RECONNECTING TAMPERE...city together and once and for all create a unified Tampere. Reconnecting...

june 2014

RECONNECTING TAMPERETAMPERE TRAVEL &

SERVICE CENTREDESIGN REPORT

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The Station Plaza

The project proposes to introduce a virbrant new urban public space as part of the new travel & service centre. The station plaza will be conceived as the new urban living room, which commuters and locals alike use for a variety of functions. In proximity to the station plaza, there will be a variety of functions, ranging from a new cinema, retail shops & boutiques, urban housing and qualitative new office spaces. The plaza will become the place people use for everyday functions as well as an attractor of itself.

Tampere Travel & Service Centre

The Tampere Travel & Service Centre becomes a central connection point in the city, both on a local as well as on a regional level. It is positioned in the new urban heart of Tampere, linking the east and the west sides of the centre and linking Tampere with the rest of the world.The Travel & Service centre also plays an essential role as a generator for the future urban development in Tampere City centre, a strong unifying vision for the city.

Central Park and the Arcade

The proposed Central Park is located at the conncetion point in between the old and the new centre. It is a green lung in the urban structure, which becomes a recreational meeting in the very heart of the city. Flanking the park, there is the “Arcade”, which provides the citizens with an active and qualitative edge zone that opens up towards the park. Together with park, the Arcade will be conceived as a unique urban setting at the connection point.

A new gateway to Tampere

The project not only introduces the travel & service centre as a new fantastic gateway to Tampere but also to the entire central Finland. The great roof structure provides the traveler with an exceptional spatial experience. The large circular openings in the deck structure above gives the travelers a good overview of the station, and establishes an easily understandable central station area.

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EXECUTIVE SUMMARYTampere Travel and Serveice Centre - ReConnecting Tampere

The Arcade and Tampere Central Park - A unique urban edge condition -

As one of the fastest growing urban centres in Finland, the city of Tampere boasts a very promising future for developing as a larger metropolitan centre in Finland. The Tampere Travel & Service Centre has not only the potential to become a gateway to Tampere and to Finland, but also to function as a generator for the future development of Tampere’s urban city centre. The vision “ReConnecting Tampere” has been approached through an urban point of view, in which the Travel & Service Centre plays and essential role both as a local connector within the city as well as a national connector. “ReConnecting Tampere” considers the Travel and Service Centre as an intermodal transportation hub in the heart of the city as well as a dynamo for the development of a united city

centre. It provides a solid foundation for connecting the two sides of the city together and once and for all create a unified Tampere.

Reconnecting Tampere proposes to develop a united city centre, in which the Travel & Service Centre acts as a new urban heart of the city. The scar in the existing urban structure, imposed by the railway tracks, will be healed by the urban centre willexpand across the railway yard from the east towards the west. The new cityscape on the deck, above the railway tracks, will be characterised by smooth transitions between various modes of travel, excellent connections from east to west, as well as a unique urban conditions. The urban deck will be defined by multifunctionality and a diverse building fabric,

where commercial, retail, housing and cultural programs coexist in a symbiotic relationship. The new urban deck will meet the existing city centre with a vibrant commercial arcade towards Rautatienkatustreet and the new Central Park. Tampere’s new green lung, The Central Park, will belocated in the connection point between the old and the new centre and provides the citizens of Tampere with an exceptional urban meeting place all year around, as well as a recreational landscape in the very centre of Tampere. “ReConnecting Tampere” presents a completely new starting point for reconnecting Tampere; both locally, nationally as well as internationally.

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2-3 Executive Summary4-5 Content6-7 Background8-9 Potentials & Challenges10 11 Vision12-25 Strategies26-29 City Structure plan30-31 Masterplan34-35 Aeral Elevations36-37 Layers of the plan38-47 Tampere Travel & Service Centre48-51 Station Plaza52-59 The Urban Life on the Deck60-61 The Revitalisation of the Neighbourhoods62-66 The Proces - Feasibility & Phasing66-73 The Infrastructural vision for Tampere74-79 Real Estate Business Report - Expert Evaluation80-81 Implementation Plan82-87 Construction cost calculation88-103 Market Analysis

CONTENT

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As one of the fastest growing urban centres in Finland, the city of Tampere boasts a very promising future for developing as a larger metropolitan centre in Finland. The Tampere Travel & Service Centre has not only the potential to become a gateway to Tampere and to Finland, but also to function as a generator for the future development of Tampere’s urban city centre. Today, the city centre of Tampere is located on both sides of the rapids running from north to south through the city. From being and industrial artery that split the city in two pieces it became the blue vein that stitched the city together and created a totally unique urban setting for the city to develop in. The rapids enabled a diverse and attractive urban condition that added to the qualities of the city centre on many levels. Initially, they

functioned as the source of life for the city; today they are part of the strong industrial heritage of the city centre. The rapids provide cultural, economic as well as recreational values for the city. The city centre is growing rapidly and it is facing a challenge of how and where to expand. Today, the railway yard, which runs from north to south through the city, functions as the edge of the city centre, as a barrier and a scar in the city fabric. It splits the centre in two completely different urban entities that have two very different conditions to develop in. The centre on the western side of the railway yard has a ‘natural’ gravity and functions well due to its cultural and industrial heritage. The centre on the eastern side, on the other hand, is positioned in a much more challenging situation. It has a distance to the ‘natural’

centre in the west, and on top of that it faces the railway yard as physical and mental barrier. Although being a barrier, the yard also has a great potential in the future of Tampere. It is the lifeline of the city that brings economic and social well-being to the city. The yard is like the port of a coastal city; vital for the success of the city but at the same time a wound in the urban fabric. In order for Tampere to become an even stronger national centre, this project needs to deal with an overall vision for how to truly integrate and connect the two sides of the urban structure across the railway yard. The project ought to deal with the city as one coherent urban structure that truly stitches the scar that has been imposed on the city for so long.

BACKGROUND

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With the ambitious Travel and Service Centre project Tampere is facing a unique potential for creating a one-of-a-kind urban vision for the entire city. The railway yard area and its surroundings not only has the potential to develop into a fantastic infrastructural hub, but also to once and for all bind the divided city structure together. It has the potential to become a flourishing new qualitative urban centre in the heart of Tampere.

Plans without a unifying visionToday there are many on-going developments around and on the railway tracks. Each one of these bring their own qualities to the future of the city. However, a unifying vision that could link the various developments and potentially revitalize the

neighbourhoods of Tammela and Tulli is still missing. This project has the potential to do that.

Geographical factorsAnother challenge in re-linking the west and the east is the geographical factor. The height differences in the landscape impose both a challenge as well as a potential for the development. On one hand it is hard to create natural crossings across the railway tracks, while on the other it creates an unprecedented potential for developing a unique urban condition.

POTENTIALS & CHALLENGES

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VISIONA Unified City Centre and a connected travel and service centre

The vision for Tampere not only considers the Travel and Service Centre as an infrastructural hub in the heart of the city. It considers the entire city centre as one entity. The historical development of the city centre has started from the west, on the western side of the rapids, then with the industries it continued across them and bordered towards the rail yard in the east. We see the next natural step in the evolution of Tampere city centre as a step across the rail yard. The future city centre also comprises the neighbourhoods of Tammela and Tulli on the eastern side of the rail yard. The entire rail yard area between Erkkilänsilta Bridge in the north and Sorinsiltabridge in the

south, which today is characterized by the backsides of the cityscape, will in the future become a natural and vibrant part of Tampere city centre. The area creates a seamless connection across the rail yard from the east towards the west. The project introduces qualitative urban spaces, easy accessibility and natural crossings, as well as high quality urban living and offices. As a part of the entity the project proposes a fantastic 21st century infrastructural gateway to Tampere and central Finland, which is characterised by the ease of travel, sustainable means of transportation, as well as services that meets the demand of today’s Tampere.

Historical centre Today FutureA united city centre

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VISION, COMPETITION

CITY CENTRE VISION5 STAR CITY PLAN

TAKLITRAFFIC NETWORK PLAN

1. EASY ACCESSIBILITY

2. PLEASANT URBAN SPACES

3. HIGH QUALITY OFFICES AND HOUSING

1. URBAN LIVING

2. CONCENTRATION OF JOBS

3. SUSTAINABLE TRAVEL

4. VIBRANT URBAN SPACES

5. VERSATILE SERVICES

6. RECREATIONAL VALUE

7. HIGH QUALITY CITY SCAPE

8. INCLUSIVE DEVELOPMENT

1. GOOD ACCESSIBILITY

2. THE ACCESIBLE CITY

3. NETWORK OF PLACES AND ROUTES

4. TRAFFIC ENVIRONMENT THAT IS EASY TO PERCIEVE

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RECONNECTING TAMPERE6 STRATEGIES TO IMPLEMENT

1. UNIFY AND CONNECT - “The Camouflage”

2. A NEW FRONTSIDE - “The Arcade”

3. THE INTERMODAL TRANSPORTATION HUB - The Heart of the City

4. THE GREEN LUNG IN THE CITY - Tampere Central Park

5. EASE OF TRAVEL - Connecting local, regional and national modes of transportation

6. DIVERSIFY & ENHANCE - Revitalize the neigbourhoods

There are a lot of great visions and intentions for Tampere already formulated in different development documents as well as the competition programme. The aim for the Reconneting Tampere project is to unite and combine the best of these vision and transform them into 6 simple strategies that is

feasible to implement and efficient in improving the city.

The project should embraze all the great ideas - it should provide high quality offices and housing, versatile services, pleasant and vibrant urban spaces, easy accessibility, concentration of functions surrounding

the station, high recreational value and green spaces and make the worlds best intermodel transportation hub and entrance to Tampere.

The 6 strategies for Reconnecting Tampere are described on the following pages.

STRATEGIESUniting the visions of Tampere

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STRATEGY 1UNIFY AND CONNECT - ”The Camouflage”

The first step in creating a united city centre is to introduce a natural way for the city to grow across the tracks. The western and the eastern sides of the railway are each characterized by their own urban grid of building structure and their height differences. The two grids will be seamlessly stitched together by proposing a direct extension of the eastern grid, across the tracks, towards the west.

Due to the fact that the eastern side of the city is located on a higher level, it is natural to continue the grid across the track until it meets the western side. The gap in between the two grids creates a completely unique urban condition, “Tampere Central Park”. The strategy is a kind of a camouflage that eliminates the large scar in the city fabric.

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STRATEGY 2A NEW FRONTSIDE - ”The Arcade”

To utilise the change in levels between the western grid above the tracks, and the eastern grid of the existing city centre, a new Arcade is formed as an active edge zone towards the Central Park. The Arcade transforms the existing backside situation of the rail tracks, into a new front side in the city. It is programmed with extrovert

functions that contribute to the active and diverse urban life in the heart of Tampere. This core strategy eliminates the height difference in between the western and eastern city centres. In the future there will be no distinction between the two sides of the city - only a single united city centre.

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The station will be a worthy entrance to tampere, and an urban space 365 days a year.

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Tampere Travel & Service centre, located in the centre of this strategic plan, will play an essential role for the success of the project to connect the two sides of the city. Its function as a gateway between the west and the east, as well as the south and the north, makes it an extremely important urban anchor in Tampere. The station needs to function, not only as a fluent infrastructural hub,

but also as a vibrant gathering point 365 days a year, as a public living room for the citizens of Tampere. In addition to that it should work as a fantastic arrival gate to the city for commuters as well as travellers. In the future, Tampere station, will potentially accommodate 20 million people travelling through it in two directions, a true local and national crossroad.

