The Häggvik trading venue in Sollentuna will get a new high profile building. During daytime the facades will shine from the reflected sunlight. At night, it will shimmer from the illumination between the aluminium shell and the frame.
"At the moment we are working in parallel with both construction documents and tenant adjustments. This process is doable by using BIM, ARCHICAD and Solibri", says John Liljeqvist, architect at ElinderSten.
One of Stockholm's longer tunnels opens out a few miles northwest of the city - right next to the E4 highway to Uppsala. This is where Häggvik's trading venue is developing. The construction is built with a metal frame system and sandwich elements consisting of insulation and sheet metal - a typical standard construction solution for this kind of building.
But the shell is made of elegant anodized aluminium in a variation of metal colours, perforated, to create different patterns.
"During the day, the facades will shine from the reflected sunlight - and in the evening they will shimmer from the lighting placed between the shell and the frame", says Henrik Lindencrona, architect at ElinderSten.
We are sitting in a conference room together with architect John Liljeqvist and building engineer Anna-Karin Lindskog. The room is located in Centrumhuset, Cyrillus Johansson's famous red brick building, which extends along Kungsgatan between Sveavägen and Malmskillnadsgatan in Stockholm city.
ElinderSten is one of several companies housed in the old branded building with glazing-bared windows. The construction was erected during the transition from the 1920s classicism to functionalism. And the German influences are evident.
At Elindersten's office around 30 architects and building engineers are working with everything from store concepts to location development in cities - from small- to large-scale projects.
The office was founded in 2012 and has since worked out a large number of store concepts, including projects for Androuet in NK's new covered market and Chokladfabriken in Stockholm. They also take on medium-scale projects. This list includes the shopping centres Tuna park in Eskilstuna and Valbo in Gävle – not to forget the redevelopment of the Galleria in Stockholm city, where the office has been deeply involved.
Among the large-scale projects is the vision and planning development for Farsta Centrum, Torsgatan's development into a more vibrant street and the neighbourhood around Lilla Bantorget in central Stockholm. The goal is to open up the properties towards the square and the surrounding streets.
Häggvik's trading venue has to be considered one of the medium-scale projects. But let’s start from the beginning:
John Liljeqvist has projected a rendering of the emerging venue on the whiteboard. It is a spectacular three-storey building, clad in elegant string metal that changes in gold, silver and copper and some black elements. The building consists of a number of joined "boxes" in metal and glass. The two upper planes extend considerably and one of the volumes looks like of a 500 square meter "aquarium", designed to be a café!
It is stylish and creative - a real brand building for our time. But it will prove to be neither economic nor functional.
Behind the proposal is Strategic Architecture, which in 2015 won an architectural competition with parallel assignments. The competition had been announced by Bonnier's properties, which then owned the property Stämpeln 1 - a property situated in a very fine sign position.
However, it soon became clear that the concept was not commercially viable. But still, the proposal came to guide the municipality's detailed development plan - and by that also controlling the building's volumes, design and materials.
In 2017, Bonniers sold the property to Alma Property Partner and property developer Mässing Properties. The new owners are now working on the trading venue area together with ElinderSten, with the clear goal of getting finance viability in the project. At present, 90 percent of the premises are leased.
But let's first take a look at the surroundings of the area. This is important in order to understand the layout and design of Häggvik's trading venue that in some ways differ from other centres.
As previously mentioned, Häggvik's mall area is in a strategic location where the new Stockholm bypass route will connect to the main highway to Uppsala. The surrounding area is currently being transformed from a commercial, industrial and office area into the new neighborhood Södra Häggvik. Dense urban blocks are built here. In the long term, housing for 6,000 residents is planned.
The side of Häggvik's commercial area facing the new district is therefore given a more urban expression.
"Here, the facade on ground level will have large storefront windows facing a city street. On street level, restaurants and cafés will be housed with entrances directly from the street", says Henrik Lindencrona.
The part of the building facing the E4 highway is not glazed to the same extent. The store entrances are distinctly framed in smooth metal plate. In front of the entrances there will be generous parking spaces. Here, well-known business chains such as Jula, Jysk, Willys, Kronans pharmacy, Citygross, and Dollarstore will display their presence. Other major tenants in the mall are Activate Rehab, Sats and Attundahälsan.
