Bern residents are set to vote on November 30 on the future of the Gaswerkareal, a significant urban development project. This vote will determine the fate of a planned new district featuring approximately 500 apartments, alongside the preservation of the Gaskessel as a cultural hub. The proposals face opposition from the 'Anstadt' collective, which has occupied a portion of the site for seven years.
Key Takeaways
- Bern citizens vote on November 30 on the Gaswerkareal development plan.
- The plan includes around 500 new apartments, with 75% designated as affordable or cooperative housing.
- The 'Anstadt' collective, currently occupying part of the site, opposes the current proposals.
- Debate centers on housing affordability, the loss of green space, and the site's flood-prone nature.
- A separate vote addresses the 'Brückenkopf West' area, proposing a high-rise building.
Proposed Development Plans for Gaswerkareal
The city's plan for the Gaswerkareal envisions a vibrant new neighborhood. It will include residential buildings, with a strong emphasis on affordable housing options. The Gaskessel, a well-known youth and cultural center, is slated for preservation within the new design.
Specifically, the project aims for at least 50% of the new apartments to be developed by housing cooperatives. An additional 25% is earmarked for subsidized, affordable housing provided by the city. This commitment reflects a desire to address Bern's housing challenges.
Project at a Glance
- 500 new apartments planned.
- 50% for housing cooperatives.
- 25% for city-subsidized affordable housing.
- Gaskessel to remain a youth and cultural center.
- Total of 75% non-profit housing.
The upcoming vote involves two main proposals. The first is a zoning plan amendment that defines the future use of the area. The second concerns authorizing the city council to grant building rights for construction plots and approving a 25 million Swiss franc credit for essential infrastructure on the site. Voters will also decide on the 'Brückenkopf West' upgrade, a project designed to connect the Monbijou district with the Gaswerkareal, which includes plans for a high-rise structure.
Concerns from the Anstadt Collective
The 'Anstadt' collective has occupied the southwestern part of the Gaswerkareal for seven years, currently home to around 50 individuals. This community strongly opposes the city's development plans, arguing they are not progressive enough.
"There is hardly any debate about the possibilities for the Gaswerkareal. Critical voices are suppressed. We want to make ourselves heard and show that not everyone agrees."
Max Gnant, a resident of Anstadt for three and a half years, criticizes the project for lacking vision. He argues that while affordable housing is important, the chosen location is not ideal. The collective's website describes the project as "only seemingly social and progressive."
Understanding 'Anstadt'
The Anstadt collective represents an alternative living community. They have established a presence on the Gaswerkareal, advocating for autonomous spaces and alternative urban development models. Their unique lifestyle and community focus are central to their opposition to the city's plans.
Gnant further explains that 'affordable housing' in this context means 25% subsidized housing and 50% cost-covering rent. He emphasizes that cost-covering rent for new constructions does not necessarily mean truly cheap housing, likely catering to the middle class. He views re-zoning a public use area for partial privatization as a defeat.
The City's Perspective on Affordable Housing
Dominik Fitze, the SP faction president in the city council, defends the city's plans. He acknowledges the tragic timing of Anstadt's emergence after the political process for the development had already begun. He points out that the area was an industrial wasteland when the plans were initiated.
Fitze clarifies the concept of cost-covering rent. He states it ensures no real estate company can continually raise rents for profit over decades. He believes genuinely affordable housing can be achieved through efficient construction practices, citing the "Hubergass" project in Holligen as an example where the city awarded the project to the most cost-effective cooperative.
According to Fitze, the decision in 2018 to aim for 75% non-profit housing was a significant step. He highlights that this is one of the first projects in a long time where the city is building so many apartments directly. He acknowledges that no project is perfect but stresses the urgency of building affordable homes during a housing crisis.
Environmental Concerns and Alternative Visions
Beyond housing affordability, the debate also touches on environmental aspects. Max Gnant warns that Bern risks losing a large green space with high biodiversity, which serves as an important recreational area. He describes the Gaswerkareal as a flood plain, noting that water can rise up to one meter every two years.
Gnant references a "Gaswerk Charter" from urban planners and landscape conservationists. This charter outlines ten reasons why building on the Gaswerkareal is unsuitable, suggesting other areas in Bern are better for dense development. He advocates for a more visionary approach to address housing shortages, focusing on legal reforms like taxing high earners and preventing empty properties.
Site Challenges
- Identified as a flood plain, experiencing up to 1 meter of water every two years.
- Concerns about loss of significant green space and biodiversity.
- Previous urban planning competitions highlighted unsuitability for dense construction.
Dominik Fitze counters that while parts of the Gaswerkareal are green, much of it is a large, long-vacant industrial wasteland with sealed concrete surfaces. He agrees on the need for urban densification but notes the city has direct control only over land it owns. External areas like Kirchenfeld are not directly manageable by the city for such projects.
Fitze emphasizes the city's commitment to tackling housing issues through available means, such as regulating Airbnb and controlling rents during renovations. He states that the city's focus is on removing land from speculation and building more non-profit housing.
The Future of Anstadt and Alternative Living
A city council postulate, co-submitted by Dominik Fitze, calls for exploring alternative living forms and free spaces within the Gaswerkareal development. This shows a willingness to consider Anstadt's role. The city council's response indicates Anstadt could participate as a housing cooperative.
Fitze expresses support for integrating Anstadt into the project, suggesting it could evolve into a housing cooperative. He envisions a future where the area might be known as "Quartierraum Anstadt" instead of "Wagenplatz Anstadt." He believes new, experimental living forms are essential for the city.
Max Gnant, however, feels Anstadt's chances of becoming a building owner are slim. He points to cantonal regulations requiring a high utilization rate of 15,000 to 20,000 square meters of heated living space. Such figures are impossible for a caravan site to meet. A proposal to reduce these figures was rejected by the city council.
"I believe it's very unlikely that we, as Anstadt, have realistic chances of becoming a building owner. There are cantonal requirements that specify a utilization rate of 15,000 to 20,000 square meters of heated space, which must be living space. You can never achieve that with a caravan site."
Despite these challenges, Gnant sees value in a collaborative future. He believes in creating legal frameworks for long-term, legal experimental living. He highlights Anstadt's role as a non-commercial meeting place, fostering events, knowledge sharing, and political gatherings. Anstadt also supports individuals in need, with one-fifth of its residents being people in emergency situations who have fallen through other social safety nets.
Dominik Fitze confirms the SP's commitment to finding a sensible solution for Anstadt, having already successfully ensured the collective can remain until construction begins. He stresses the importance of alternative spaces for Bern, drawing parallels to the long-standing cultural impact of institutions like the Reitschule. While sympathizing with Anstadt's concerns, Fitze maintains that building much-needed non-profit housing remains a top priority for the city.