STRATEGY 3THE INTERMODAL TRANSPORTATION HUB - The heart of the city

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Tampere boasts a wide variety of attractions and destination within the city centre, both cultural as well as commercial. However, there is a shortage of qualitative green spaces in the very centre of the city. Posteljoonipark, located next to the existing train station, is surrounded by traffic on all four sides and severed by the large intersection of Hämeenkatu, Rautatienkatu and Itsenäisyydenkatu.

By introducing a large urban green lung, “Tampere Central Park”, in combination with an active border condition between the park and the edge, we ensure a completely unique urban setting. Adownscaled infrastructural intersection allows the park to continue uninterrupted fromKyttälänkatuin the north at to Kalevantie in the south. The Central Park becomes a place for the entire

city to gather in, for young and old, travellers and locals. Together with the new Travel & Service centre it becomes a one-of-a-kind destination in the future city centre of Tampere.

STRATEGY 4A GREEN LUNG IN THE CITY - Tampere Central Park

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4.1 Connect the different modes of transportation(Relocate the bus station + tram stops)

4.3 Bicycle parking located at transport hubs

4.2 Extend the city centre by moving the ringroadand transform the centre into a pedestrian based area

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An essential strategy for uniting Tampere city centre is to connect the infrastructural vision with the urban vision. The strategy is thought both within the city but also on a regional and national level. The infrastructural development needs to be aligned with the development of the built structure. By moving the eastern border of the planned ring road from Rautatienkatu

to Yliopistonkatustreet, a natural development area is created. The neighbourhoods of Tammela and Tulli will be integrated into the pedestrian based zone of the city centre. The travel & service centre is located in the middle as an infrastructural hub where the different modes of transportation interact fluently. The

tram system intersects the ring road and generates a new sustainable way of moving within the core of the city. The upgraded bicycle network makes biking an integrated and intuitive mode of travel in the heart of the city, where bicycle parking facilities are positioned at strategically important locations.

STRATEGY 5EASE OF TRAVEL - Connecting local, regional and national modes of transportation

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5.1 Densify city structure

5.2 Revitalize urban space

5.3 Re-program existing cityscape

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STRATEGY 6DIVERSIFY & ENHANCE - Revitalize the neighbourhoods

The neighbourhoods of Tammela and Tulli have their own specific characters. Tammela has an urban plot structure that resembles the block structure in the western centre. However, the built structure developed with 1960s modern standards, has a very scarce and open character. Most of the corners of the plots are today occupied by large parking lots, which create “holes” in the cityscape. We

see a potential in densifying the area with a subtle infill strategy, where the plot structure becomes fully utilised. This enables Tammela to develop towards an urban neighbourhood with qualitative public spaces. Tulli, on the other hand, suffers from another problem; monofunctionality. The buildings consist mostly of offices, which leads to a one-sided experience of the area. With its

industrial past, the cityscape has a very diverse and intimate scale, which has a great potential to become a distinct urban neighbourhood in Tampere. By reprogramming, and by injecting diverse functions, Tulli has the potential to become an integrated part of the centre and function as a link between the university, Tampere Hall and the rest of the city centre.

DENSIFICATIONOF TAMMELA

DIVERSIFICATIONOF TULLI

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Alexander'sChurch

NäsinpuistoPark

Tampere TheatreTampere Central

Square

Emil AaltonenPark

TammelaMarketSquare

Ilvespuisto park

Ratina Stadium

Tammela Stadion

Tampere Hall

TampereCathedral

EngineHallPark

LaukontoriSquare

TampereStationSquare Tampere

BusStation

CultureHouseSquare

SportsHall

Hybrid

EtetlÃ¤puistoPark

TullikamariSquare

University ofTampere Campus

Tampere Hall

TampereCentralPark

The masterplan for Reconnecting Tampere is the result of the 6 strategies. It creates a continuation of the existing city structure by extending the grid of the city over the rail yards. Thr city development follows the character and tradition of

existing Tampere. The result is one coherent city centre. No unintended gaps. No left over spaces. No back sides. No barriers. No fences. Just one united city centre.

THE CITY STRUCTURERECONNECTING TAMPERE

1:4000 City Structure Diagram

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Alexander'sChurch

NäsinpuistoPark


Square

Emil AaltonenPark

TammelaMarketSquare

Ilvespuisto park

Ratina Stadium

Tammela Stadion

Tampere Hall

TampereCathedral

EngineHallPark

LaukontoriSquare

TampereStationSquare Tampere

BusStation

CultureHouseSquare

SportsHall

Hybrid

EtetlÃ¤puistoPark

TullikamariSquare


Tampere Hall

TampereCentralPark

1:4000 City Structure Diagram

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A UNIFIED CITY CENTRE

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A UNIFIED CITY CENTRE

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MASTERPLANBridging the city

The masterplan for Reconnecting Tampere follows Tampere’s own spacific scale, creating vibrant urban spaces, intimate street profiles as well as green semi-private courtyards. The new Central Park will be a generous green public space with recreational value, with activities and events, and with plenty of bicycle parking and lush plantings.

The new covered Station Plaza on the

deck level becomes a natural centre, and a lively hub for people waiting for the train or just strolling around int the city a friday afternoon. An everyday living room for the citizens om Tampere!

Small urban spaces and pocket parks are scattered troughout the city structure, creating a break in the rush of everyday life.

The building structure consists of diverse building typologies, with various functions, often mixed to create urban life 24 hours a day. These building hybrids establish a contemporary way of life, where businesses, dwellings and retail spaces are mixed. Together they ensure a robust platform for urban development in Tampere.

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MASTERPLANTampere Travel & Service Centre1-1000

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MASTERPLANTampere Travel & Service Centre1-1000

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Elevation - Rautatienkatu 1:1000

Cross Section B-B 1:1000

The built structure on the deck adapts and follows the existing city scape. The central park with the arcade in between the travel and service centre function as a new active green lung in the urban fabric.

The Travel and Service Centre is an effective hub for different modes of transportation. The train, tram, bus, bicycle, pedestrian and car networks all connect at the travel & service centre.

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Plots Structure

The new plot structure reaches across the railway yard in order to connect the two sides of the city. The principles for the new plots follow the existing one in order to create clear and easily understandable connections from east to west.

The new built structure continues the structure of the eastern grid. It follow the logic of the existing urban fabric and melts naturally into the city centre. The areas of Tammela & Tulli are densified through careful infill strategies.

The green strategy inscribes itself in the existing green infrastructure of the city. It continues and completes the green connections across from west to east, and enhances the already exising green avenues.

The new urban anchor points are placed in strategically important locations on the new deck. The points creat new urban spaces and function as strong connectors between the two sides of the tracks.

The Built Structure

Urban Anchor pointsGreen Areas

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Layers of the plan

The exising connections across the railway yard emphasized and clear and efficient new connections introduced. Some of them also function as visual links that make the connection even stronger.

The new network of streets and urban spaces is intertwined with the existing city structure and together they functions as one unified network

The Built Structure

Cross connections and visual links Public spaceUrban Anchor points

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1:1000 Plan of the tunnel level

Elevation - Ratapihankatu street 1:1000

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TAMPERE TRAVEL & SERVICE CENTREAn urban heart and an intermodal hub

The New Tampere Travel and Service Centre will be the first station in Finland to connect seamlessly all modes of transportation under the same roof. Over 20 million annual travellers and commuters crossing Tampere station will make it one of the busiest transportation hubs in Finland. The new Centre will be located in three levels which makes it possible to place all different modes of transportation with great proximity to each other. In the future the new Tampere Travel and Service Centre will not only act as the crossroad of Finnish train traffic but also become an important connection point to

international destinations through rapidly growing Tampere International Airport. Local travellers can arrive by a tram directly to the Centre’s new transit tunnel, check-in to their flight and drop their baggage to the machines and continue their way to the airport. Large parking facilities for cars and bikes make sure that people who prefer travelling longer trips by train or bus will always have enough space for their vehicles. The new urban heart - an elevated plaza on top of the Centre - will form one of the most important public spaces in Tampere in the future. The plaza will be a covered public space,

attractive both spring, summer, fall and winter.Multiple restaurants and cafes, a cinema and a sports centre will provide multiple options for travellers to take a break from their journey. New flexible office spaces and high-quality housing located around the new public plaza will offer local citizens an opportunity to work and live right in the new pulsing heart of Tampere. The new Tampere Travel and Service Centre will be a place where visitors can right away get to experience Tampere and where local citizens can enjoy a city centre that is alive and full of energy 24/7 and 365 days a year.

Axo of tunnel level

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1:1000 Plan of the platform level

Elevation - Railway yard 1:1000

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A UNIQUE TRAVELING EXPERIENCETampere Travel & Service Centre

Large wooden columns raise to the heights to support a light-weight wooden canopy that welcomes travellers to the new Travel and Service Centre. The iconic structure and ethereal filtering light gives the station a recognizable appearance and creates a unique atmosphere to the platform hall. New enlarged holes in the platform level make sure enough natural light reaches

all the way to the new transit tunnel wherebusy travellers rush to catch their trams or check-in to their flights. New escalators and elevators provide easy access to the train platform level both from the new transit tunnel and the deck level. The new bus terminal will be located in the current Pakkahuone Square in the same level with the train platforms. The spacious departure and arrivals hall

of the bus terminal will be connected directly to the transit tunnel and the upper level plaza with elevators and grand staircases. The two important long distance terminals are visually connected through large glass walls between them. The focus of the design has been in creating short and smooth connections between different modes of transportation to make the changes enjoyable and efficient.

Axo of platform level

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Tram and rail - direct access from platforms

tram stop

train platform

train platform

PEDESTRIANCONNECTIONFROM WEST

BUSTERMINAL

BIKESTORAGE

PEDESTRIANCONNECTION FROM EAST

CAR PARKING

PLATFORMLEVEL

1. A direct access from the tram to the train platforms

2. A barrier gree flow through the transit terminal

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BIKE

CHECK-INS

TRANSIT TUNNEL

Different Overlapping Modes of Transportation

PUBLIC SPACE

TRAINS

TRAM

EASTW

EST

ACCESS FROM WEST

Arrival from East and West to Train

ACCESS FROM EAST

4. Arrival to the train platforms

3. Different overlapping modes of transpotation

MAIN PRINCIPLES FOR THE TRAVEL & SERVICE CENTRE

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The new gateway to Tampere

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1:1000 Plan of deck level

Cross Section A-A 1:1000

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ALL CONNECTIONS UNDER ONE ROOFTampere Travel & Service Centre

Axo of deck level

Tampere’s new tram system together with the new Travel and Service Centre are significant investments that take Tampere more towards the direction of other urban European cities. In our vision those two things are united in order to provide seamless connections between the most important local and national transportation systems. This projectproposes toresituate a tram stop to the existing car tunnel that runs below the station. The two parallel walkaways of the Station

Tunnel wil becombined, renovated and transformed into a new transit tunnel that taps directly to all terminals, bike and car parking facilities and to the upper level plaza. The transit tunnel will become the new departure and arrival hallway for all modes of transportation – a connector space that makes unbroken travel chains possible. The wall that separates the new transit tunnel and the old car tunnel will be removed and replaced by a new grand staircase to the

transit tunnel and new elevators that connect all levels of the Travel and Service Centre together. In the future, car traffic will be pushed to the ring roads and the current car tunnel will be devoted only to trams, bikes and pedestrians. New escalators will be built to the northern side of the tunnel in order to provide even easier access to the train platforms for passengers arriving east.Always easy, efficient and enjoyable.

