacuum insulation is integrated into the<br />
façades themselves.<br />
The central heating plant exploits<br />
geothermal heat from the groundwater<br />
close to the surface. Then there are the<br />
thermal collectors on the roofs and the<br />
gas condensing boiler which comes into<br />
play at peak periods.<br />
Photovoltaic elements ideally feed as<br />
much energy into the public grid as is<br />
fed from the outside to run the system,<br />
in the form of gas for the gas-operated<br />
compression heat pump or electricity<br />
for the plant pumps. The more these<br />
quantities balance each other out, the<br />
more even the CO 2 balance is.<br />
For <strong>GWG</strong> <strong>München</strong>, the Lilienstrasse<br />
North model project represents a way<br />
of finding “new ways of investigating<br />
existing <strong>build</strong>ings” and taking “a step<br />
towards the renovation market of the<br />
future” together with the Fraunhofer<br />
Institute and Ebert Engineers. Architect<br />
Wolfgang Stocker sees this measure<br />
as the key to a sustainable future for<br />
construction. This project goes far<br />
beyond using new types of full thermal<br />
insulation and other innovative materials,<br />
by showing how a future may look<br />
that does not think in terms of individual<br />
<strong>build</strong>ing activities but in complex<br />
systems.<br />
125
The behaviour of the future residents<br />
will have a decisive effect on the success<br />
of this sophisticated project. They will<br />
determine how efficiently the <strong>build</strong>ing<br />
will function. It won’t be enough to<br />
know that the windows of the naturally<br />
ventilated apartments have electrical<br />
contacts so that the heating is switched<br />
off automatically when they are open.<br />
Residents will be given all the information<br />
they need for living in this technical<br />
house system, enabling them to actively<br />
influence its success through their behaviour.<br />
In return, researchers will collect<br />
and analyse data over a period of two<br />
years, to assess the high demands of the<br />
<strong>build</strong>ing owner and determine whether<br />
they can be met through everyday use.<br />
This could provide a valuable lesson, and<br />
one that will affect areas far beyond<br />
Munich's borders. Responsibility for its<br />
success does not lie in the hands of the<br />
technology; instead we must learn to do<br />
our share by playing an active role in<br />
achieving a sustainable future - each<br />
and every day.<br />
“This all requires a high level of investment,”<br />
says <strong>GWG</strong> general manager<br />
Hans-Otto Kraus. “Which is why this<br />
project could only be realised with<br />
federal research funding, to the tune of<br />
2.7m euros. The rest of the high investment<br />
will be covered by the dividend<br />
which the State Capital of Munich has<br />
waived in its role as shareholder. This<br />
will enable <strong>GWG</strong> <strong>München</strong> to conduct<br />
additional special activities in the field of<br />
residential <strong>build</strong>ing.”<br />
126<br />
Existing garages will be demolished and<br />
replaced by the South Building<br />
Lilienstraße 43 - 49, view from the east
��<br />
Lilienstrasse 41 and 43<br />
View of the South Building from the road (top)<br />
Floor plan for first storey showing transition to<br />
the South Building (bottom)<br />
N<br />
41<br />
39<br />
Paulanerplatz<br />
Lilienstrasse<br />
Address<br />
Lilienstrasse 25 -49<br />
Architecture<br />
ABS<br />
Dipl.-Ing. Wolfgang Stocker<br />
Architect and Urban Planner, Munich<br />
Open-space planning<br />
Luz Landscape Architects<br />
Munich<br />
Apartments<br />
77 subsidised apartments<br />
63 privately financed apartments<br />
Areas<br />
Total living area 9,332 m 2<br />
Floor area 13,470 m 2<br />
Site area 6,624 m 2<br />
Average apartment size 67 m 2<br />
Construction costs<br />
Total 26,373,000.00 c<br />
Funding<br />
KomPro A<br />
2.7 mill c grant from the Federal<br />
Ministry of Economics and Technology<br />
for innovative components<br />
49<br />
Completion<br />
Lilienstrasse 35 - 41<br />
October 2011 (provisional)<br />
Lilienstrasse 45 - 49<br />
December 2011 (provisional)<br />
Lilienstrasse 41 and 43<br />
July 2012 (provisional)<br />
Lilienstrasse 25 - 33<br />
November 2013 (provisional)<br />
37<br />
35<br />
43<br />
33<br />
45<br />
31<br />
47<br />
29<br />
25<br />
27<br />
Auer Mühlbach<br />
127
<strong>GWG</strong> <strong>München</strong><br />
– Living in our city<br />
“Cities are always made up of <strong>build</strong>ings and people,” writes<br />
architectural historian Spiro Kostof in his standard work, “The<br />
Face of the City”. This may sound banal but, in fact, it cannot<br />
be overstated. People put their stamp on their surroundings;<br />
they bring <strong>build</strong>ings, roads and squares to life.<br />
Munich is growing. Many people are attracted to the prosperous<br />
metropolis. And this situation is set to stay. Once quiet<br />
neighbourhoods will change their character and become<br />
fashionable suburbs, rented accommodation will be replaced<br />
by owner-occupied properties and luxury loft apartments will<br />
replace former industrial sites. But a city does not live from<br />
economic success alone; it is the mixture of the different social<br />
groups, types, nations and lifestyles that make up its character.<br />
<strong>GWG</strong> <strong>München</strong> is growing along with the changes in society.<br />
It has taken on the challenge of sustainably renovating its<br />
properties and will continue to provide affordable housing for<br />
the people of Munich. It will continue to modernise its <strong>build</strong>ings<br />
and <strong>build</strong> new ones. Because neighbourhoods need a<br />
good mixture of people from all backgrounds to keep them<br />
alive.<br />
128
<strong>GWG</strong> <strong>München</strong><br />
Heimeranstrasse 31<br />
80339 <strong>München</strong><br />
Tel: +49 (0)89 55114-0<br />
Fax: +49 (0)89 55114-209<br />
info@gwg-muenchen.de<br />
www.gwg-muenchen.de<br />
<strong>GWG</strong> Städtische Wohnungsgesellschaft<br />
<strong>München</strong> mbH<br />
Editorial team:<br />
Hans-Otto Kraus, Zanka Hallmann<br />
<strong>GWG</strong> <strong>München</strong><br />
Photographs:<br />
Edward Beierle, Munich<br />
Ingrid Scheffler, Munich<br />
Helmut Kolmeder and Volk Verlag<br />
Munich<br />
(Echardinger Chapel, page 10)<br />
Andreas Bohnenstengel, Munich<br />
Otto Klär, Dachau<br />
Aerial photographs:<br />
Luftbildverlag Hans Bertram GmbH<br />
Memmingerberg<br />
Historical photographs:<br />
Municipal archive, Munich<br />
Historical city maps:<br />
Municipal department, surveying office,<br />
Munich<br />
<strong>GWG</strong> <strong>München</strong> archive<br />
Text:<br />
Dr. Oliver Herwig, Munich<br />
Translation:<br />
Kern AG, Munich<br />
Design:<br />
Büro Roman Lorenz<br />
Design of visual communication<br />
design alliance, Munich<br />
Print:<br />
Dietz Werbemedien, Munich<br />
© <strong>GWG</strong> <strong>München</strong> March 2011