BROWNFIELD REDEVELOPMENT UNDER THE CONDITIONS OF ECONOMIC CRISIS: The trajectory of Hellinikon, the...

BROWNFIELD REDEVELOPMENT UNDER THE CONDITIONS OF

ECONOMIC CRISIS: The trajectory of Hellinikon, the former international

airport of Athens.Aspa Gospodini, Professor of Urban Planning & Design, Dept. of Planning & Regional Development, University of Thessaly

Maria Makropoulou, PhD Candidate, Dept. of Planning & Regional Development, University of ThessalySkiathos 19.06.2013

Skiathos 19.06.2013

Objective

The effects of economic crisis on the concept of redevelopment as well as the degree of exploitation of public land.

As case study, is presented the redevelopment of ‘Hellinikon’ - the Old Airport of Athens, Greece.

In a course of a decade, a sequence of redevelopment schemes have been carried out marking a shift from:

i. the concept of “a large metropolitan park including limited built-up surfaces” (2003)

ii. to the concept of an “entrepreneurial epicentre” by means of public–private partnership (PPP)(2010)

iii. and finally, to the neoliberal idea of private investing schemes (2012)

1. Introduction Objective of the Research

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Redevelopment of Public open spaces, Tendencies

Since the 90s, there have been efforts of Greek planning authorities and municipalities, urban planners and architects, to increase public open space and green spaces in declined central areas of large Greek cities.

In international context, a large number of projects, have focused on the redevelopment or renewal of brownfield sites (abandoned industrial building complexes, old harbour piers, underused or un-used military camps) and the creation of public open spaces accommodating new uses (cultural and leisure activities)

The redevelopment of Hellinikon, the old airport of Athens, is such a case.

1. Introduction Redevelopment of Public open spaces, TendenciesSkiathos 19.06.2013

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The redevelopment of “Hellinikon”

In 1995, the central Greek government decided the relocation of Athens’ airport from the old installations at Hellinikon area to the new airport infrastructures in the suburban area of Spata, Attica.

Also decided the redevelopment of the Hellinikon site under the scientific supervision and inspection of Athens’ Planning Authority (‘O.R.S.A’ - Organisation of Planning and Environmental Protection of Athens).

2. The redevelopment of “Hellinikon” – The former International Airport of AthensSkiathos 19.06.2013

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Consists of 530 hectares of seafront public land and a coastline of 3.5km

The redevelopment of “Hellinikon”

The site of Hellinikon, the former international airport of Athens

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2.1 Stage I: The international urban design competition

In December 2003, Athens’ Planning Authority (ORSA) launched an International Urban Design Competition for Hellinikon site

Requirements of the competition:

400 ha of the site would be offered to the creation of a metropolitan park, 100 ha would be left for housing development, the old airport infrastructures and buildings should be preserved and reused(30 ha).

The concept for the redevelopment scheme of Hellinikon had been associated to the creation of large green space.

In many aspects among the entry design schemes, the large green surfaces composing a metropolitan park were present in all schemes.


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2nd Prize. Noukakis A., Noukaki Babalou P., Agorastidou V., Ioannidou L. (Greece)

1st Prize. DZO Architecture, Fernandez Ε., Serero D., Descombes A., Regnault A. (USA and France)

3rd Prize. Bourgeois M. και Daouti S. (France)

In June 2006, the Ministry of Environment & Public Works assigned the formal design study of Hellinikon to the 1st prize winners; the design project was completed and submitted to ORSA a year later.

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2.2 Stage II: The shift of the redevelopment concept under the conditions of the economic crisis – “the Entrepreneurial Epicentre by means of public–private partnership (PPP) (2010) ”

Under the ongoing crisis of public depth in Greece there has been a dramatic shift in the redevelopment concept of Hellinikon :

In line with the principle that paying off the public dept is the primary goal, the central government decided the exploitation of public urban land at the Hellinikon by means of Public–Private Partnership (PPP).

In September 2010, the Greek government signed a contract with the government of Qatar Emirate for the creation of an “entrepreneurial epicentre”.


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The proposed master plan displayed high-rise office buildings, hotels, casino, marina for yachts, attractive open spaces, green parks, pools, business airport..


A 3D model of the proposed entrepreneurial epicentre designed by S. Tsagarakis, a Greek architect with expertise in malls

In May 2011, the government established “Hellinikon S.A’, a company of public interests having as primary task the exploitation of the public land at Hellinikon

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2.2 Stage II: The shift of the redevelopment concept under the conditions of the economic crisis – “the Entrepreneurial Epicentre by means of Public–Private Partnership (PPP) (2010) ”

To authenticate the new concept of redevelopment, the government collaborated with internationally well-known architects-urban planners such as Jose Acebillo.

The later developed the argument that if Hellinikon is converted to a metropolitan park, it could not help densely built-up areas of Athens to ‘breath’.