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1:1000 Plan of the deck level

1:500 Station Section

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THE STATION PLAZAAn urban anchor in the city

THE STATION PLAZA - A NEW HEART OF THE CITY THAT RECONNECTS AND RADIATESThe wooden columns raise from the station’s platform level and bend to form a 4500m2 canopy over the new public heart of the eastern city centre. The ethereal roof structure together with trees and small kiosk pavilions give a unique character to this new public space on the edge of the new and existing city centres. Besides being an exciting new hotspot for locals the new plaza will also form the main waiting area of the new Travel and Service Centre. The almost around the clock activities of the station combined with the versatile programs located in the first floors of the buildings around the plaza will bring new kind of metropolitan atmosphere to Tampere. Tampere station plaza – combining the qualities of great public spaceAn elevated plaza and a boardwalk

that runs along the new Central Park open towards west and the evening sun will together create a combination of public spaces that compete in excellence with the historical milleau of the Rapids area. The various cafes, galleries and shops together with flows of people give the place a sense of positive buzz. Restaurants and cultural activities make sure that the urban atmosphere will not die out after people have left their offices and headed back to their homes in Tampere or in the surrounding region. New seating around the plaza will give locals and travelers possibilities to see the existing city center from totally new a perspective. The wooden canopy that is created by using some of the latest innovations in wood manufacturing will provide shading during summer and protection from rain and snow during the more unpleasant seasons. The circular openings on the deck that link the

space to the platform level have been terraced to create protected places for people just sit down and enjoy the spectacular space and sun that penetrates the wooden canopy. Small pavilion cafes spread around the plaza during summer days while information and service kiosks help busy travellers whether they want to start exploring the city or just get information on their train or flight connection. To complete the collection of contemporary kiosk pavilions the beloved “Rautatiegrilli”, will be relocated to the plaza to make sure that all tourists are at least offered the possibility to taste “mustamakkara”!

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The new station plaza - An urban anchor in the city

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The urban life on the deckThe new reconnected center of Tampere will offer great opportunities for people who area seeking to live urban and sustainable life style. The new urban fabric is dense and pedestrian friendly with mostly public and retail functions in the ground floors of the buildings. The streets on the deck are mainly reserved for pedestrians and bikers, while emergency and maintenance vehicles are allowed onto the deck. Private cars can be used for services functions, such as moving in or out but everyday car usage is forbidden on the deck.The sustainable lifestyle in the area is apparent in the city structure as well. Storm water is collected through green roofs and centralized collection system to pools will direct the water to the new cetnral park.

A variety of characters and atmospheresThe city structure creates an intimate

Principle section of the new deck and the urban structure above

sense of urbanity on the deck’s various neighbourhoods. In the heart, close to the Travel and Service Centre, there will alway be life. The variety of functions an hybrid buildings ensure a pulsing urban feeling. Further north, the mood and atmosphere becomes more residential and green. The green semi-public courtyards create urban hide-outs that contrast the station area. The courtyards provide car-free zones for relaxation and leisure, qualitative places for the local communities to social in. The pocket park at Rongakatu functions as a local cultural connector between the residential areas on both sides of the tracks. In the southern area, which is located in the crossroad between Tampere talo and the city, there will be a sports hybrid that locates a variety of activities, ranging from badminton to wall climbing. This southern connection between the east and the west is a sought after pedestrian link between Tampere talo, Kyttälä and Ratina sports area.

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The new bus station will form the eastern entrance to the new Tampere Travel and Service Centre. The bus station will locate in the same level with the train platforms and large glass openings create a visual connection to the the platforms. The station is connected to the deck level and the transit terminal with both escalators and elevators. One of the main access points for bikes and pedestrians also

run along the both northern and southern facade of the station. The bus terminal has a contemporary gate system where passengers can wait in the climatized departure and arrival hall for their bus to arrive. The eastern drop-off area and a taxi stop are located inside the bus station providing people an opportunity to arrive to the Travel and Service center in weather protected conditions. The

parcel service area together with a service dock for the grocery store area located in the southern side of the terminal. All vehicles access the station from Ratapihankatu. A centralized bike parking facility is located directly under the bus terminal in the same level with the transit tunnel.

The Bus station

The Arcade

The Central Park

The east and west side of the city centre locate in different height levels. The two sides meet in the same north-south alignment with the existing station and create an unique urban condition with a long monumental multifunctional building “the arcade” that runs along the whole new Central

Park on both sides of the existing station. The arcade will be made by using the finest contemporary digital wood crafting technologies to create an iconic building and a new facade for the new city centre. Different cafes, small offices and shops create a diverse bazaar-like building that acts

as an interesting and vibrant edge to the new park. The roof of the arcade forms a new public broadwalk with trees, sitting areas and interesting facades of high quality housing and office buildings opening towards west.

By removing the existing car park and office building a new open space will be created between the existing and new city centre. The new Central Park unites the existing Posteljooni Park and the Station Square to the former site of the parking house. This enables development of a real park

to an area which is today lacking a proper green area where locals could relax and refresh. The new park becomes the large green oasis with similar importance to the citizens as the rapids in the west side of the city centre. The new park also boosts up the real estate values of the properties

located around it making them unique locations for housing and offices. A new health centre and a 6000m2 swimming hall will be located under the north side of the park where it slopes up to meet thedeck level.

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The Engine halls

The Pocket park at Rongankatu crossing

Accessibility - Pedestrian bicycle conncetions

A new terraced public square will be created in front of the historically valuable engine sheds. The future challenge with the buildings and their future use relates to the new Ratapihankatu and its heavy traffic. The new public square with circular terraces will compliment the forms of the existing buildings. The future restaurant of the hotel will be

connected to the deck level with a bridge and a new terrace for the restaurant is created to the square. At the Northern engine shed a car access is provided in order to allow cars to enter the drop-off area of the hotel but The Ratapihankatu will be totally blocked with the new amphitheatre and pedestrian connection at the southern engine

shed and peaceful courtyard can be created. The southern engine shed will be transformed into a Design2Production factory where new start-ups can meet and test their ideas.

The historically valuable freight yard building will be relocated to form the new public building and plaza to the northern side of the competition area. The Freight Yard building will be transformed into a cultural and

community house where different events and performances can take place. During the day the building will act as the community house for the surrounding people. Office desks and meeting rooms can be reserved

for freelancers and different afternoon clubs can organize their activities for younger and elder citizens. The old restored building will create a historical layer to an area with mostly new buildings built on the deck.

One of the main ideas of building the deck is to join the eastern side to the western side of the existing city centre. The access points to the deck have designed in a way that bikers

and people with disabilities have easy accessibility to the deck. By using green areas and unique design strategies the connection points can be transformed into public spaces.

Totally eight ramps and sloped parks are created to ensure easy accessibility to the deck.

58

Cross Section C-C 1:1000

There is a strong and smooth pedestrian connection from Tullikamari square onto the deck and the travel & service centre.

The old freight yard building houses a new culture house, and functions as anurban anchor in between Tammela and the housing area in the northern partsof the Kyttälä neigbourhood

Cross Section D-D 1:1000

59

Reconnecting Tampere

60

By introducing a carefully studied densification strategy, it is possible to regenerate an urban atmosphere in the area. Corner plots can be filled in, and urban courtyrds created. The streetscape will be defined by the buildings and not by the ground level parking lots. The removed parking lots will be relocated in centralized underground parking houses.

Re-Connecting Tampere proposes a diversification strategy that replaces the large parking house located in the centre. A new urban square is placed in the connection point between Tampere Hall, the University, Tullintori square and Kyttälä.

Today, the Tammela neigbourhood is characterized by an urban grid plot structure with a fragmented built structure. Large areas are occupied by ground level parking, which creates a suburban atmoposhere in the area.

Today, Tulli is characterized by monofunctionality. The area consists mostly out of offices and large parking areas.

Åkerlundinkatu

Pinnink

atu

Pinnink

atu

underground parking

new housing

Tulli urban square

Åkerlundinkatu

61


Square

Emil Aaltonen

Park

TammelaMarketSquare

Ilvespuisto park

Ratina Stadium

Tammela Stadion

Tampere Univeristy

Tampere Hall

Student Housing

New MixedUse Building

TullintoriShopping Centre

TULLIPLAZA

City &Ratina

TampereCathedral

EngineHallPark

LaukontoriSquare

TampereStationSquare

TampereBus

Station

CultureHouseSquare

SportsHall

Hybrid

TullikamariSquare

New mixeduse

development


TampereCentralPark


Square

Emil Aaltonen

Park

TammelaMarketSquare

Ilvespuisto park

Ratina Stadium

Tammela Stadion

Tampere Univeristy

Tampere Hall

Student Housing

New MixedUse Building

TullintoriShopping Centre

TULLIPLAZA

City &Ratina

TampereCathedral

EngineHallPark

LaukontoriSquare

TampereStationSquare

TampereBus

Station

CultureHouseSquare

SportsHall

Hybrid

TullikamariSquare

New mixeduse

development


TampereCentralPark

Densification strategy for the Tammela area through a suttle infill strategy.

Revitalissation of the Tulli neighbourhood through the introduction of new functions in the area and the development of a new public space in the conncetion point between the Tampere Hall, the University, Tullintori and the city on the western side.

REVITALISATION OF THE NEIGHBOURHOODSTammela and Tulli

In order to be able to create a true unified city centre it is essential to develop clear strategies for the revitalisation of the neighbourhoods of Tammela and Tulli. Both of them have strong and specific identities that should be enhanced. Tammela has an urban plot structure that resembles the block structure in the western centre. However, the built structure developed with 1960s modern standards, has a very scarce and open character. Most of the corners of the plots are today occupied by large parking lots, which create “holes” in the cityscape. We

see a potential in densifying the area with a subtle infill strategy, where the plot structure becomes fully utilised. This enables Tammela to develop towards an urban neighbourhood with qualitative public spaces. Tulli, on the other hand, suffers from another problem; monofunctionality. The buildings consist mostly of offices, which leads to a one-sided experience of the area. With its industrial past, the cityscape has a very diverse and intimate scale, which has a great potential to become a distinct urban neighbourhood in Tampere. By reprogramming, and by

injecting diverse functions, Tulli has the potential to become an integrated part of the centre and function as a link between the university, Tampere Hall and the rest of the city centre.

