A public forest over the roofs of Schwabing, a green quiet zone on the top floor of a new business and office complex in the densely built-up city – this vision for the area of the former Karstadt department store at Nordbad can become a reality. The Munich architects’ office Schluchtmann with the team around Aika Schluchtmann and Julian Vogt won the architectural competition with the special eco-concept and the design for the block on Schleißheimer Straße with market hall, shops, restaurants and office space for up to 1000 jobs.
Twelve well-known offices across Europe took part. “I am particularly pleased that the first four submitted designs come from Munich architects,” says real estate entrepreneur Stefan Pfender. He and Dieter Lorenz are the builders of the project. Behind Schluchtmann are the offices of Allmann Sattler Wappner and Henn and Oliv Architects.
The winning design convinced the jury with a large majority, reports Pfender: “This is not just any office complex with shopping facilities, but a city quarter that also gives something back to the citizens.” The highlight is the green coppice forest and the orangery on the roof, “which all citizens can experience and use in terms of gastronomy during the day or for events”. The “sensational view over the roofs of Schwabing” invites you to do so.
It should be green – both on and around the area.
(Photo: Simulation: Schluchtmann Architects)
The planning is not only characterized by the landscape of trees and bushes, which are intended to improve the microclimate, increase biodiversity and, last but not least, the well-being of neighbors and office users. A restaurant is located in the recessed pavilion, plus there are areas for urban gardening and a forest playground for the in-house daycare center.
The ground floor is to become a “lively and diverse” area. The focal point is a market hall slightly raised towards Schleißheimer Straße, from which you can also get directly to the shops on the first basement floor. The inner courtyard is intended as a “densely planted grove” with large trees. “A drinking water fountain enables people to stay without being forced to consume,” says the architect’s concept. Trees are to be planted on Schleissheimer Strasse and Elisabethstrasse.
From an urban planning perspective, the closure of the Karstadt branch opened up an opportunity
In particular, the open spaces and climate protection should play a central role in the reorganization of the site according to the wishes of the city planners and city hall policy. Versatile green and open spaces in the inner courtyards and on the roofs, which have a positive effect on the microclimate, were required. Around 100 residential parking spaces are to be added to the underground car park.
The interior should be planted with trees and invite you to linger without being forced to consume.
(Photo: Schluchtmann Architects)
A heritable building right contract was concluded for the construction of the Karstadt department store at Nordbad, which will continue to exist. This only provides for commercial use on the property. The district committee had spoken out against this and demanded the construction of apartments. The planning department had determined that this is not possible for legal reasons.
The department store opened in 1968 and was the second Karstadt branch in Munich at the time. As a result of the restructuring in the Galeria Karstadt Kaufhof GmbH group and the ensuing insolvency at the beginning of 2020, locations throughout Germany were closed, including Karstadt am Nordbad. The lockdown during the corona pandemic also resulted in the fast end of popular shopping opportunities in the district. The tenancy agreement for Karstadt actually ran for another seven years, and there was an option for a further 15 years.
The Munich investors Pfender and Lorenz had already acquired the property from Goldman-Sachs in 2019. “At first only as an investment,” says Pfender, “but then events forced us to act.” From an urban planning point of view, an opportunity opened up. It was possible to tackle a project which, in terms of its height development, building structure and mixed use, is to be integrated much more strongly into the environment than was the case with the department store, which has since been demolished. The standard is high. Both the city and the builders value a very special urban and architectural concept.
Architect Aika Schluchtmann has already caused a sensation with the concept for the facade greening (“vertical garden”) of a planned residential tower with a height of 52 meters in Arabellapark. Construction should start next year. So now the successor to the Karstadt am Nordbad with the forest on the roof. You should be able to go for a walk there at the beginning of 2025.