From a modest residential building to "ParksAvenue"
Residential complex in Kronberg – a symbiosis of contemporary architecture and history
Many residential buildings from the 1960s no longer reflect the state of the art in terms of energy saving. However, due to their simple architecture they have potential for a modern redesign. How one enhances an area through refurbishment, modernisation and additional storeys such that it becomes one of the most attractive residential complexes with penthouse apartments has been demonstrated by DeWAG in Kronberg im Taunus.
The real estate ensemble of three buildings from the 1960s belonged to an insurance company until it was taken over in 2006 by the DeWAG Group - a real estate investor and asset manager. The residential complex with up to three storeys was in a well-maintained condition, but did not reflect the state of the art with regard to energy saving. "It cried out for development," commented the DeWAG Director, Michael Herzog who was responsible for the technical project management, leasing and marketing. The building complex, named by DeWAG as "ParksAvenue" is located on a quiet, park-type plot of land in one of the best spots of the climatic spa, Kronberg im Taunus. In the immediate vicinity there are the Schlosspark, Victoriapark and the golf course. The town centre is only eight minutes by foot and the S-Bahn train station ten minutes.
Modernisation of the existing buildings
The existing buildings, which were constructed in the early 1960s, were refurbished for energy saving by fitting a thermal insulation composite system (ETICS), the facades were rendered anew and painted, loggias modernised, the stairways enhanced and provided with new energy-efficient doors. Where possible, lifts were integrated into the existing stair wells or fitted externally in front of the facade. Furthermore, the DeWAG had the building entrance areas refurbished (glass porches, video intercoms), the outdoor facilities redesigned and a playground set up. A new underground car park and a car-port facility offer additional space for 32 cars so that with the existing garages a total of 53 car parking spaces are available. The layout with the spaciously arranged existing apartments with a size of 75 square metres (two-room apartments) – 140 square metres (five-room apartments) was retained.
New penthouse apartments through increasing the height
With all three buildings with a flat roof an increase in height was an attractive option. Consequently, nine additional high quality penthouse apartments were obtained through this technically complex measure. The building in Viktoriastraße 3 and 5 was extended by two additional storeys and the building in Hainstraße 23 – 23 c by one storey. The extensions were constructed based on the low weight, short construction time and better prefabrication in wood. The redesign of the upper facade areas occurred partially with wooden panels and enables the existing and additional building sections to appear as one architectonic unit with attractive accents. Retrospectively fitted lifts facilitate good access and service connections in the newly provided apartments are suitable for senior residents. Since the penthouse apartments were conceived from the start as being for sale, the apartment sizes of 80 to 215 square metres are designed appropriately spaciously, partially as maisonettes over two levels. The well-lit open apartments with high quality fittings are characterised by large roof terraces and sun-bathed loggias with a good view. The penthouse apartments, which were quickly sold, offer ambience for a contemporary urban sense of life, says the Kronberg architect, Wolfgang Ott.
In total DeWAG produced nine additional living units with 1,600 square metres. DeWAG, founded in 2001 and the building owner, is a long-term orientated, nationally operating real estate investor and asset manager. With 70 employees in Stuttgart, DeWAG seeks to provide continual improvements in living quality through the implementation of value-enhancing modernisation measures. "For us, residential complexes from the 1960s are interesting which need bringing up to date with regard to energy-saving. We refurbish them and produce sustainably attractive buildings," explains the business economist, Michael Herzog. The architect in charge of the ParksAvenue project was Wolfgang Ott, who is well-known for his straightforward and reduced use of shapes. For his work the freelance architect has also been awarded the architecture prize from the High Taunus District and the Monument Protection Prize from the town of Kronberg. His objective under the "ParksAvenue" label was to establish an elegant link between the town and country life.
The colour designer, Jutta Frank, suggested that the larger building structures should be given a bright, slightly tinted shade so that they look like cubes. In contrast, the building components which fulfil a particular function, such as loggias and building entrances, should be accentuated. For the entrances a greyish colour was selected which had a natural stone character. The balcony balustrades are offset in warm yellow shades in various nuances from the same colour family. The reddish brown colour of the added storeys here indicates that something new has been created and visually diminishes the building height.
DeWAG had the facade insulated with the energy-efficient Capatect Dalmatiner boards in rigid polystyrene foam. For the long-term protection of the facades a special coating of ThermoSan was used, a special silicone-resin based facade paint for protection against algae and fungal attack. As the main colour for the facade, wall surfaces and stairways, the building owner decided on the yellow colour Palazzo from the 3D Colour Collection in various nuances. "We are very pleased with the products and quality from Caparol. The support during the building phase is very good and, as the building owner, offers us the additional possibility of ensuring high quality in the application. That is very important to us," says Herzog.
The result was convincing. Under the "ParksAvenue" label a symbiosis of conventional existing buildings and contemporary architecture has been produced. "This is where history and zeitgeist come together," is how it appears in a DeWAG brochure.
Author: Martina Noltemeier
Photographs: Caparol Farben Lacke Bautenschutz/Martin Duckek
Building participants
Residential Complex Hainstraße / Viktoriastraße in Kronberg/Taunus
Building owner: DeWAG 1. Objektgesellschaft mbH, Kleiner Schloßplatz 13, Stuttgart, www.dewag.de
Architect in charge: Wolfgang Ott, freelance architect BDA, Kronberg, www.ott-line.de
General contractor: Robert Scharpf BauConsult GmbH, Berlin
Colour design: Jutta Frank, Dipl.-Ing. Architecture+Design, Room and Colour Concepts, Stuttgart, www.juttafrank.de in co-operation with Wolfgang Ott
Facade consultancy: Horst Liedtke, Werner Aumann, Caparol
Building supervision: TÜV SÜD
Construction time approx. 20 months