62

PHASE 1, 1/4

Plot 1.2

Plot 1.3

The Arcade South

Plot 1.4

Central Park South

Total new floor area: 55.354 m2

Expected constr. time: 3years

PHASE 1, 4/4

Engine Halls Park

Plot 1.5

Engine Shed south

Total new floor area: 11.709

Expected constr. time: 1year

PHASE 2

Plot 2.1

Plot 2.2

Plot 2.3

Culture Square

Urban Space

Plot 2.4

Plot 2.5

Plot 2.6

Total new floor area : 80.302m2

PHASE 3

Tammela + Tulli

Densification

Total new floor area : 100.000 m2

TYPE

Sport+Residential

Retail+Office

Retail

Retail+Residential

Park (Public)

TYPE

Public (Park)

Office + Residential

Educational

TYPE

Residential + Retail

+ Office

Residential

Office + Retail

Public

Public

Retail + Residential

Residential + Office

Residential

TYPE

Residential + Retail

FLOORS

5 - 6

6

1-2

3 - 6

Leisure

FLOORS

X

6

1

FLOORS

6-8

3-5

7-9

X-2

X

4-8

5

5-10

FLOORS

2-8

AREA (m2)

Sport: 10.060 / Residential: 13.634

Retail: 1502 / Office: 6009

Retail: 10.896

Retail: 2421 / Residential: 10.832

-

AREA (m2)

Outdoor Public: 3047

Office: 3431 / Residential: 3431

Educational 1800

AREA (m2)

Residential: 9754 / Retail: 7443

Office: 7443

Residential: 12.281

Office: 9736 / Retail: 1606

Culture: 2463 / Park: 7463

Public Square: 1838

Residential: 12.463 / Retail: 1738

Residential: 1723 / Office: 4344

Residential: 11.771

AREA (m2)

90.000-100.000 m2

PHASE 1, 3/4

Plot 1.1

Plot 1.8

Plot 1.9


Expected constr. time: 2 years

TYPE

Retail + Office



FLOORS

7

4 - 7

6

AREA (m2)

Retail: 354 / Office: 2571

Retail: 3284 / Residential: 8546

Retail: 1079 / Residential: 4318

PHASE 1, 2/4

Plot 1.6

Plot 1.7

Station Square

Existing Station

TSC Tre

The Arcade North

Central Park North


Expected constr. time: 2years

TYPE



Public (Station)

Public (Station)

Public (Station)

Retail

Park (Public)

FLOORS

5 - 8

2 - 11

X

4

X

2

AREA (m2)



Outdoor/Indoor Public: 5040

Renovation

Service

Retail: 2604

Leisure

63

THE PROCESSFeasibility and phasing

Phase 2 completed - 200.523 m2

As shown in the more detailed analysis, in the coming decades the new deck level has the capacity to accommodate new housing, office and retail spaces up to 200.000m2. The proposal also includes a densification and diversification plans for Tulli and Tammela areas that include new development up to 100.000m2. The total new development plan of 300.000m2 will be enough to match the growing demand of rapidly growing Tampere. The first phase (the competition proposal) consists of building a deck between the existing deck/tower development designed by Studio Liebeskind and the old Postal Office building and reaching it all the way to the. It will also include building all the new Travel and Service Center and the new Central Park. The total area of this development is 120,000m2 including a housing, offices and retail spaces, a sports centre and a swimming hall, a movie theatre and the multifunctional

building “The Arcade”. Critical parts of the implementation are related to the construction of housing spaces. The risk is related to building too much of housing space in a specific period which might result in vacancy in the housing market. The housing should be built gradually to meet the growing demand of the new inhabitants and through this the housing will support the demand of other spaces and their construction (e.g. office and retail spaces). Another critical part of the solution deals with construction in the railway area. Scheduling of construction taking into account the transportation of hazardous materials may require more time for the construction. As shown by the report of regional population forecasts of Tampere the number of inhabitants of the city will continue growing quite rapidly in the future. This creates an explicit need for new property development in the

city. The solution aims to address this growth by offering housing, offices, retail space and other services for the growing base of residents in the Eastern Centre of Tampere. The growing base of residents will consist of working age inhabitants who are interested in having their workplaces near their accommodation, which maintains a demand for office space in the Eastern Centre. A sizeable proportion of the future inhabitants of the area are older individuals who are not in working age anymore but have good purchasing power which obviously creates a demand for specialized service properties and services. By creating the new Eastern Centre around the Travel and Service Cen-ter comprising various types of new properties, the solution aims to fulfill these upcoming demands of the future inhabitants.

64

PHASE 1 - StartTotal new built area: 120.221 m2

Total: 120.221 m2

PHASE 2 - Completion of the deck

Total new built area: 80.302 m2Total: 200.523 m2

65

SQUARE METRES AND FLEXIBILITY

PHASE 3 - Revitalisation and densification completedDeck area: 200.523 m2

Densification: 100.000 m2Total: 300.523 m2

SCENARIO 3b Flexibility- The deck is also feasible with a higher density

Deck area: 250.000 m2Densification: 100.000 m2

Built total: 350.000 m2

66

The infrastructural vision for Tampere

The traffic network of the second biggest urban region in Finland will become more and more focused on sustainable means of traffic, such as public transportation, cycling and walking. Today, the railway yard defines the eastern edge of the city centre and disconnects Tulli and Tammela regions from the centre both physically and mentally. One of the main focuses of the plan is to minimize the barrier effect by developing fluent and easily accessed walking and cycling infrastructure which, together with the development of the public transportation network, will make the city more livable and social environment. The proposed deck on top of the railroad will reconnect the two sides of the city and introduce car free urban space to the core centre of the city.

The city ring road carries vehicular traffic from the suburbs to the central parking facilities as well as it transmits traffic from one side of the centre to another. The eastern edge of the ring road will be relocated from streets Rautatienkatu and Ratapihankatu to Yliopistonkatu which welcomes Tammela and Tulli regions to the pedestrian friendly city centre. The role of the street Ratapihankatu as a thru traffic street will be reduced and partly substituted to serve the needs of the land use on top of the deck. The

realignment of the ring road enables the street Itsenäisyydenkatu to be dedicated to public transport, cycling and walking between the streets Yliopistonkatu and Hämeenkatu.

Having the restrictions of the city ring road removed, the street Rautatienkatu can be developed as a public transportation orientated street. The expansion of the urban tramway and the new role of the street Rautatienkatu will be steps towards car free Hämeenkatu with only trams sharing the space with pedestrians and cyclists.

By making cycling, walking and public transportation more attractive in comparison to private car usage, the amount of trips made with sustainable transportation modes will increase. This will lead to various positive outcomes, such as more efficient use of urban space, reductions in traffic noise and pollution levels, safer and healthier environment with more social interaction among the citizens.

THE TRAVEL & SERVICE CENTREIn the centre of the city, local public transport will rely firmly on urban tram network which will be supported by diametral bus trunk lines. In suburbs, local bus lines will seamlessly connect and feed passengers to the

tram system or disperse passengers to their destinations. The station area becomes a new hub in the local and regional traffic; a terminus where all the related services can be reached from one spot.

The light rail stop which will be integrated to the station enables outstanding interchanges between the intercity trains, long distance coaches, trams and local busses on street Rautatienkatu. The transit area will be in two levels which are connected with escalators: the trams and local busses are accessed from the travel tunnel level whereas the coach terminus and train platforms are located at the level above.

The old station tunnel structure will be altered. The wall between the open air tunnel and inside tunnel will be partly torn down to facilitate entrances to the tram podium. The east bound tram platform can be accessed from the inside tunnel via signalized pedestrian crossing inside the open air tunnel for which the supporting row of columns between the tram tracks need to be redistributed. In addition to the tram tracks, platforms and sidewalks, one way cycle tracks run on both sides of the tunnel connecting the cycle tracks on streets Hämeenkatu and Itsenäisyydenkatu.

67

The infrastructural vision for Tampere

Tram lineTram stop Local bus stop (core line 2)

Local bus stop (core line 1)Travel & Service centre

Regional Bus Station

Access to undergroundparking

Existing underground parking

Tunnel

Railway track

Regional bus line

Local core bus line 1Local core bus line 2

Car access to ring road

Main Streets

Ringroad

Collector Street

Ratapihankatu

New underground parking

68

The proposed changes in traffic network emphasize the importance of sustainable travel modes in urban traffic. The city centre bound car traffic is directed to the city ring road in accordance to the city traffic policy. However, the area enclosed by the city ring road will expand as the eastern edge of the ring will be realigned from Rautatienkatu to Yliopistonkatu, Pohjolankatu and Lapintie. The southeastern access to the ring road will be relocated from the intersection of Kalevantie and Rautatienkatu to Kalevantie at Yliopistonkatu. The city ring road will have smooth connections to the parking facilities. The expansion of the ring permits car access from Itsenäisyydenkatu to Hämeenkatu to be closed. After removing thru car traffic from the western end of Itsenäisyydenkatu, a new entrance to the Hämppi car park can be built west from the intersection of Itsenäisyydenkatu and Yliopistonkatu.The new city ring road alignment and the closure of the Itsenäisyydenkatu

tunnel will reroute traffic flows. The east-west bound traffic flows will shift to use the bridges of Kastinsilta, Erkkilänsilta and Sorinahde. The importance of Lapintie and Pohjolankatu for traffic between Kekkosentie and the city centre will increase. It is likely that the role of Kalevantie on the southern edge of the city ring road will grow as well. The streets Rautatienkatu, Ratapihankatu and Erkikilänkatu will remain as important car traffic streets inside the city ring.On top of the deck, only emergency vehicles and indispensable service traffic will be permitted. The accesses and car parking of the buildings located on the deck will be organized from Ratapihankatu which runs underneath the deck. Moreover, the majority of service traffic can will be organized from below the deck using goods lifts.ParkingA tight norm for car parking (1 veh/150-200GFA) enables cost-effective way to build big building

masses. To improve joint use of parking places, parking is centralized and situated in structural parking facilities. One possible location for structural parking is under the new central park. In the first phase, a norm 1 veh/150GFA is used. In second and third phases 1 veh/200GFa is used due to enhanced service of public transport in the area. In total, the required car parking capacity for the new buildings is approximately 800 ap in the phase one, In second phase 400 and in third phase 600, totaling 1 800 car parking places after the final phase.In Tammela region, the main objective is to remove current above ground parking for alternative land use and relocate parking f ex in the basement floors of complementing buildings.

The dimension of bicycle parking for the area is roughly Bicycle Park /50 GFA. Together with new station, nearly 6000 parking places for cycling is needed.

Car traffic network & parking strategy

69

Car traffic network & parking strategy The public transportation system Urban tramThe urban tram network will be aligned to the core centre of the city, the pedestrian friendly street Hämeenkatu, from three different directions (one from both ends of Hämeenkatu and one from the south via street Hatanpään valtatie). West from the Tammerkoski rapids, the tram stops will be located at Tuulensuu and central market square. On the eastern side of the rapids, the proposed stop by the warehouse Stockmann will be replaced with the new intermodal transit hub by the station and additional stop at Koskipuisto which will act as an

interchange station between the southbound and east/westbound trams.

Local public transportMost of the centre orientated local bus traffic will be linked to the tram network outside the city. The diametral bus trunk lines, ‘pendulums’, support the tram system by covering the through passage of the suburbs not reachable by tram. Stops at the street Rautatienkatu will connect pendulums to the station transit hub.

Long distance coaches

Long distance coaches are lead to the bus terminus under the deck via Ratapihankatu. Alongside with passenger traffic, the terminus will provide freight services. Escalators to both travel tunnel level and the deck level connect the coach terminus effortlessly to the trains, trams and local busses.

70

The streets on the deck will be dedicated to pedestrians and cyclists with only indispensable service and emergency vehicles permitted. Car free environment and dense architecture provide great accessibility, safety and comfort to pedestrians. The different levels of the station area are connected to each other with ramps, stairways, elevators and escalators.

Slow speed cycling will be allowed on

the deck whereas faster long distance cyclists are directed underneath the railroad. For cyclists, adequate ramps will be built to connect the different levels of the station area. Stairways, where necessary, will be equipped with rails for bicycle wheels.

Bicycle parking will be integrated to the station infrastructure in various destinations. The largest bicycle parks will be adjoined near travel and service

center: on the eastern side next to the underpass tunnel under the new bus terminal. On the western side ground level bicycle parking is situated on the station square. In addition to centralized long term parking, smaller short term parking facilities will be spread to the deck level and the travel tunnel level to cover all of the activities on the station region.

