General building cooperative Lucerne

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General Building Cooperative Lucerne (ABL)

logo
legal form cooperative
founding 1924
Seat Lucerne , Switzerland
management Martin Buob
(Managing Director)
Marlise Egger Andermatt
(President)
sales 30.1 million CHF (2018) (rental income)
Branch Real estate ( housing association )
Website www.abl.ch

The General Building Cooperative Lucerne (ABL) is a non-profit Lucerne building cooperative . With around 12,500 members, it is the largest residential building cooperative in Central Switzerland and the fifth largest in Switzerland. It owns 245 properties and more than 2,100 apartments in Lucerne and the agglomeration and employs around 40 people. The properties, which are valued at CHF 363 million, have an insurance value of CHF 489 million.

history

The general building cooperative Lucerne was founded in 1924 at a time of acute housing shortage as a cooperative self-help organization and has had a strong impact on the city of Lucerne ever since. The initiator and first president was Hans Stingelin, a railroad worker for the Swiss Federal Railways, who worked as a sous-chef at the Lucerne train station. At the time of its founding, the cooperative had 178 members. In 1927 the number of members of the cooperative had risen to around 800. To finance the construction project, the ABL's loan office (now the deposit office) was founded this year.

First construction project: history of the Himmelrichsiedlung

According to plans by the Lucerne architect Otto Schärli, today's settlement "Himmelrich 1" was built from 1925 to 1926 on purchased agricultural land, the so-called Himmelrichmatte, in the Neuweg and Bleicherstrasse area. Originally the settlement consisted of eleven six-storey apartment buildings including an attic floor with a total of 130 apartments. In September 1925, the first ABL apartments were ready to move into.

In the following years, other parts of the Himmelrichmatte were built on. From 1927 to 1929 the "Himmelrich 2" settlement was built on the part of the property that is today on Bleicherstrasse, Bundesstrasse and Himmelrichstrasse. From 1931 to 1933 the settlement "Himmelrich 3" was built on Tödi- and Claridenstrasse and on Heimatweg, the apartments and business premises of which were remote-heated and supplied with hot water by an oil-fired central boiler house.

Renovation work on the "Himmelrich 2" and "Himmelrich 1" settlements were carried out from 2006 to 2008 and 2009 to 2012, respectively.

The installation of an underground car park in 1994/95 brought the houses in the "Himmelrich 3" settlement into an inclined position; Demolition and new construction of the settlement were planned in 2009. The municipal building commission of the city of Lucerne approved the condensed redevelopment of the area at the end of 2011; The winner of the project competition that was subsequently announced was the “Larix” design by the Zurich architects Enzmann und Fischer . In 2014, the ABL cooperative members approved the credit line to finance the new building project. The first construction phase began in September 2015. Immediately before the old row buildings were demolished, the ABL provided 50 empty apartments for the cultural project “Zwischenrich - Demolition days”. The first apartments in the new estate were occupied in June 2019; The second construction phase began in October 2019 with the demolition of the remaining row of houses on Claridenstrasse.

History of further ABL construction activity in Lucerne

In the 1920s to 1950s, further settlement colonies arose in Breitenlachen, on Bernstrasse and Kanonenstrasse (today's settlement "Untergrund 1"), on Stollberghalde ("Untergrund 2"), in Weinbergli, on Spannortstrasse and in Obermaihof. Thus, for the first time, cooperative housing construction expanded to include the city's hillside locations, where private single-family houses and agricultural areas have previously dominated. The 1930s marked a high point in ABL's construction activity: from 1930 to 1939 the cooperative completed 651 new apartments.

With the Studhalden settlement, ABL built for the first time outside the city center. Between 1957 and 1981, 328 apartments were built there, and a further 20 were purchased in 1983. With the completion of development on the approximately 50,000 square meter Studhalden property acquired in 1946, the ABL initially exhausted its building land reserves in Lucerne in 1981. In view of the scarcity of building land in Lucerne and the sharp rise in land prices, the cooperative's new construction activities over the next few years concentrated on densifying existing settlements and on new construction projects outside the city limits.

Façade renovations in the ABL estates were carried out in the 1950s to 1980s. From the 1970s, all ABL apartments were centrally heated, and all bathrooms and numerous kitchens in the older settlements had been modernized.

In the 1990s, new redevelopment plans in the “Breitenlachen” estate (installation of new kitchens and bathrooms, thermal insulation, extension of the balconies) met with resistance from the residents. The planned renovation was rejected by a majority in April 1997 by the general assembly of the cooperative. The reason was the planned installation of attic apartments and the planned rent increases. This turning point led to changes in the internal organization of the ABL; The tenants of the affected settlements were generally included in the planning of future renovation work. The redevelopment of the "Breitenlachen" estate began in 1999 with a slightly different concept and was completed in 2007.

In 2000, the City of Lucerne ceded land to various investors on the site of the former municipal workshop near the train station for the development of a new urban quarter. Between 2004 and 2006, the ABL “Tribschenstadt” estate with 85 apartments was built in the Tribschenstadt development area.

