urban development concept | long-term photographic observation of schlieren 2005 – 2020

Urban development in Schlieren

Schlieren as a case study for agglomeration areas

The municipality in the Limmat Valley, which borders on the city of Zurich, has developed from a farming village into an industrial location and is now a centre for technology and services. In the 1980s, the city suffered the departure of large industrial enterprises as a result of globalisation. These included the rolling stock factory Schweizerische Wagons- und Aufzügefabrik AG Schlieren, the aluminium welding works Aluminium-Schweisswerke AG and the gasworks. The resulting industrial wasteland found various interim uses, primarily for second-hand car dealerships. Few new residences were built after the housing boom of the 1970s. The population structure changed. Since the 1990s, foreigners and low-income population groups have increasingly been relegated to the agglomeration area. Schlieren was considered a “non-place”, a typical agglomeration community with traffic-dominated public spaces and a poor image.

In the last 15 years, Schlieren has experienced a spectacular development. The surge in investment in residential construction in Switzerland, immigration due to the free movement of persons and the proximity to Zurich led to a building boom in Schlieren on a scale that had not been forecast. New urban residential quarters were built on the industrial and commercial sites in the Rietbach area and in Schlieren West, and a new Bio-Technopark with 1500 jobs was created in the Wagi area. With the Limmattalbahn, a streetcar line once again runs directly from Zurich to Schlieren; one of its stops marks the new town square. The population has risen from 13,000 to 20,000.

Since 2005, Schlieren has been actively intervening in this spatial, social and economic development with the urban development concept STEK I designed by Metron AG. Due to the rapid development, the city of Schlieren had a second urban development concept STEK II prepared by the planning office Albert Speer & Partner in 2016, which has been implemented since then. Using Schlieren as a case study, upgrading and densification processes characteristic of the agglomeration can be observed.

Urban development concept planning tool
Schlieren was one of the first agglomeration communities in the Zurich region to have a comprehensive urban development concept put together by an external planning company, Metron AG. Implemented in 2005, the aim of the urban development concept is to conduct a comprehensive improvement of the quality of life throughout the town. The main objectives are to strengthen the town centre, create better connections between districts, develop surplus building plots and industrial wasteland, update public spaces and improve the perception and use of the spatial qualities of the landscape. The urban development concept STEK I formulated a conceptual basis for projects by private investors and the public sector. It formed the starting point for the photographic long-term observation.

In 2013, Schlieren’s Building and Planning Department carried out a comprehensive evaluation of urban development since 2005 in conjunction with ETH Zurich, the University of Zurich and Planpartner AG. Based on these results, fields of action, objectives and approaches for urban development were updated for the years to 2030. In 2015/16, the Frankfurt planning office Albert Speer & Partner compiled a new urban development concept STEK II on behalf of the city.
More information on the new urban development concept are available here:
http://www.schlieren.ch/de/bauenwohnen/bauen/vorhabenmain/stadtentwicklungskonzept/

Starting point for the photographic long-term observation:
The urban development concept STEK I compiled by Metron AG in 2005

The urban development concept STEK I can be viewed in full on the website of the city of Schlieren. The most important points and objectives are summarised below.
Link to urban development concept STEK I by Metron AG >>

Objectives of urban development in 2005

Can Schlieren develop its own identity as an agglomeration municipality? Can this manifest itself in the structure of a new town centre? Is it possible to use the through roads as inner-city urban roads and reshape them accordingly? How can Schlieren become more attractive as a residential area and what can be done with the large undeveloped industrial areas? These questions are typical of an agglomeration municipality in the Limmat Valley and their clarification is crucial for the further development of the town of Schlieren. The challenge was to develop a comprehensive approach to serve as a guide from 2005 onwards and at the same time to identify the key areas for initial stimulus and change. The urban development concept is facilitating a comprehensive upgrade of the town as a residential area and a place of work. Major tasks of urban development are: strengthening the town centre, creating better connections between districts, development of large surplus building plots and industrial wastelands, upgrading of public spaces, adaptation of transport to the urban space and improvement of the perception and use of the spatial qualities of the landscape. The urban development concept serves as a conceptual basis for development projects by public and private investors.