Bicycle network and pedestrian connections

71

The infrastructural stretegy for the deck is based on a shared space principle. The deck is accessed by car from the north, from the Erkkilänkatu bridge, and from the south, the Kalevantie bridge. In order to make the merging of the two sides of the city as fluent as possible many good pedestrian connectiions are created across the deck area. Most of these also function as bicycle connections, which makes the flow even smoother. The deck area i characterized by a dense urban feeling where, pedestrians, bicycles cars can move around together.

Shared space and access to the deck

Shared space reference- the entire deck area is accessible by car if needed.

72

The tram transit facility at the station can be built in two phases. At the first phase, the tram stop will be placed at Itsenäisyydenkatu next to the western end of the tunnel. At this phase, car traffic will use the northern side of the tunnel to access Rautatienkatu from the east.

At the second phase, the itsenäisyydenkatu tunnel will be closed from car traffic and the tram stop will be relocated into the tunnel to its final place.

taxi

existing parking garageshops

shops

reserved for luggage check-in

railway service connection to platform

existing access to platform level

connection to platform

airport check-in

bike parking

tram platform

tram platformbike lane

87

95,8 92,4

90,7

91,7

90,3

taxi

bike parking

bike parking

bike parking

bike parking

tram platform

tram platform

bicycle lane

bicy

cle

lane

bicy

cle

lane

taxi

existing parking garageshops

shops

reserved for luggage check-in

railway service connection to platform

existing access to platform level

connection to platform

airport check-in

bike parking

tram platform

tram platformbike lane

87

95,8 92,4

90,7

91,7

90,3

taxi

bike parking

bike parking

bike parking

bike parking

tram platform

tram platform

bicycle lane

bicy

cle

lane

bicy

cle

lane

73

2,5 m 2 m 3,35 m3,35 m2 m 2,5 m 2 m 2 m

2 m 2 m 11,7 m 2 m 2 m

Itsenäisyydenkatu Tunnel

2,5 m 2 m 3,35 m3,35 m2 m 2,5 m 2 m 2 m

2 m 2 m 11,7 m 2 m 2 m

Itsenäisyydenkatu Tunnel

ITSENÄISYYDENKATU TRAM TERMINALPhasing

1st phase: the trams will run in the southern tunnel of the Itsenäisyydenkatu street under-pass. Cars and Busses will run in the northern tunnel of the same underpass. The tram stops will be located in the Central park close to the existing station building. Connection to the Hämpinparkki will remain in the Ratapihankatu.

2nd Phase (when the new Travel and Service center has been completed):

the tram stops will be relocated to inside the both tunnels of the Itsenäisyydenkatu street underpass. The ring road of the city center will be relocated to the yliopistonkatu and Tammelan Puistokatu streets. Connection to the underground Hämpinparkki will be created to the crossroad of Yliopistonkatu and Itsenäisyydenkatu streets. A new long distance bus terminal will be built to the eastern side of the tracks along the Ratapihankatu street.

Itsenäisyydenkatu tunnel section - the tram stop layout

Itsenäisyydenkatu tunnel section - the tram stop layout

T

T

BT

TAXI

TAXI

Phase 1

Phase 2

TampereCentralPark

75

REAL ESTATE BUSINESS REPORTExpert evaluation

Justifications for the entry:

“ReConnecting Tampere” proposes the city to make a historical step to enlarge its city center over the tracks towards Tulli and Tammela areas. The proposal creates a totally new urban area in the heart of this extended city center by building a new deck with mixed development all the way from south of the competition area to the north end of it. The plan also includes moving the city center’s planned ring road to the Yliopistonkatu street to include Tulli and Tammela areas to the city center’s pedestrian and bike friendly traffic concept. Since most of the proposal’s new development will be located on the deck, the intermediate zone between the existing and the new city center becomes a prime spot for Tampere’s new Central Park – a new green living room for the city and a destination for tourists. The long north-south edge of the park and the deck level will be developed into a multifunctional building called “the arcade” with unique architecture and prime retail and office spaces. The new elevated Station plaza will form the new heart of the city with galleries, a movie theather, shops and restaurant. The new station plaza will connect to the elevated boardwalk that is located on top of “the arcade” with cafes and unique view towards the new central park and the existing city centre. The total development is divided into three main phases: 1. Southern part of the deck, the central park and the Travel and Service Centre (total area of mixed development 120,000m2), 2. The Norhtern part of the deck (total area of mixed development 80,000m2), 3. Densification and Diversification of Tulli and Tammela Areas (total area of mixed development 100,000m2).

As shown by the report of regional population forecasts of Tampere the number of inhabitants of the city will continue growing quite rapidly in the future. This creates an explicit need for new property development in the city. The solution aims to address this growth by offering housing, offices, retail space and other services for the growing base of residents in the Eastern Centre of Tampere. The growing base of residents will consist of working age inhabitants who are interested in having their workplaces near their accommodation, which maintains a demand for office space in the Eastern Centre. A sizeable proportion of the future inhabitants of the area are older individuals who are not in working age anymore but have good purchasing power which obviously creates a demand for specialized service properties and services. By creating the new Eastern Centre around the Travel and Service Cen-ter comprising various types of new properties, the solution aims to fulfill these upcoming demands of the future inhabitants.

Predictable changes in consumer behavior is explained in the market analysis (e.g. the fu-ture of e-commerce). Predictable changes in office work explained in the market analysis (e.g. future changes in demanded office area per worker)

The solution responds to the future demand of housing, office, retail and other leisure spaces in the Eastern Centre of Tampere. In the solution, the suggested amount of developed space takes into account the future trends that affect the housing market (e.g. growing base of old inhabitants), the office market (e.g. changing demands of office area per worker and growing number of companies in Tampere), the retail market (e.g. growing base of older people and their needs) and leisure space (e.g. few competing leisure and sports facilities near the Eastern Centre of Tampere).

76

As shown in the more detailed analysis, in the coming decades the new deck level has the capacity to accommodate new housing, office and retail spaces up to 200.000m2. The proposal also includes a densification and diversification plans for Tulli and Tammela areas that include new development up to 100.000m2. The total new development plan of 300.000m2 will be enough to match the growing demand of rapidly growing Tampere. The first phase (the competition proposal) consists of building a deck between the existing deck/tower development designed by Studio Lieneskind and the old Postal Office building and reaching it all the way to the. It will also include building all the new Travel and Service Center and the new Central Park. The total area of this development is 120,000m2 including a housing, offices and retail spaces, a sports centre and a swimming hall, a movie theatre and the multifunctional building “The Arcade”.

Critical parts of the implementation are related to the construction of housing spaces. The risk is related to building too much of housing space in a specific period which might result in vacancy in the housing market. The housing should be built gradually to meet the growing demand of the new inhabitants and through this the housing will support the demand of other spaces and their construction (e.g. office and retail spaces). Another critical part of the solution deals with construction in the railway area. Scheduling of construction taking into account the transportation of hazardous materials may require more time for the construc-tion.

In our estimates the leisure and sport spaces are less critical part in terms of the implemen-tation schedule of the solution. They can be constructed with more flexible schedule when the number of inhabitants secures the demand for these properties. Suggested schedule for the construction of leisure and sport spaces starts from the point when 100 000 square meters of housing is constructed but these spaces can be built in the final phases of the implementation as well. The aim is to secure demand for leisure and sports facilities by the demand of people accommodating in the area, since the propensity of inhabitants in other districts of Tampere to find the services might not be as high as the people in Eastern Cen-tre.

Justified proposal for the implementation

77

Phasing the construction of new traffic networks:

1st phase: the trams will run in the southern tunnel of the Itsenäisyydenkatu street under-pass. Cars and Busses will run in the northern tunnel of the same underpass. The tram stops will be located in the Central park close to the existing station building. Connection to the Hämpinparkki will remain in the Ratapihankatu.

2nd Phase (when the new Travel and Service center has been completed): the tram stops will be relocated to inside the both tunnels of the Itsenäisyydenkatu street underpass. The ring road of the city center will be relocated to the yliopistonkatu and Tammelan Puistokatu streets. Connection to the underground Hämpinparkki will be created to the crossroad of Yliopistonkatu and Itsenäisyydenkatu streets. A new long distance bus terminal will be built to the eastern side of the tracks along the Ratapihankatu street.

3rd phase: New streets, pedestrian and bike connections will be built to the northern side of the competition area.

New replacing parking facilities will be built before the existing ones will be demolished. New parking will be built along with the other construction.The structure of the deck is suggested to be built by one platform line at the time in order to reduce the possible negative imapact to the train schedules. By using sheet pilings around the foundation work during construction the platforms can be partially used during the con-struction of the deck. This will reduce the cost and distractions caused for train traffic.

78

According to our estimates, the net rent levels of the new properties in the Eastern Centre of Tampere is represented in the table below:

According to the number of rooms for housing, the average net rent levels for 1 room apart-ments is estimated to 15.6 €/sqm/month, 2 room apartments 13.1 €/sqm/month, 3 room apartments 11.8 €/sqm/month and 4 room or bigger apartments 11.7 €/sqm/month. Aver-age maintenance costs of housing is estimated to be 3.68 €/sqm/month. For retail properties, the division between different estimated rent levels has been made be-tween space area and floor. For retail spaces with under 200 sqm of space, if the space is on the 1st floor the average net rent level is 40 – 60 €/sqm/month whereas if the space is in the basement or on 2nd floor or higher, the average net rent level is 20 – 40 €/sqm/month. For retail spaces over 200 sqm, if the space is on the 1st floor the average net rent level is estimated to be 20 – 40 €/sqm/month and if the space is in the basement or on the 2nd floor or higher, the average net rent level is estimated to be 20 – 30 €/sqm/month. Mainte-nance costs for retail properties are estimated to be 3.39 €/sqm/month.Office spaces with under 300 sqm of floor area are estimated to have an average net rent level of 16.0 €/sqm/month. For office spaces of 300 sqm or more, the average net rent level is 13.0 €/sqm/month. Maintenance costs for office spaces are estimated to 3.18 €/sqm/month. Hotel spaces’ net rent level in the area is estimated to 18 – 20 €/sqm/month and the maintenance costs to 5.00 €/sqm/month.The maintenance costs for retail and office properties have been also estimated for the properties in public use. According to our estimates the maintenance costs of retail proper-ties in public use are 3.91 €/sqm/month and office properties in public use 3.39 €/sqm/month. The increased maintenance costs comes from increased requirements for maintenance and upkeep, cleaning and electricity.

4

Justification for the feasibility:

According to our estimates, the net rent levels of the new properties in the Eastern Centre of Tampere is represented in the table below:

According to the number of rooms for housing, the average net rent levels for 1 room apart-ments is estimated to 15.6 €/sqm/month, 2 room apartments 13.1 €/sqm/month, 3 room apartments 11.8 €/sqm/month and 4 room or bigger apartments 11.7 €/sqm/month. Average maintenance costs of housing is estimated to be 3.68 €/sqm/month.

For retail properties, the division between different estimated rent levels has been made between space area and floor. For retail spaces with under 200 sqm of space, if the space is on the 1st floor the average net rent level is 40 – 60 €/sqm/month whereas if the space is in the basement or on 2nd floor or higher, the average net rent level is 20 – 40 €/sqm/month. For retail spaces over 200 sqm, if the space is on the 1st floor the average net rent level is estimated to be 20 – 40 €/sqm/month and if the space is in the basement or on the 2nd floor or higher, the average net rent level is estimated to be 20 – 30 €/sqm/month. Maintenance costs for retail properties are estimated to be 3.39 €/sqm/month.