On the contrary, such a requirement can be met if there are enough economic returns from the redevelopment of Hellinikon to allow Athens’ planning authorities to expropriate and demolish declined, underused or vacant building blocks in densely built-up areas and create small green spaces all over Athens’ inner areas.


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Jose Acebillo’s ‘Strategic urban model’ – draft for the redevelopment of Hellinikon area

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2.2 Stage II: The shift of the redevelopment concept under the conditions of the economic crisis – “the Entrepreneurial Epicentre by means of Public–Private Partnership (PPP) (2010) ”

The deepening of the economic crisis and the threat of Greece exiting the Eurozone (‘Grexit’) generated reservations and worries to investors and entailed the contract dissolution with Qatar; the entrepreneurial epicentre became an utopia.

In July 2011, under the conditions of the ‘Medium Term Fiscal Strategy’ that was signed between the Greek Government, the International Monetary Fund, European Union and the European Central Bank, the law no 3986/2011 was established.

According to this law, the area of Hellinikon was included in the privatization program of the national public holdings while the corresponding Hellenic Republic Asset Development Fund (HRADF) was also established


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2.2 Stage III: The shift of the redevelopment concept under the conditions of the economic crisis to “the Neoliberal Idea of Private Investing Schemes” (2012)

In December 2011, the Hellenic Republic Asset Development Fund’s launched a call for an expression of interest to acquire a majority of the share capital of HELLINIKON S.A.

This call attracted 9 offers for buying the majority of shares.

In May 2012, these offers were evaluated.

Four (4) of them passed to the 2nd phase of the call during which the offers should be accompanied by precise business plans.


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2.2 Stage III: The shift of the redevelopment concept under the conditions of the economic crisis to “the Neoliberal Idea of Private Investing Schemes” (2012)

In February 2012, a new legislation was introduced, entitled “Exploitation of Hellinikon – Programme of Hellios, promoting renewable energy sources & Sustainability Criteria for biofuel and bioliquids (integration of the European Directive 2009/28 & 2009/30”). Law no. 4062/2012

This legislation aims at paving the way for running 2 large investment programs which the government believes are capable to reinforce economic development, create new jobs, and enhance the competitiveness of the country

The Program Hellios aims at the construction of large infrastructures for producing electrical energy from the sun and exporting it.


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2.2 Stage III: The shift of the redevelopment concept under the conditions of the economic crisis to the neoliberal idea of private investing schemes (2012)

The new redevelopment scheme curried out by HELLINIKON S.A as a proposal to investors .

Green spaces, leisure spaces, athletic courts, etc.: 40% of the total surface

Private Green spaces: 20% of the total surface

Buildings and other installations: 20% of the total surface

Street networks and parking spaces: 20% of the total surface.


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3. Conclusions

In the case of Hellinikon, in the decision making process the dilemma is not on a general level whether or not developing a large green open space in Athens. The question is how a sustainable such space can be developed, maintained and managed.

In the era of recession and economic crisis, the decision making process is more than ever closely related to parameters such as :

(a) availability of public funds for producing the space

(b) availability of public funds for the maintenance and the management of such a space.

3. ConlusionsSkiathos 19.06.2013

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3. Conclusions

Given that the local government authorities can not afford to maintain and manage such a large public green space, the future of Hellinikon appears to be in danger:

On the one hand, if not properly maintained and managed, such a large green park can easily be converted from “a creative space to a no-go area” to use the term introduced by Prof. Marion Roberts.

On the other hand, if the maintenance and management of the park is privatized in order to prevent deterioration of space, the public character of Hellinikon may be questioned. It can easily become a recreational space with entrance fee in almost all activities.


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3. Conclusions

Therefore, a successful redevelopment scheme should be founded on a sustainability basis. The scheme of the park has to safeguard both:

(a) open-accessed public green space for social interaction and culture

(b) profit-making infrastructure and entrepreneurial activities, run by either the local authorities or/and private businesses, which can provide the financial means to safeguard the sustainability of the open-accessed public green space.


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Thank you for the attention!!!

Skiathos 19.06.2013

2.2 Stage II: Consultations on the proposed scheme and reactions of the stakeholders

The completion of the design project was followed by consultations between the design-contractors and the formal stakeholders:

The municipalities surrounding the site of Hellinikon

The private companies involved with the redevelopment of the site as holders of specific land property assignment, such as Attikon Metro.

The state authorities involved with the redevelopment of the site, as co-responsible authorities for funding and constructing the project

The scientific associations of architects and urban planners in Greece as well as the Technical Chamber of Greece (TEE).



The municipalities surrounding the site of Hellinikon and the scientific associations of architects and urban planners claimed that:

The proposed redevelopment scheme is more concerned with housing development than the creation of a metropolitan park

Local communities aspire to have more green space than that provided

There is no comprehensible development strategy

The scheme displays technical inefficiencies and economic incompetence

There is no study of environmental impact assessment for the proposed scheme.



Much of the critique has been based on an evaluation study of the Hellinikon redevelopment scheme, carried out by scholars of the Faculty of Architecture and Planning at the National Technical University of Athens:


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