489 THE VERSE

The building housing the administration of the Postbank from the early 1990s on the block stands in contrast to the rest of the neighborhood because of its size. It occupies the entire block with the exception of a hotel on the northeastern corner. Very little light and air reaches the interior of this largely six-story perimeter-block building, with its small, stacked courtyards in the central portion and almost continuous ground-floor development.

At first sight, the buildings appear to be aging and unattractive but prove, on closer inspection, to be basically solid. This factor is worth taking into account. The goal of the clients – an up-to-date, urban block that accommodates a mixture of downtown uses and meets the highest standards of quality and sustainability – can best be achieved by reusing and supplementing the existing structure. The maxim is to build on and with what is already there. In view of these considerations, it would be absurd to demolish the entire block and completely rebuild the quarter. Analysis of the buildings shows that more than half of the shell could be preserved. Restriction to precise partial demolition and subsequent additions reduces dust pollution, noise, and construction traffic, saves time and makes an important contribution to sustainability. Above-ground, the dense, poorly lit interior of the block will be dismantled, gaps in the perimeter filled, and the block straightened to produce a large, continuous ring of buildings with flexible office space.

Ground-floor use will be focused on retail and restaurants, in some cases facing two sides: the street and the inner courtyard. The first below-ground level on Mittererstrasse will accommodate parking for some 1000 bicycles, as well as a delivery entrance and waste disposal. The two top floors, are setback to provide for generous green outdoor spaces . The uninterrupted eaves all around the complex will have a calming, streamlined effect on the urban context.

A Courtyard for Light and Air in the Neighborhood

The plot of land, comprising almost the entire block, offers a unique opportunity to create a large courtyard garden accessible to the entire neighborhood. The garden will become a magnet for the area around the main station, an oasis protected from the incessant rush of traffic, an urban forest, a green lung for the neighborhood. Evaporative cooling and natural air purification through large leaves and photosynthetic processes will generate a micro-climate. A a white loop-shaped iron balustrade forms an encompassing circle around the entire rectangular courtyard. The curved inner corners will make room for quiet spots and increase the amount of natural light. The balustrades will act as a container for the courtyard, an impression accentuated by variations in their vertical inclines: the lower third leans towards the garden, while on the upper floors, the balustrades open towards the sunlight and the sky, thereby opening up the courtyard and reflecting daylight into the space below.

Incorporating What is Old Into What is New

The structural substance of both the old buildings and the new additions will be exposed, revealing the powerful presence and rhythmic clarity of the existing and partially extended concrete body. Together, the old and new load-bearing structures will form a harmonious ensemble, which is differentiated, enriched, and refined through precisely tailored variations in geometry, materials, and surface treatment.

By exposing the clearly organized, “naked” load-bearing structure and accentuating the ground-floor and the corners of the buildings, the block as a whole acquires an almost classicist appearance reminiscent of the grand and sumptuous urban palaces in downtown Munich with their facades embellished with spacious arcades. Although the new complex will be modern, contemporary, and extensively glazed, it will blend into the cityscape characteristic of Munich, while simultaneously retaining some of the earthy charm of the nearby “Orientalischer Viktualienmarkt”.