Office spaces with under 300 sqm of floor area are estimated to have an average net rent level of 16.0 €/sqm/month. For office spaces of 300 sqm or more, the average net rent level is 13.0 €/sqm/month. Maintenance costs for office spaces are estimated to 3.18 €/sqm/month. Hotel spaces’ net rent level in the area is estimated to 18 – 20 €/sqm/month and the maintenance costs to 5.00 €/sqm/month.

The maintenance costs for retail and office properties have been also estimated for the prop-erties in public use. According to our estimates the maintenance costs of retail properties in public use are 3.91 €/sqm/month and office properties in public use 3.39 €/sqm/month. The increased maintenance costs comes from increased requirements for maintenance and up-keep, cleaning and electricity. Observations of the feasibility:

The housing, office and retail functions in the solutions are seen as default and the housing space is the most essential part to secure the profitability of the solution by creating spaces for new inhabitants in the area. The facilities dedicated to sports and leisure activities provide added value to the solution because of a lack of competitive facilities and growing base of

Building: Type of use: Net rent €/sqm/mth Maintenance costs €/sqm/mthMaintenance costs in public use €/sqm/mth

Housing 1 room 15,6 3,68Housing 2 room 13,1 3,68Housing 3 room 11,8 3,68Housing 4 room 11,7 3,68Retail under 200 sqm 1. floor 40 ‐ 60 3,39 3,91Retail over 200 sqm 1. floor 20 ‐ 40 3,39 3,91Retail under 200 sqm 0 tai 2+ floor 10 ‐ 20 3,39 3,91Retail over 200 sqm 0 or 2+ floor 20 ‐ 30 3,39 3,91Office under 300 sqm 16,0 3,18 3,39Office over 300 sqm 13,0 3,18 3,39Hotel 18 ‐ 20 5,00

Justification for the feasibility:

79

The housing, office and retail functions in the solutions are seen as default and the housing space is the most essential part to secure the profitability of the solution by creating spaces for new inhabitants in the area. The facilities dedicated to sports and leisure activities pro-vide added value to the solution because of a lack of competitive facilities and growing base of potential customers in the area. These spaces may also have a significant role in creating the future customer flows and hence supporting other retail spaces in the area.

The main risks of the solution are presented in the market analysis (e.g. correct timing of building phases, continual implementation enhancing profitability

Observations of the feasibility:

80

1 2 3 4 5 6 7 8 9 10 11 12 13 14

PHASE 1Plot 1.1 x xPlot 1.2 x xPlot 1.3 x xThe Arcade South x xPlot 1.4 xPlot 1.5 xPlot 1.6 x xPlot 1.7 xPlot 1.8 xPlot 1.9 xThe Arcade North x

PHASE 2Plot 2.1 x xPlot 2.2 x x xPlot 2.3 x xPlot 2.4 x xPlot 2.5 xPlot 2.6 x x

Yearly built sqmResidential 10 832 6 817 6 817 12 535 6 124 10 442 8 546 7 525 9 979 11 702 11 109 11 109 0 0 113535Retail 2 421 6 199 6 199 4 754 4 159 5 415 3 461 0 0 0 4 591 4 591 803 803 43394Office 0 3 005 3 005 0 0 1 286 1 286 3 431 0 4 344 3 722 3 722 4 868 4 868 33534Sport 0 5 030 5 030 0 0 0 0 0 0 0 0 0 0 0 10060

totalTOTAL 13 253 21 051 21 051 17 289 10 282 17 142 13 293 10 956 9 979 16 046 19 421 19 421 5 671 5 671 200523

Year

81

IMPLEMENTATION PLAN

1 2 3 4 5 6 7 8 9 10 11 12 13 14

PHASE 1Plot 1.1 x xPlot 1.2 x xPlot 1.3 x xThe Arcade South x xPlot 1.4 xPlot 1.5 xPlot 1.6 x xPlot 1.7 xPlot 1.8 xPlot 1.9 xThe Arcade North x

PHASE 2Plot 2.1 x xPlot 2.2 x x xPlot 2.3 x xPlot 2.4 x xPlot 2.5 xPlot 2.6 x x

Yearly built sqmResidential 10 832 6 817 6 817 12 535 6 124 10 442 8 546 7 525 9 979 11 702 11 109 11 109 0 0 113535Retail 2 421 6 199 6 199 4 754 4 159 5 415 3 461 0 0 0 4 591 4 591 803 803 43394Office 0 3 005 3 005 0 0 1 286 1 286 3 431 0 4 344 3 722 3 722 4 868 4 868 33534Sport 0 5 030 5 030 0 0 0 0 0 0 0 0 0 0 0 10060

totalTOTAL 13 253 21 051 21 051 17 289 10 282 17 142 13 293 10 956 9 979 16 046 19 421 19 421 5 671 5 671 200523

Year

82

TAMPERE TRAVEL AND SERVICE CENTER PROJECT: CONSTRUCTION COST INFORMATION

PHASE 1

EXISTING BUILDINGS:

1. Buildings to be demolished:

The P‐Asema car park and a business and office buildingThe Pendolino buildingUkko‐Pekka buildingMorkku Clubhouse and the residential railyard workers residential buildingThe railway station’s warehouse building

2. Planned type of use, number of floors, gross area, leasable area, repair standard and expenses, and design solution for existing buildings according to following:Repair expenses are estimated without yard areas and infrastructure. Price estimates VAT 0%.

Building: Type of use:Number of

floorsGross area Repair standard

Repair expenses

Design solution Building expenses

totalRetail Office Housing

Storage and other spaces

Galleries and

corridors Retail Office Housing

Storage and other spaces Retail Office Housing


Galleries and

corridors total partly minor €/brm2 very expensive expensive normal Total €The Southern engine sheds Educational 1800 1500 7,35 3,37 x 1500 x 2 700 000The freight yard (Phase 2) Cultural 2000 1600 11,5 3,5 x 1500 x 3 000 000The Rautagrilli grill kiosk Retail 20 20 50 3,39 x 500 x 10 000Total 5 710 000

3. Other construction needed to the existing buildings: bridges, tunnels, cover structures, elevators, stairs, escarpments: (description of structures with measurements)

Building:

Railway station

new connections from the northside of the current car tunnel to the platforms 200 0006 000 000

2 000 00013 000 000

Renovation of the Station

4 new elevatorsRenovation and extensions of the existing elevators (4)40 escalators to the existing and the new station

Building expenses

€2 500 000500 000200 0001 000 000600 000

Total

Type of use:

transforming the two parallel station tunnels into a new transit tunnel, renovationNew skylights for the transit tunnelnew connection and staircase from the future tram stops to the new transit tunnel

Maintenance costs €/m2/mth

Leasable area %

Net rent€/m2/mth


PHASE 1

EXISTING BUILDINGS:






Repair expenses




Galleries and




Galleries and



Building:

Railway station


2 000 00013 000 000



Building expenses

€2 500 000500 000200 0001 000 000600 000

Total

Type of use:



Leasable area %

Net rent€/m2/mth

NEW BUILDINGS IN THE AREA:

1. Planned type of use, number of floors, gross area, leasable area, maintenance costs, design solution and building expenses for the new buildings according to following:Building expenses are estimated without yard areas and infrastructure. Price estimates VAT 0%.


floorsGross area Design solution

Building expenses

Building expenses

totalRetail Office Housing Sport Retail Office Housing Sport Retail Office Housing Sport

very expensive expensive normal €/brm2 Total €

PHASE 1Plot 1.1 Retail + Office 7 2925 354 2571 x 1 391 4 068 675Plot 1.2 Sport + Residential 5…6 23694 13634 10060 x 1 786 42 317 484Engine Halls Park Outdoor Public xPlot 1.3 Retail + Office 6 7511 1502 6009 x 1 899 14 263 389The Wall South Retail 1…2 10896 10896 x 2 205 24 025 680Plot 1.4 Retail + Residential 3…6 13253 2421 10832 x 1 894 25 101 182Plot 1.5 Office + Residential 6 6862 3431 3431 x 1 309 8 982 358Plot 1.6 Retail + Residential 5…8 20564 8317 12247 x 1 860 38 249 040Plot 1.7 Retail + Residential 2…11 14685 2150 12535 x 1 297 19 046 445Station Square Public Station xPlot 1.8 Retail + Residential 4…7 11830 3284 8546 x 1 338 15 828 540Plot 1.9 Retail + Residential 6 5397 1079 4318 x 1 314 7 091 658The Wall North Retail 2 2604 2604 x 2 205 5 741 820Sport Sport 2 10000 10000 x 1 904 19 040 000Total 120221 32607 22843 54711 20060 20 14 13 3,8 3,4 3,5 204 716 271

Leasable area m2Maintenance costs

€/m2/mthNet rent€/m2/mth

83


PHASE 1

EXISTING BUILDINGS:






Repair expenses




Galleries and




Galleries and



Building:

Railway station


2 000 00013 000 000



Building expenses

€2 500 000500 000200 0001 000 000600 000

Total

Type of use:



Leasable area %

Net rent€/m2/mth


PHASE 1

EXISTING BUILDINGS:






Repair expenses




Galleries and




Galleries and



Building:

Railway station


2 000 00013 000 000



Building expenses

€2 500 000500 000200 0001 000 000600 000

Total

Type of use:



Leasable area %

Net rent€/m2/mth

CONSTRUCTION COST CALCULATIONPhase 1





Building expenses

Building expenses



PHASE 1Plot 1.1 Retail + Office 7 2925 354 2571 x 1 391 4 068 675Plot 1.2 Sport + Residential 5…6 23694 13634 10060 x 1 786 42 317 484Engine Halls Park Outdoor Public xPlot 1.3 Retail + Office 6 7511 1502 6009 x 1 899 14 263 389The Wall South Retail 1…2 10896 10896 x 2 205 24 025 680Plot 1.4 Retail + Residential 3…6 13253 2421 10832 x 1 894 25 101 182Plot 1.5 Office + Residential 6 6862 3431 3431 x 1 309 8 982 358Plot 1.6 Retail + Residential 5…8 20564 8317 12247 x 1 860 38 249 040Plot 1.7 Retail + Residential 2…11 14685 2150 12535 x 1 297 19 046 445Station Square Public Station xPlot 1.8 Retail + Residential 4…7 11830 3284 8546 x 1 338 15 828 540Plot 1.9 Retail + Residential 6 5397 1079 4318 x 1 314 7 091 658The Wall North Retail 2 2604 2604 x 2 205 5 741 820Sport Sport 2 10000 10000 x 1 904 19 040 000Total 120221 32607 22843 54711 20060 20 14 13 3,8 3,4 3,5 204 716 271

Leasable area m2Maintenance costs

€/m2/mthNet rent€/m2/mth

84

2. Other construction needed to the new buildings: bridges, tunnels, cover structures, elevators, stairs, escarpments: (description of structures with measurements)

Building:

The deckThe new deckDeck Surfaces New plazas, public spaces, streets, block courtyards and vegetation on the deckNew connections to the Deck

Tammelankatu ramp 650 m2Kyttälänkatu stair 80 m2Åkerlund street ramp 600 m2connections total costThe deck total cost

Travel and Service Center

The new canopy of the stationThe new Bus station A new 5500m2 bus station to the Pakkahuoneenkatu squareThe new Bike parking facilty A new Bike parking facility under the future bus stationThe new Tram stops New tram stops inside the Itsenäisyydenkatu Tunnel

