Sustainable Stockholm suburb showpiece of good urban design

Hammarby, a planned new district by the water in Stockholm, has lessons for us all, writes FRANK MCDONALD, Environment Editor

HAMMARBY Sjöstad may not be well-known in Ireland, but this new district of Stockholm has become a byword for sustainable urban development and "planning tourism". It attracts 12 groups of curious visitors a week from all over the world, amounting to an impressive 12,000 a year.

Named after its hill, which serves as a ski-slope during the winter, with the addition of Sjöstad, which means "City by the Water", Hammarby is being developed on a large brownfield site in the south-eastern sector of Stockholm. Previously occupied by dirty industries, it is now a showpiece of Scandinavian urban design.

Planning started in 1996, the first residents arrived in 2001 and final completion is scheduled for 2017. Already, however, nearly 7,000 apartments have been built, with all the facilities a growing community would need, including shops, restaurants and good public transport (Hammarby is served by a light rail line).

Malena Karlsson, one of the visitor guides based in the new town's information office (Glashus Ett), told us the planners had anticipated many of the new residents would be older people. But young couples from 25 to 35 predominate, and Hammarby has double the number of children in the 0-5 age group as Stockholm's average.

Right from the start, the planning bureau of Stockholm City Council - which had acquired most of the land - has overseen the design process, from the development of a strategic masterplan under the direction of architect Jan Inghe-Hagström to building on the ground in six of the area's 12 planning sub-districts.

Instead of seeking big-name "starchitects" from abroad, or relying on local designers with long years of experience, the development was seen as an opportunity to tap the ideas and skills of Stockholm's younger architects and up-and-coming practices working for developers in the context of a design code.

The design code for each sub-district of Hammarby formed part of a development agreement between the city council and its developer partners. Its aim was to establish a level of quality for the development that both the council and developer would agree on and then formed the basis for each planning permission.

The code sets out principles covering such headings as district character, combining traditional European inner city built form with modern architecture inspired by Hammarby's natural environment.

Key to this character is the mix of uses, density, blocks built around inner courtyards, public spaces and relationship to the water.

Architecturally, a five-point programme was laid down. New buildings had to follow "traditional Stockholm inner-city character" but with larger apartments, greater variation between buildings in terms of emphasis on outdoor spaces, balconies and terraces, flat roofs and greater variation of materials.

Building form and architectural style were to reflect the "hierarchy" of open spaces - for example taller, more prominent buildings along the waterfront and main esplanade.

Density guidelines were also set out, with an emphasis on maintaining quality and variation. Most apartment blocks are five or six storeys high, not unlike Dublin.

In terms of "architectural trends", the stipulation was that modern architecture in Hammarby should both draw inspiration from and differ from early "modernist" architecture, preserving the natural environment rather than flattening for development, as well as light, views, access to green space, clean lines and light colours.

A politically-driven sustainability programme lies at the heart of the project. This includes targets for decontamination, use of brownfield land, provision of public transport to discourage car use, extensive recycling of water and waste, and reduced energy consumption through the use of passive and active solar technology.

In particular, Hammarby has piloted a new model for recycling energy, waste and water, developed jointly by Birka Energy, Stockholm Water Company and the City of Stockholm Waste Management Bureau.

The target is to be twice as environmentally effective as standard newbuild projects - for example, in using half the volume of water. Wastewater is purified at a large sewerage plant just outside the area and converted into natural gas, which is then used as an energy source for the neighbourhood.

Heat produced through the purification process is recycled for use in a district-heating scheme, something that should - and could - have been done in Dublin's docklands.

Hammarby also has a computer-controlled vacuum system that whisks away combustible waste. Installed by Envac, which has provided a similar system for Wembley Stadium in London, it reduces journeys by bin lorries by 90 per cent. Though the initial investment is about €2,000 per apartment, running costs are up to 30 per cent lower.

In order to encourage residents to make full use of the Hammarby's environmental facilities, the Glass Hus, built at a cost of €2 million, operates as an environmental education centre as well as hosting exhibitions and making presentations for study visits.

Incidentally, the small Lutheran church across the street is also a glass box.

Unlike Dublin's chaotic mismatch between housing and transport provision, Hammarby's tramway was already running before anyone moved in - although the vehicles are rather clunky compared to our Luas trams.

The area is also served by a ferry and buses; 79 per cent of residents walk, cycle or use trams to commute to work.

There is water everywhere, including canals that freeze over in the winter and a performing fountain that's very popular with children.

Lots of pedestrian routes have been provided, not just for access but also strolling around, and the area is close to a large nature reserve. Anyone who damages a tree risks a fine of up to €75,000.

Streetlamps on public pathways are low, so as not to disturb nearby residents at night, and there is a lot of informal greenery - trees and shrubs - everywhere. Almost every apartment has a large balcony that can be used for outdoor eating in the summer; God knows what they're used for in winter, perhaps for keeping vodka cold.

Hammarby has a total of 17 daycare centres to cater for pre-school children. It also has a car pool club with a fleet of 24 cars (all with free parking) that members can use for €30 to €40 per month. Parking works out at 0.7 spaces per apartment; the original allocation was only 0.3, but residents demanded more and the city council gave in.

Demand for apartments in the area is high, despite the recession, which has reduced prices "a bit", according to Malena Karlsson.

Prices work out at between €3,000 and €4,000 per sq m, and residents must also pay between €400 and €600 per month in service charges, including water and heating (very important in winter).

Interestingly, Swedish law prohibits "buy-to-let" investments, specifically to curb property speculation. "If you buy an apartment, you have to live in it - and be approved by the board of the house," Karlsson explained. "The only way to become a landlord is to buy a whole building." That way, it can all be regulated more easily. Thus, in more ways than one, Hammarby Sjöstad is a lesson to us all.