In 2016, ABL took over the building rights for eleven urban properties in the so-called “Obere Bernstrasse” development area near the ABL “Untergrund” estate. The city of Lucerne had planned the area for development with affordable apartments since 2007 and subsequently advertised a development partnership for this project among 25 housing associations; the ABL and the Littauer Baugenossenschaft Matt were the only interested parties. The competition launched for the new building project was won in 2017 by the “Forever Young” project by the Basel architects Luca Selva Architects . In 2018, the members of the ABL cooperative approved the credit line for the development, which is expected to begin in 2020.

Construction activity and acquisitions outside Lucerne

In 1967, the ABL acquired a building plot outside the city limits in Kriens for the first time . The "Brunnmatt" settlement built there was completed in 1970. The Mittlerhus settlement followed later, also in Kriens (new building 1990 to 1995). On Mülibach in Hergiswil, the ABL built two new four-story buildings in 2014/15. Other smaller residential complexes were purchased: for example in Littau (1992), Ebikon (1994) and Hergiswil ( inter alia 2018).

Settlements of the ABL

Settlements in Lucerne

The largest ABL settlement is the "Himmelrich" settlement in Lucerne's Neustadt district. The three parts of the settlement consist of six-storey blocks in predominantly block perimeter development and together comprise around 500 apartments. The houses in the estate, built from 1925 onwards, are located in a site protection zone and, from the point of view of the city building commission, are in principle worthy of protection as typical examples of cooperative housing construction. Their architectural value allows only moderate changes, especially the street-side facades. The parts of the settlement "Himmelrich 2" and "Himmelrich 1" were renovated between 2009 and 2014 (including the addition of balconies on the courtyard side and the installation of loft apartments). At the beginning of 2012, the town planning commission granted approval for the demolition and new construction of the "Himmelrich 3" estate. The decision was based on the assessment that renovation would have been economically disproportionate given the structural condition of the houses. Work on the dismantling and construction of replacement new buildings began in 2015, the settlement is expected to be completed by 2022.

The settlement "Breitenlachen" was built between 1931 and 1953. Today it comprises - including the top floor apartments built in the course of the renovation carried out between 1999 and 2007 - 283 apartments in three-storey row buildings with associated gardens.

The "Weinbergli" estate includes four-storey terraced houses and three-storey groups of houses built between 1935 and 1949, a building in the same style added in 1987 and an elongated four-storey new building completed in 2012. The buildings are located on a rather steep hillside with views of Lake Lucerne . The roof of the new building carries a photovoltaic system with an area of ​​370 square meters. The older parts of the settlement were renovated between 2007 and 2018. Today the "Weinbergli" settlement comprises 235 apartments.

The first buildings in the "Obermaihof" estate were erected in 1948, and more were added in 1960 and 2000. Almost 190 apartments were originally available here, but a comprehensive renovation and consolidation of the building stock in several stages is currently underway until 2024. After completion of the construction project, the quarter will offer 227 apartments.

Most of the buildings in the “Untergrund” estate date from the 1930s. ABL currently manages 104 apartments in the three-story buildings. The buildings belonging to the “Untergrund 6” part of the settlement are currently in interim or temporary residential use. A new housing estate with around 140 apartments is planned here, which is to be built from 2020 in cooperation with the Littauer Baugenossenschaft Matt .

The "Spannort" settlement, built in 1947, consists of six-storey residential buildings built in a row. After the renovation carried out from 2008 to 2010, 67 apartments (including five new attic apartments) are available here.

The first buildings in the "Studhalden" settlement were erected in 1957; until 1981, additional houses and a kindergarten were added in further construction phases. The three to six-story houses on the hillside offer views of Lake Lucerne and are architecturally designed in different ways; there are row houses, higher point houses and the low-rise pavilion of the former kindergarten. Most of the buildings in the estate were renovated between 2008 and 2015. A total of almost 350 apartments are available in the “Studhalden” estate.

The “Tribschenstadt” housing estate, completed in 2006, is located in the Tribschen-Langensand district on the site of a former municipal works yard. The ABL built an approximately 5000 square meter plot of land with two and four-story residential buildings in which 85 high-standard apartments, six studios and two apartments for care residential groups are available.

Settlements in the agglomeration

There are two larger ABL settlements in Kriens. The "Brunnmatt" development, completed in 1970 and renovated in 2014, offers 84 apartments in six-story buildings. The "Mittlerhus" settlement built between 1990 and 1995 comprises 140 apartments in three-storey buildings in a loosely developed area.

A ten-story high-rise building on Grünauring in Littau, which was purchased in 1992, comprises 34 apartments. In Ebikon, ABL operates a small residential complex with 24 apartments, which it bought in 1994. In Hergiswil, ABL offers living space at the addresses Obermattweg (12 apartments), Bürgenweg (40 apartments) and Renggstrasse (Am Mülibach, 22 apartments).