The central ParkThe central Park South Hard stone surfaces

Vegetation, plantsPlanted areasLarge treesThe central Park South Total

The central Park NorthHard stone surfacesVegetation, plantsPlanted areasLarge treesThe central Park South TotalThe central Park Total

TOTAL OTHER CONSTRUCTION COSTS FOR PHASE 1 AND 2 95 603 300

60 0001 172 0004 113 300

96 000200 000

816 000

4 000 0006 000 000

800 000

75 200 000

79 990 000

700 000

2 390 000A new concrete deck (including structures and other cost), phase 1, 37.600m2

600 000800 000100 000

2 710 80089 00081 50060 000

2 941 300

The Bus station connection 600 m2

2 400 000900 000

Travel and Service Center total cost

A 4500m2 cover for the new Staion plaza and the platforms

11 500 000

Type of use: expenses Building expenses

85


Total Cost of the Phase 1

Renovation of the existing buildingsAdditional structures (The existing station)New Buildings, phase 1Other Construction / the deck etc.total

reservations for unexpected costs

The Phase 1 total cost estimation

30 000 000

349 029 571

5 710 00013 000 000204 716 27195 603 300319 029 571


Building:

The deckThe new deckDeck Surfaces New plazas, public spaces, streets, block courtyards and vegetation on the deckNew connections to the Deck

Tammelankatu ramp 650 m2Kyttälänkatu stair 80 m2Åkerlund street ramp 600 m2connections total costThe deck total cost

Travel and Service Center

The new canopy of the stationThe new Bus station A new 5500m2 bus station to the Pakkahuoneenkatu squareThe new Bike parking facilty A new Bike parking facility under the future bus stationThe new Tram stops New tram stops inside the Itsenäisyydenkatu Tunnel

The central ParkThe central Park South Hard stone surfaces

Vegetation, plantsPlanted areasLarge treesThe central Park South Total

The central Park NorthHard stone surfacesVegetation, plantsPlanted areasLarge treesThe central Park South TotalThe central Park Total

TOTAL OTHER CONSTRUCTION COSTS FOR PHASE 1 AND 2 95 603 300

60 0001 172 0004 113 300

96 000200 000

816 000

4 000 0006 000 000

800 000

75 200 000

79 990 000

700 000

2 390 000A new concrete deck (including structures and other cost), phase 1, 37.600m2

600 000800 000100 000

2 710 80089 00081 50060 000

2 941 300

The Bus station connection 600 m2

2 400 000900 000

Travel and Service Center total cost

A 4500m2 cover for the new Staion plaza and the platforms

11 500 000


86

PHASE 2





Building expenses

Building expenses



PHASE 2Plot 2.1 Retail + Residential 6…8 24640 7443 7443 9754 x 1 381 34 027 840

+ OfficePlot 2.2 Residential 3…5 12281 12281 x 1 251 15 363 531Plot 2.3 Retail + Office 7…9 11342 1606 9736 x 1 395 15 822 090Culture Square Public x…2Urban Space Public x…2 0Plot 2.4 Retail + Residential 4…8 14201 1738 12463 x 1 289 18 305 089Plot 2.5 Office + Residential 5 6067 4344 1723 x 1 423 8 633 341Plot 2.6 Residential 5…10 11771 11771 x 1 251 14 725 521Total 80302 10787 21523 47992 0 20 14 13 3,8 3,4 3,5 106 877 412


Building:The deckThe new deckDeck Surfaces New plazas, public spaces, streets, block courtyards and vegetation on the deckNew connections to the Deck

Vellamonkatu ramp 350 m2Väinölänkatu ramp 850 m2The school ramp 600 m2Rongankatu, new stair 65 m2connections total costThe deck total cost

TOTAL OTHER CONSTRUCTION COSTS FOR PHASE 1 AND 2


New Buildings, phase 2Other Construction / the deck etc.total



68 575 000

Leasable area m2Net rent€/m2/mth

106 877 41268 575 000175 452 412

20 000 000

195 452 412


2 155 00068 575 000

80 000

1 275 000800 000

3 620 000A new concrete deck (including structures and other cost), phase 2, 31.430m2 62 800 000


PHASE 2





Building expenses

Building expenses













68 575 000


106 877 41268 575 000175 452 412

20 000 000

195 452 412


2 155 00068 575 000

80 000

1 275 000800 000



87


PHASE 2





Building expenses

Building expenses













68 575 000


106 877 41268 575 000175 452 412

20 000 000

195 452 412


2 155 00068 575 000

80 000

1 275 000800 000



PHASE 2





Building expenses

Building expenses













68 575 000


106 877 41268 575 000175 452 412

20 000 000

195 452 412


2 155 00068 575 000

80 000

1 275 000800 000



The Phase 1 total cost estimationThe Phase 2 total cost estimation

349 029 571195 452 412544 481 983

89

MARKET ANALYSIS

1. DEMAND FOR HOUSING

3

NEWSEC VALUATION OY

1 Demand for housing

According to the 2011 estimates found in the report of regional population forecasts of Tampere, the expected population growth in the city will remain strong from 2014 to 2030. Now the popu-lation of the city amounted in 2011 to approximately 210,000 inhabitants. As stated by the stand-ard projection of population growth, which the report argues is the most probable forecast, the population growth would remain in approximately 0.8 % yearly. To respond to this population growth, the report argues that the amount of new apartment production should remain at the level of 161,000 floor square meters yearly. The realized new production during 2001 – 2010 has been 160,000 floor square meters yearly, which means that the City expects that the demand of housing will stay at its current level in the future. The number of inhabitants living in the Eastern Centre was approximately 17,000 in 2011. 7.3 % of these inhabitants were of age 0 – 18, 70.6 % of age 19-64 and 22.2 % over age 65. These figures make the Eastern Center of Tampere one of the most popular locations of living for working age inhabitants. According to the report, the demand for new housing in the Eastern Centre of Tampere based on the regional population forecast is expected to be 13,200 square meters yearly between years 2011 – 2030.

Picture 1: Population growth projections in Tampere

Expert evaluation

90

4

NEWSEC VALUATION OY

In terms of division of new housing production between rental and owned apartments, the large student population generated by the University of Tampere will keep the demand for rental housing and smaller housing units relatively strong. With proportion of 42.9 % of its inhabitants Tampere has the third largest share of population living in rental housing of all cities in Finland. However, the population growth report shows that the growth rate of working age population, which includes also individuals in University education, will slow down between years 2012 and 2026 and then start to increase more rapidly again.

The projections on growth of different age groups show us also that the population of people be-tween ages 65 and 74 years will grow rapidly from 2012 to 2022 from approximately 18 000 to 24 000 inhabitants. After this period the population will start to diminish when the same individ-uals turn older and thus the projection presents a rapid increase in the number of inhabitants between ages 75 and 84 years. This feature of the age structure in the city will firstly strengthen the demand of owned apartments but later on also emphasize the importance of specialized hous-ing and services for older people and ageing generation.

Picture 2: Population growth projections for inhabitants over age 65

91

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NEWSEC VALUATION OY

Picture 3: Population growth projections for inhabitants in working age (19-64 years)

The average size of households has decreased in Tampere during last few years. The number of households consisting of one or two persons has increased steadily from 2005 whereas the number of households comprising three or more persons has stayed at the same level or diminished a little. The development of the number of households by different household sizes is depicted in the picture 4.

92

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NEWSEC VALUATION OY

Picture 4: Number of households in Tampere by household size

Therefore, based on our analysis of age structure of Tampere, household size development and future demand of housing in the Eastern Centre of Tampere, we recommend that the suitable amount of new housing designed for the area will be 200,000 floor square meters. According to our estimations the average housing space required by an individual is 36.8 square meters per inhabitant and hence the new housing space of 200,000 square meters would enable the Eastern Centre of Tampere to accommodate approximately 5,400 new inhabitants. This, according to the report of regional population forecasts of Tampere, is sufficient to support the housing of new inhabitants of the area for approximately 15 years.

We suggest that approximately 40 % of the new housing production will focus on smaller unit sizes whereas the remaining 60 % of the new housing production will consist of greater unit sizes for homeowners and more specialized housing for ageing generations.

93

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NEWSEC VALUATION OY

2 Office space demand

The projection for working age population growth depicted in the picture 3 is closely related to the demand of office space in Tampere. The working age population will continue growing but with a slowing pace until 2026 and then will start grow more rapidly again. This means that the office space demand in Tampere is expected to grow quite moderately as well. In terms of micro location, with existing office space, especially the southern part of the Eastern Centre of Tampere is ex-pected to continue attracting businesses and thus is suitable for office properties. The report of regional population forecasts of Tampere reveals that of all districts of Tampere the Eastern Center has one of the biggest shares of working age inhabitants. Since the area accommodates significant number of potential employees, it allows the companies to locate easily to the area as well.

The office letting market in Tampere has been relatively busy despite the uncertain economic climate. Businesses continue to favour newer properties over older buildings. The empty space left behind in older buildings by Block B of Technopolis Yliopistonrinne and the Ratinankaari office complex has not yet been refilled. Another almost 9,000 square metres of office space in various old buildings were left empty during the latter half of the year, as businesses relocated to newer properties in the city centre and Hervanta. In the city center, vacancy rates of Office space are quite near 5 %, whereas in other parts of the city, the vacancy rates are around 7 % of the office space. Even though the vacancy rates are higher than they have been in the past, the current empty office space has resulted from the recent economic crisis and the current vacancy rates do not represent the vacancy rates in the long run.

The university and its effect on the economy and business climate of Tampere will ensure moderate and stable growth of businesses in the city. Number of companies in Tampere has been growing steadily between years 2007 – 2012 averaging 3.13 % yearly as depicted in the picture 5. Nev-ertheless, the recent trend of office space demand has been converging from 20 square meters per office employee towards 15 square meters per employee. This has an obvious effect on the demand of office space in the future, especially if the trend of per worker area continues to de-crease. Other possible risk factors hindering the demand of office space are the tightening require-ments of office spaces and increasing unemployment. Unemployment rate in Tampere was 14.1 % in the end of year 2012 when the average unemployment rate of the whole country was 10.7 %.

2. OFFICE SPACE DEMAND

94

8

NEWSEC VALUATION OY

Picture 5: Number of companies in Tampere 2007 – 2012

The existing office space in Tampere in 2013 according to Statistics Finland amounts to approxi-mately 1 000 000 square meters. The division of this office space between 10-year construction periods is depicted in picture 6. According to Statistics Finland, the new office construction in Tampere during the three-year period 2010 – 2013 has been yearly approximately 18,000 square meters of new office space. This is approximately 30 % higher than corresponding yearly new office space construction during 2000 – 2009. Even though these construction projects were probably initiated in the blooming real estate market of late 2000-decade, the current decent vacancy rates give further indication of steady demand for new office space in Tampere.

95

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NEWSEC VALUATION OY

Picture 6: Office space in Tampere by construction year

Based on our analysis of demand of office space in Tampere we estimate the suitable amount of new office space to be developed in the Eastern Centre of Tampere is 30,000 square meters. The optimal location of these offices would be in the southern part of target development area, near the university area. In order to meet the demand, the developed new office space should meet the overall requirements of new office space by Finnish standard i.e. in terms of space division adapt-ability.