The dynamics of urban development over the past 150 years have shaped the townscape and the quality of life in Schlieren. Schlieren can be reached in ten minutes from Zurich and must find a balance between the pull of the big city and the dynamics of the Limmat Valley, as well as developing its own independence based on the historical settlement. In the urban development concept, these tendencies manifest themselves in the keywords “International Schlieren” for the east-west development along the major transport routes and “Local Schlieren” for the north-south connections from the woodland to the town centre and the Limmat river. "Schlieren international" has developed rapidly on its own until 2005, while “local Schlieren” receded ever further into the background. One major problem is the lack of awareness of autonomy and a negative image. From the perspective of Schlieren, it is therefore important to strengthen local references and objects of identification.

„International Schlieren“ in transition

The industrial area forms a wide corridor which also absorbs the main flow of traffic. Service industry businesses are settling here in increasing numbers. However, in 2005, large areas were left as wasteland or fell to interim use. Under the heading “International Schlieren”, the profile of the research and technology sectors will be raised and the automotive trade (“Motor Mile”) will be promoted. Some projects have already been elaborated; a “Motor Mile” is currently being promoted for Brandstrasse. Concepts for mixed use are already in progress in the Färbi area. The town will continue to promote and manage this restructuring process.

New urban centre

In the space between the existing town centre and the railway station there is an opportunity to build a suitable centre for the growing town and to provide additional shopping, cultural and leisure facilities. The town centre project proposes to relocate Badenerstrasse and Zürcherstrasse towards the north and to direct traffic in a one-way circuit to develop a new urban centre with town square, town hall and public garden. The town is carrying out the project in conjunction with a high-profile investor. The town centre project is therefore the first important test of whether it is possible to establish an independent centre in Schlieren within an appropriate urban space.

Streets, squares and green spaces

The road relocation in the town centre will allow the expansion of the village park to the north, earning it the definition of an open municipal park accessible from all sides of the developed town. In Limmatbogen, there are plans to enhance the landscapes of Zegli/Rohr with further leisure facilities, so that quality relaxation opportunities in the woodland and the new park are available to all residents. Other places, such as Kesslerplatz, will retain their qualities as recreation and meeting areas, provided that it is possible to reduce the dominance of traffic. Ultimately, it is about adapting the oversized and monofunctional traffic areas to the requirements of town centre road spaces.

Living in Schlieren

To improve quality of life it is extremely important to strengthen Schlieren as a residential location. With a ratio of residents to workers of approximately 1:1, the proportion of people who commute into and out of the town every day is extremely high. Further upgrades to the town’s residential areas and a contemporary range of housing are necessary to encourage the greatest possible number of workers to choose Schlieren as an attractive residential location. An increase in new builds and the conversion and refurbishment/modernisation of existing buildings are necessary to expand and improve provision. Surplus building plots close to the centre and the new mixed areas provide excellent opportunities to diversify the housing stock. The accompanying measures in the residential sphere and in public areas, i.e. in the residential areas and along the main axes, therefore form an important prerequisite for improving the quality of life.

Dynamic urban development 2005-2013: Results of the evaluation

In 2013, Stadt Schlieren carried out a comprehensive evaluation of urban development since 2005 in conjunction with ETH Zurich, the University of Zurich and Planpartner AG. The most important structural and social developments are summarised below.
All reports on the evaluation can be viewed here:

In general, the statements of the urban development concept still apply, and actual developments are essentially consistent with the intended developments. The town is currently in a transition and urbanisation process, which is set to continue. The urban development concept is an important strategic tool in this process. The update in STEK II reviews the future prospects and updates the spatial and thematic priorities.