Art in the ABL settlements

At the entrance to the "Weinbergli" estate there is a mural created in 1936 by the Lucerne artist Hans Erni , which addresses the idea of ​​cooperative and social housing and the foundation of the ABL. It shows, among other things, the first president of the ABL, Hans Stingelin, in railway uniform, as well as Otto Schärli, the architect of several ABL construction projects. The mural was restored in 1980.

For each of the ABL's newer building projects, one percent of the building sum is available for art in architecture. This is used to finance works of art, but also transient projects in the context of temporary use.

In the Tribschenstadt ABL estate, which opened in 2006, there are humorous animal and human sculptures by the Graubünden artist Peter Leisinger. The weather-attacked wooden artworks were removed in 2016 and replaced by metal casts of the originals in 2019.

Since 2014, the work of art “10,100 names” has been located on the 120-meter-long concrete base of the Weinbergli 4 row of houses built in 2012. The project was conceived on the occasion of the 90th anniversary of the ABL by students in a graduating class of the Bern University of the Arts ; it shows the names of the 10,100 members of the building cooperative at the time on the facade.

On the occasion of the completion of the renovation of the ABL settlement "Himmelrich 1", a small gabled house with a reflective glass facade was set up in the inner courtyard of the settlement. The "Reich in Himmel" house was designed and built by the Steiner Sarnen Switzerland design office and has served as a communal garden pavilion for the residents of the settlement since December 2015.

Construction projects of the ABL

The ABL is currently involved in the following construction projects:

Since 2015: Himmelrich 3

A construction project has been running since 2015, in the course of which the "Himmelrich 3" estate is being completely dismantled and replaced by new buildings. The opening of the first part of the new estate on Himmelrichstrasse, Bundesstrasse and Claridenstrasse took place in September 2019; here, a triangular perimeter block development with 179 apartments and 16 commercial premises replaces the original row development. The second phase of dismantling and new construction on Claridenstrasse began in autumn 2019; the old wing of the building is being replaced by a similarly dimensioned new building. The entire ensemble will comprise around 250 apartments as well as additional commercial space. This means that the original housing stock of the "Himmelrich 3" estate will probably be reached again in 2022.

Since 2017: Lindenpark Kriens

Together with the city of Kriens, several Kriens building cooperatives, the care service provider Spitex Kriens and church partners, the ABL is a member of the cooperative "Wohnen im Alter Kriens (GWAK)". The cooperative is constructing a building next to the old Kriens parish hall in which around 30 apartments for assisted living in old age as well as several nursing homes are being built. Furthermore, rental apartments (including six ABL apartments), medical practices and commercial space for healthcare providers and restaurants, a green roof terrace and public green spaces are planned in the outdoor area. Construction work on Lindenpark Kriens began in 2017 and is expected to be completed in April 2020.

Other current projects of the ABL

A multi-phase construction project to renovate and densify the ABL “Obermaihof” estate has been running since 2019. The existing buildings will be partially renovated or expanded, partially demolished and replaced by new buildings. After completion of the work, the quarter will comprise 227 apartments and will be heated by a geothermal probe.

As part of the municipal initiative “For affordable housing”, the ABL is planning a new urban quarter together with the Littauer building cooperative Matt on the upper Bernstrasse. On a 10,700 square meter urban property (today "Untergrund 6"), ABL is expected to build around 80 new apartments from 2020; The Matt building cooperative is building around 60 more apartments .

Together with four other cooperatives, the ABL is a member of the "Cooperation Industriestrasse Luzern (KIL)" association founded in 2016. The cooperation pursues the construction of a sustainable residential and work area on an 8,700 square meter area at the Industriestrasse site. The quarter should offer living space for 380 people as well as 130 jobs. Construction work is expected to start in 2021.

The approximately 20,000 square meter area of ​​the former gasworks of the energy service provider EWL Energie Wasser Luzern, which is also located on Industriestrasse, is to be developed with a new quarter from 2022 in a cooperation between EWL, ABL and the city of Lucerne. 72 ABL apartments, EWL headquarters, various municipal offices and a care center are planned on the site. A referendum on urban funding will take place in 2021.

literature

  • Sandro Frefel, Otti Gmür, René Regenass: Cooperative housing construction in the city of Lucerne . Lucerne City Archives, Lucerne 2008, ISBN 978-3-9523349-0-4 .
  • Jörg Huwyler, Marie-Cécile Reber and others: Zwischenrich / a project realized by the abl . Allgemeine Baugenossenschaft Luzern, Luzern 2016, ISBN 978-3-033-05558-2 .
  • Thomas Gmür: 75th anniversary of the Allgemeine Baugenossenschaft Luzern, 1924-1999: historical commemorative publication Allgemeine Baugenossenschaft Luzern, Luzern 1999.
  • Franca Pedrazzetti: Balkonia: an inventory: abl-Siedlung Himmelrich 2, years of construction 1927-29, total renovation 2006-09 . General Building Cooperative Lucerne, Lucerne 2010.

Individual evidence

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Web links