96

10

NEWSEC VALUATION OY

3 Retail space demand

The growth of retail demand is backed by the growth of all age groups of the population and is expected to grow steadily and more rapidly than the demand for office space. The ageing of current working populations will result in a high number of older, retired individuals with an economical independence. This subgroup of the city population demands retail services especially close to their accommodation. This will enhance demand of retail services even further which will result in increase in the demand of retail space as well. As the population growth report shows us, the Eastern Centre of Tampere will accommodate a large amount of inhabitants in the future, which means retail space remains highly demanded in the target area as well. In addition to the growing number of inhabitants, the income level of these inhabitants is expected to grow. Moreover the consumers’ confidence on their own economic situation is expected to grow as the economy rises from the depression. The consumer confidence index of Statistics Finland indicated that the con-fidence on employment and economy of Finland started to increase in May 2014 even though consumers’ confidence on their own economic situation remained at the same level as in April.

According to Statistics Finland, the amount of retail space in Tampere has increased steadily from 1999 to 2012 and now amounts to approximately 1 100 000 square meters. The development of retail space in Tampere is shown in the picture 7. Circa one third of this space is located in the city center and the rest are located mainly in Lielahti and Lakalaiva - Lahdesjärvi retail areas. We estimate that the new retail space developed in Tampere will be divided in respect to the current division and one third of the new space will be located in the city center.

The regional demand of retail space can be estimated by statistical figure of retail space per inhabitants. In the capital city of Finland, Helsinki, the per capita retail space is around 3 square meters per inhabitant. According to our estimations the respective figure for Tampere is 5 square meters per inhabitant. Therefore, if the Eastern Center of Tampere will create new accommodation for approximately 5,400 new inhabitants, consequently the new inhabitants require new retail space of 27,000 square meters. In addition to this, the central location of the area enhances the increase in retail demand even further. The central location, large number of inhabitants and good logistic connections enable construction and management of bigger shopping centers and retail properties. However, smaller retail units such as cafés, restaurants and smaller grocery stores are needed.

Picture 7: Development of retail space in Tampere

3. RETAIL SPACE DEMAND

97

11

NEWSEC VALUATION OY

However, growing e-commerce volume is expected to somewhat restrict the demand of retail space in the whole country. In 2013, the sales volume of e-commerce in Finland peaked for the first time over €10 billion and the trend has been consistently growing ever since 2010. The develop-ment of e-commerce sales in Finland is presented in the picture 8. Our estimate of the growing trend forecasts the sales volume to grow €500 million to 2014. The effect of increase in the e-commerce volume is further strengthened by delivery innovations for example in the grocery retail-ing. In Helsinki, two of the dominant grocery companies in Finland, Kesko and S-Group, have introduced extensive grocery delivery methods covering the Helsinki metropolitan area almost en-tirely and grocery shopping via Internet is already starting to catch on among the consumers.

Picture 8: E-commerce in Finland 2010 – 2014

Based on our analysis of demand for retail space in Tampere we conclude that the suitable amount of new retail space in the Eastern Center of Tampere amounts to 50,000 square meters. This amount of new retail space provides enough services for the growing population of the area. Good logistical location near traffic connections enhances the possibility to build large retail units such as shopping centers and large grocery stores to the area.

98

12

NEWSEC VALUATION OY

4 Demand of other spaces

With its growing number of inhabitants the Eastern Centre of Tampere is a suitable location for culture and leisure services as well. Possible culture services include for instance cinemas and open public spaces. These facilities could be located near ‘The Wall’ introduced in the concept. ‘The Wall’ itself creates an open public space for the inhabitants and seems like a designed spot for leisure activities.

In addition to culture services, the area would be a good location for similar sport facilities as in the popular Salmisaari sports center in Helsinki. There are no bigger sports facilities near the city center and a new leisure property development would be able to attract vast amount of inhabitants living in the Eastern Center as well as in other parts of the city center. Currently, the nearest swimming hall to the city center is located three kilometers to east and the nearest indoors game hall in Pyynikki three kilometers to west. The services could similarly to Salmisaari center consist of for example training ice hockey hall, extensive gyms, indoor beach volley hall, other sport halls for different indoors games, swimming facilities and other leisure and sports services for the in-habitants in the area. Nevertheless, it is noteworthy that many different sports require demanding sport-specific properties which may consequently require expertise and investments from the de-veloper. The floor space in Salmisaari sports center in Helsinki consists of approximately 20,000 square meters and based on our estimations and the low competition of other sports facilities in the city center of Tampere we suggest that the same amount would be sufficient to meet the sports space needs of the inhabitants.

4. DEMAND OF OTHER SPACES

99

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NEWSEC VALUATION OY

5 Net rent levels and maintenance costs

According to our estimates, the net rent levels and maintenance costs of the new properties in the Eastern Centre of Tampere are presented in the table below:

According to the number of rooms for housing, the average net rent levels for 1 room apartments is estimated to 15.6 €/sqm/month, 2 room apartments 13.1 €/sqm/month, 3 room apartments 11.8 €/sqm/month and 4 room or bigger apartments 11.7 €/sqm/month. Average maintenance costs of housing is estimated to be 3.68 €/sqm/month.

For retail properties, the division between different estimated rent levels has been made between space area and floor. For retail spaces with under 200 sqm of space, if the space is on the 1st floor the average net rent level is 40 – 60 €/sqm/month whereas if the space is in the basement or on 2nd floor or higher, the average net rent level is 20 – 40 €/sqm/month. For retail spaces over 200 sqm, if the space is on the 1st floor the average net rent level is estimated to be 20 – 40 €/sqm/month and if the space is in the basement or on the 2nd floor or higher, the average net rent level is estimated to be 20 – 30 €/sqm/month. Maintenance costs for retail properties are esti-mated to be 3.39 €/sqm/month.

Office spaces with under 300 sqm of floor area are estimated to have an average net rent level of 16.0 €/sqm/month. For office spaces of 300 sqm or more, the average net rent level is 13.0 €/sqm/month. Maintenance costs for office spaces are estimated to 3.18 €/sqm/month. Hotel spaces’ net rent level in the area is estimated to 18 – 20 €/sqm/month and the maintenance costs to 5.00 €/sqm/month.

The maintenance costs for retail and office properties have been also estimated for the properties in public use. According to our estimates the maintenance costs of retail properties in public use are 3.91 €/sqm/month and office properties in public use 3.39 €/sqm/month. The increased maintenance cost comes from increased requirements for maintenance and upkeep, cleaning and electricity.

Building: Type of use: Net rent €/sqm/mth Maintenance costs €/sqm/mthMaintenance costs in public use €/sqm/mth

Housing 1 room 15,6 3,68Housing 2 room 13,1 3,68Housing 3 room 11,8 3,68Housing 4 room 11,7 3,68Retail under 200 sqm 1. floor 40 ‐ 60 3,39 3,91Retail over 200 sqm 1. floor 20 ‐ 40 3,39 3,91Retail under 200 sqm 0 tai 2+ floor 10 ‐ 20 3,39 3,91Retail over 200 sqm 0 or 2+ floor 20 ‐ 30 3,39 3,91Office under 300 sqm 16,0 3,18 3,39Office over 300 sqm 13,0 3,18 3,39Hotel 18 ‐ 20 5,00

5. NET RENT LEVELS AND MAINTENANCE COSTS

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6 Feasibility and the main risks

As shown by the report of regional population forecasts of Tampere 2011 the number of inhabit-ants of the city will continue growing quite rapidly in the future. This creates an explicit need for new property development in the city. The solution aims to address this growth by offering housing, offices, retail space and other services for the growing base of residents in the Eastern Centre of Tampere. The growing base of residents will consist of working age inhabitants who are interested in having their workplaces near their accommodation, which maintains a demand for office space in the Eastern Centre. A sizeable proportion of the future inhabitants of the area are older individ-uals who are not in working age anymore but have good purchasing power which obviously creates a demand for specialized service properties and services. By creating the new Eastern Centre around the Travel and Service Center comprising various types of new properties, the solution aims to fulfill these upcoming demands of the future inhabitants.

The solution responds to the future demand of housing, office, retail and other leisure spaces in the Eastern Centre of Tampere. In the solution, the suggested amount of developed space takes into account the future trends that affect the housing market (e.g. growing base of old inhabitants), the office market (e.g. changing demands of office area per worker and growing number of com-panies in Tampere), the retail market (e.g. growing base of older people and their needs) and leisure space (e.g. few competing leisure and sports facilities near the Eastern Centre of Tampere).

The housing, office and retail functions in the solutions are seen as default and the housing space is the most essential part to secure the profitability of the solution by creating spaces for new inhabitants in the area. The facilities dedicated to sports and leisure activities provide added value to the solution because of a lack of competitive facilities and growing base of potential customers in the area. These spaces may also have a significant role in creating the future customer flows and hence supporting other retail spaces in the area.

6.1 Feasibility of the deck

The estimated building costs of the deck presented in the concept amount to 2000 € per square meters. According to our estimates the economic feasibility of the deck would be covered by 200,000 square meters of space. Since the estimated amounts of different spaces provided in the previous chapters were 200,000 square meters of housing, 30,000 square meters of office space, 50,000 square meters of retail space and 20,000 square meters of space for sports and other leisure activities, the deck would be feasible if two thirds of the total developed space was located on it. Potential solution would be for example to locate office, retail and sports and leisure spaces and 100,000 square meters of housing on the deck and the rest of the housing to surrounding areas.

In general, the proposal is effective as it creates a specific city center to a city where no clear central business district has existed. Also it creates more highly needed walking space for the inhabitants of the city, with few existing walking areas.

6.2 What are the main challenges and risks of the proposal?

In general, the central location of the concept results in quite moderate risks for the proposal. The demand is very probably met with the increasing space supply and the critical parts of the imple-mentation are related to the construction of housing spaces. The risk is related to building too much of housing space in a specific period which might result in vacancy in the housing market. The housing should be built gradually to meet the growing demand of the new inhabitants and through this the housing will support the demand of other spaces and their construction (e.g. office and retail spaces).

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It is important that all of one specific property type is not built right away but gradually in a way that responds accurately to the current level of demand of that specific space type. Another factor contributing to the risk in the schedule of the project is risk that the project does not progress continually. This leads to decreases in the profitability of the project and therefore we believe the design of the schedule of the implementation and construction is one of the main issues to address when managing the risk of the concept.

Other main challenges and risks stem from the future development of e-commerce and develop-ment of the overall economy of Tampere and their effect on the demand of office and retail space in the Eastern Center of Tampere. Also the recent decreasing trend in per worker office space demand may continue and thus affect the office space demand in the area. Nevertheless, the significant amount of new housing will enhance demand for retail services and most likely attract also inhabitants in working age to the area. The working age inhabitants consequently create a demand for office space near their accommodation.

The fact that the development takes place around a railway area obviously poses some risks and difficulties in the implementation of the project. We believe that the biggest risk in terms of railway traffic is posed by railway transportation of hazardous materials. This risk can be minimized by cooperating in the implementation schedule so that the construction does not take place during these transportations.

According to our market research, the leisure and sport spaces are less critical part in terms of the implementation schedule of the solution. They can be constructed with more flexible schedule when the number of inhabitants secures the demand for these properties. Suggested schedule for the construction of leisure and sport spaces starts from the point when 100 000 square meters of housing is constructed but these spaces can be built in the final phases of the implementation as well. The aim is to secure demand for leisure and sports facilities by the demand of people ac-commodating in the area, since the propensity of inhabitants in other districts of Tampere to find the services might not be as high as the people in Eastern Centre.

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