A new project will be added to the foothills of Koliba, in the Stráže area. The Wachtmeister urban villas will be constructed in a location dominated by large villas and gated residential complexes. The latest project will be similar, filling a plot that previously housed only a “smaller” family home, which did not fully utilize the parcel.
The Wachtmeister urban villas will be linked to Suchá Street, one of the relatively hidden lanes winding among the luxurious houses. The architecture here is quite distinctive in some cases, while the road itself is in poor condition. The appearance of the fences was not regulated, with a significant lack of sidewalks and greenery. As a result, the street does not seem like part of a premium district. Nevertheless, new houses and small residential projects are being built one after another.
The latest addition will consist of five three-story houses, totaling 12 apartments. No house will contain more than three apartments, thus fitting the definition of a family house (officially, it includes one apartment building, a duplex, and a family house). Several residences are designed as duplexes, although some will be three-story. It is too early to discuss the number of rooms, as the project allows for considerable variability in this respect – the internal partitions are typically made of drywall.
The developer, Sucha 4 s.r.o., closely linked to the design store Diagram Concept Store, will finish the houses to a shell state. Specified features include aluminum windows and external shading, but no other elements are mentioned. The official website emphasizes generous access to the outdoors – all apartments will have a terrace or front garden, and rooftop terraces can accommodate private wellness areas. Another benefit is the option to have the apartment designed by an architect from BLZK Architects. So far, one client has responded to this offer.
The developer acknowledges the project’s architect, Ilja Skoček Jr., one of the leading contemporary Slovak architects and chairman of the Slovak Chamber of Architects. According to him, the project combines the advantages of living in a family house and a city apartment. A characteristic feature of the project will be the use of brick cladding on the façades of individual buildings, combined with anthracite structures over the rooftop terraces. The first underground floor will be plastered with a material resembling brizolit, as seen in the visualizations.
In keeping with many surrounding projects and villas, the residential complex will be gated and fenced, offering residents “total privacy.” This may not be entirely accurate, as there are family houses and two apartment buildings nearby, but in this part of Bratislava, it is practically standard, demanded by its residents.
According to the official website, construction is expected to start in September this year, with the rough structures of all buildings to be completed by April 2022. The entire complex, including the houses, will be finished by November 2022, and the apartments are expected to be handed over at the beginning of 2023. However, the developer notes that this is only an indicative schedule and the completion date may change due to various circumstances.
The “premium” location above the center of Bratislava will become even denser. Bit by bit, the remaining free spaces that once dominated the slopes above the city are being filled. Until the beginning of the 21st century, the development in the Wachtmeister, or Stráže area, was sparse and dominated by vineyards or gardens. However, the attractive views of the central parts of the capital led to a rapid development that this part of the city was not fully prepared for – a common issue in many parts of Bratislava that have undergone significant redevelopment recently.
Once the Wachtmeister Urban Villas are completed, there will still be several plots in the area that will eventually be urbanized. For example, there is a large plot directly adjacent to the project, owned by the developer of the luxury Zochova 7 project in Bratislava’s historic center. Lower down the slope, below the recently completed Gansberg project by ITB Development, lies a vast area owned by the owners of the Grunt development company.
Gansberg and its developer are an unusual case where the project brought some improvements to the surroundings – a sidewalk and a new bus stop were built, for example. However, it cannot be said that construction in this area generally improves infrastructure, public space quality (including the creation of new sidewalks), or prompts better land-use regulation. This does not mean halting development entirely – it is already too late for that – but at least taking measures to improve the area’s cohesiveness.
Even the luxury parts of Bratislava are not immune to the flaws seen in the suburbs. Instead of aesthetic fences with a uniform style, there is a great variety in shapes and materials, with enormous opaque fences made of concrete blocks frequently appearing. There is no clear definition of street or building lines, and defining the character or shape of roofs is also an illusion. Everyone handles parking in their own way, some in garages, others in front of houses. It simply should not look like this, not in the suburbs and certainly not in Koliba.
The growing use of prestigious architects’ services in both development projects and private investments is a welcome trend. The aesthetic level of many new buildings has risen significantly in recent years. However, the development of planning documents and zoning plans that can introduce qualitative parameters to areas is lagging significantly. Until this changes, “premium districts” will continue to be a cheap imitation of luxury.
Translated from the source: yimba.sk