Structural development

Shortly after the adoption of the urban development concept, a massive development boost took place in Schlieren which was unprecedented in its scope and pace. The community saw above-average development in comparison with the region and the canton of Zurich. The population has grown from 12,000 to more than 17,000 residents. New urban residential and working areas have sprung up on the former industrial land in development areas on both sides of the railway line. 70% of the areas indicated as having potential in the urban development concept in 2005 have been built on. This construction activity has led to a sharp rise in building plot prices. In the new residential district of Schlieren West, terraced houses and apartments for sale and rent have been built in a continuous open space structure with a car-free boulevard and adjoining parks. A school building is under construction. A mixed residential and commercial area called Am Rietpark has been developed to the north of the railway track in the Rietbach area. A continuous park will connect the various building projects with one another. Construction is already complete in the Färbi area. The next stage is the development of the area around the former Geistlich glue factory, which has currently fallen to interim use. However, the project to develop a “Motor Mile” in the same area has not been implemented. In the Zelgli area, the housing cooperative GEWOBAG has replaced its post-war settlement with contemporary new builds of a compact design. The actual development of the potential areas is largely in line with the objectives of the urban development concept. The building projects are certified to a contemporary quality, but the details of the architecture and implementation could be improved. One exception is the Reitmen area, which has become the site of a specialist market, a road maintenance depot and businesses selling bulky goods which require transportation by car. This had not been scheduled in the urban development concept. So far, the redesign of the town centre has been implemented in part in the form of the residential and commercial “Parkside” buildings. The planned town square and the lane closure on the main thoroughfare axis can only be implemented in conjunction with construction of the Limmat Valley railway from 2017 onwards. Traffic calming measures have proved successful across the entire community area, especially in residential areas.

These developments were initiated mainly by private builders, investors, property developers, companies and housing associations. The municipal authority has supported the plans and operates an active location and land policy. However, the opportunities for influence from politicians and administrators were restricted. It is difficult to influence the property market and the general economic development of local stakeholders, yet these have a significant impact. The municipal authority was able to have a direct influence through its own projects (transport measures, schools planning), by setting building law frameworks (e.g. public design plan for Schlieren West), and by means of participation in cooperative development plans (town centre, Rietbach development area) or involvement in architectural competitions.

Population growth

Overall, the population constitution has improved. Most of the newcomers come from the city of Zurich, whereby a high proportion of these are young, well-educated adults. At the same time, people with a rather low level of education have been attracted to the town, displaced due to rising rents in Zurich. The continually increasing proportion of foreigners is currently 45%, significantly higher than in the city of Zurich and the rest of the Limmat Valley. A further 20% of the population has a migration background. Until 2004, newcomers from abroad came primarily from the Western Balkans, Turkey and non-European countries such as Sri Lanka. Since 2005, Portugal, Italy, Spain and Germany have been important countries of origin. Average incomes are lower than the average in regional and cantonal comparisons, and have been constant since 2005. Social welfare payments and unemployment figures have declined. Schlieren has more incoming than outgoing commuters. With over 15,000 employees, it is considered a working community. Since 2005, the proportion of employees has increased slightly in relation to the resident population.

Perception of residents

The population attests that their town as a whole offers a high quality of life that has improved for the majority since 2005. Local satisfaction is high. Above-average improvements have occurred in the Schlieren West and Rietbach areas. Local attachment is especially high in the traditional residential quarters (Dorf, Zelgli East, Kalktarren). From the perspective of the population, improvements are necessary in relation to the accessibility and availability of open spaces and natural areas, the upgrading of the town centre and traffic-calming measures. The town tends to be perceived as more attractive, more urban, more organised and better designed, yet at the same time less familiar. Suggestions for the further handling of the urbanisation process include the strengthening of areas of identification (e.g. historic sites such as the gasworks site) as well as refining and adjusting the atmosphere in the development areas through layout and design, participation in public spaces and initiating and/or allowing small-scale local changes.

Assessment of the economy

The changes in Schlieren are judged to be overwhelmingly positive for the economy. Industrial wasteland and used car dealership areas have been upgraded through a wider range of locations, and companies from service industries, research and environmentally friendly production have been encouraged to settle here. Primary reasons for the choice of location include proximity to the city of Zurich, the price of land and property, the availability of suitable premises and proximity to the motorway. Accessibility by car is estimated to be Schlieren’s greatest strength. There is still room for improvement in terms of the image of Schlieren, the potential customer base and the parking facilities.

Evaluation of urban development over the entire observation period 2005-2020

Markus Nollert, Giovanni Di Carlo and Roman Streit from the Spatial Transformation Laboratories of the ETH Zurich have completed a comprehensive presentation of the development of the entire city as well as an evaluation of this development from a planning perspective. This will be published in the final book publication "Stadtwerdung im Zeitraffer," which will be published by Scheidegger & Spiess in 2032. The authors' texts in this book also deal with other aspects of planning as well as with architecture, questions of urban ecology, the perception of residents and the economic background of the building boom.

Verlag Scheidegger & Spiess