One thing that distinguishes Häggvik's mall area from other newly built centres is that the decision has been made to preserve the frame from the first floor and parts of the slab from a former office building. The frame and slab are now included in the trading venue's semi-basement, where restaurants, cafes, storage rooms, technology rooms and civil defence shelters will be housed.
During autumn and in the beginning of this year the property owners have focused on leasing out the 32,000 square meters of the mall. The lease process has been on-going in parallel with the work of developing construction documents - but also in parallel to the construction process itself.
"It is incredibly important to take tenants' opinions seriously and try to meet their wishes. You have to work smart and be flexible", says John Liljeqvist.
From working with volumes and design, the focus is now on design development and details. It is all about tenant adjustments and developing construction documents. This includes dimensioning and placement of fan compartments, evacuation widths, accessibility adjustments, continued work on the facade and placement of sprinkler tanks. Another task is the accessibility to the stores and how the areas for loading of goods should be designed.
"John and I entered at a later stage of the assignment. We have inherited the 3D model from our colleagues who have worked with volumes and design", says Anna-Karin Lindskog.
She says that the client has chosen to skip the project planning document stage. Instead, John and Anna-Karin are now simultaneously working on customer adaptations and construction documents, which significantly shortens the construction process. This is a work process that saves both time and money, but at the same time it requires disciplined coordination with the building contractor and subcontractors.
ElinderSten use the 3D software ARCHICAD for design, construction and communicating with the tenants. Solibri is used for coordination with other parties involved in the project. Solibri is a software that reads data from different 3D programs in order to create a coordination model for the building.
"A very important task for us is to meet the tenants' wishes when it comes to designing their premises. For instance it might show that larger ventilation flows are needed, which results in larger ducts. And that can, in return, result in smaller store surfaces", says John Liljeqvist.
Yes, many conflicts can emerge and everything cannot be foreseen in a project this size. Cable ladders can accidentally end up over pipe runs and in front of doors. And high-lifting gates can collide with sprinklers in the ceiling.
"If the mistakes are discovered on the construction site – instead of in the software, it will result in substantial cost increases", says John Liljeqvist.
"When someone in the project makes changes to the model, the others receive a notification about the update, which allows the members of the team to review each other's work continuously. It reduces the risk of made errors", says John Liljeqvist.
Coordination between consultants, contractors and ElinderSten take place on a weekly basis. Everyone involved look at the model together to see where there are problems that need to be solved. The meeting also determines how collisions should be handled. The necessary changes are then made in the different consultant's model.
The model in ARCHICAD also contains building information, BIM. The information makes it easy to quantify materials, such as the number of square meters of plasterboard or the number of doors. And if some dimensions are altered, the new values are added and the amount of material is automatically recalculated.<(p>
"All building elements are BIP-coded (Building Information Properties). This means that the objects can be provided with information like sound or fire classifications, burglary security et cetera. Another example is the building materials of the walls. The BIP code indicates if the wall is a drywall, a glass partition, a cold storage wall etc", says Anna-Karin.
The information is needed not only at the construction stage, but also at the administrative stage.
Henrik, John and Anna-Karin all agree that it would not have been possible to progress so quickly without ARCHICAD and Solibri as their tools. The flexibility that these programs offer mean that they have been able to work with construction documentation and with tenant adaptations simultaneously.
"It would never have been possible otherwise", says John.
Häggvik trading venue
Square meters: 32 000
Client: Alma Property Partners and Mässing Properties
Architectural team at ElinderSten
Henrik Lindencrona: architect, client and project liability
John Liljeqvist: architect, building project planning liability
Anna-Karin Lindskog: construction engineering, building project planning liability
Erica Ivarsson: contributing construction engineering, building project planning
Edith Humble: contributing architect
Tennants: Jula, Jysk, Willys, Citygross, Dollarstore, Kronans pharmacy, Aktivera Rehab, Sats, Attundahälsan as well as a number of restaurants and cafes
Shared contract: Building carcass and facade Rukki; Foundation and slab PEAB; Secondary elements Betonmast
Number of employees: 38
Store concepts: Androuet in NK:s new covered market, Chokladfabriken (Sweden)
Mid sized projects: Tuna park in Eskilstuna, Valbo centre in Gävle and Gallerian in Stockholm city (Sweden)
Urban development project: Farsta Centrum, Torsgatan in Stockholm, Lilla Bantorget in Stockholm’s city centre (Sweden)