The juxtaposition between urban environment and open natural landscape, rare in the context of a capital city, is integral to Reykjavik’s character. Through planned and sometimes unexpected views, the landscape continually exerts it’s presence.
The old harbour of Reykjavik and Orfirisey plays a key role in linking the city centre to it’s wider landscape setting. Historically Orfirisey was an island off the coast of the city - part of a wider group of islands within the sound (fig.1); however, over time land reclamation in the harbour area has been such that Orfirisey is now the tip of a man-made peninsula.
We propose a clear strategy, based upon a conceptual interpretation of the idea of islands, which develops a new identity for the harbour area linked to the historical landscape of the wider area.
A flexible arrangement of development islands is proposed (fig. 2), each of which assumes a unique identity defined by function, typological form and character. This development structure is sustainable, responsive, flexible and supports incremental development over time as well as future expansion and adaption in response to evolving economic circumstances.
These proposals meet the challenges facing the harbour area by creating a distinct and specific identity for the Old Harbour in Reykjavik and Orfirisey to attract new businesses, residents and toursits alike, while connecting the city centre with its waterfront and meeting the needs of Associated Icelandic Ports now and into the future.
Zoning
The masterplan comprises of a clearly legible series of development islands. Each island has a distinct function and character based on its location, existing land uses and natural amenity – resulting in mixed-use, residential, commercial and industrial, cultural and business districts. The archipelago is entirely flexible. It supports incremental development over time and can be expanded in the future in response to evolving economic circumstances.
Analysis
The harbour has played a pivotal role in Reykjavik past, however connections with the sea have been weakened over time as the city and its economy have evolved. Heavy traffic on Geirsgata and Mýrargata acts as a barrier making the route to the harbour an unattractive prospect for pedestrians. Piecemeal development on Örfirisey has contributed to an environment that lacks a positive or coherent identity.
New connections
A new vehicle tunnel beneath the harbour entrance links Sæbraut and Fiskislóð, completing a ring road around 101. Access to the harbour area is improved and traffic is reduced on Geirsgata and Mýrargata, which are reclaimed as pedestrian friendly urban streets. The city street network is extended to the harbour edge and terminates in a series of public piers, making the harbour accessible. Reykjavik’s new waterfront recalls the city’s historical waterfront identity.
Landscape Strategies
The coastline around Reykjavik is punctuated with parks and open spaces, providing valuable amenity space for residents and connecting the city with its wider landscape setting. Principal development islands are separated and made distinct by the introduction of new open spaces which extend this landscape condition into the heart of the city.
Prospect and aspect New development on Orfirisey benefits from a spectacular landscape setting with open views to Snaefells and Esjan. Residential and office development islands are placed to benefit from this amenity, while the residential development strip also enjoys a south-west orientated waterfront promenade, addressing and presenting a new face for Orfirisey back to the city.
Coastal reconfiguration
The harbour edge and coastline around Örfirisey are reconfigured, providing additional reclaimed land at strategic locations for high value activities such as mixed-use urban development, a new residential district and a new cruise liner dock. Simultaneous limited removal of existing landfill on the edge of the commercial and industrial island allows for harbour operations to expand in the future.
Consolidation
As existing low-value commercial and industrial structures reach the end of their productive lifespans, business activities are relocated to a clearly defined commercial district, releasing valuable development sites in key locations for other uses. The masterplan is a long-term vision that will be realised incrementally, respecting the fact that some existing buildings will have an economically productive life-span of 20 years or more.
Preservation
Reykjavik has a humane scale and character, derived from historical development patterns, that sets it apart from other cities. All preserved buildings and land uses of historical value are retained and integrated into the new development structure, contributing to a rich, vibrant and varied urban environment that celebrates Reykjavik’s best qualities, while blurring divisions between historical and contemporary development.
Local Plan integration
Our proposals address the planning area holistically in order to achieve a truly integrated vision. While the development objectives of existing local plans have been accommodated, they have been reorganised to fit within this vision. Our core development structure is flexible and can readily adapt to engage with existing proposals (as shown above) should this be required.
Future Expansion
The archipelago development structure is inherently flexible and extendable. It supports incremental development over time and can be expanded in the future through the creation of additional development islands, either on existing or newly reclaimed land, in response to evolving economic circumstances. At every stage of progression the clear structure and underlying identity will unify developments.
Central mixed use and residential spine
The core element of the development structure is a new low-rise, high-density spine supporting a diverse range of uses. The spine forms an urban extension to the city centre, re-establishing historical connections between Reykjavik and its harbour while creating a vibrant new waterfront identity. The development pattern is generated by Reykjavik’s urban street grid which is extended to meet the waterfront, defining a series of urban blocks.
Blocks are structured into a series of highly permeable longitudinal building plots, each with a street and harbour frontage linked by a pedestrian lane. Buildings are sensitively scaled at 3 to 4 storeys in height. Flexible yet robust plot development guidelines ensure that the building mass is reduced at upper floor levels, providing shelter while maximising penetration of natural daylight. Development guidelines will actively promote variation and diversity.
The urban structure creates a series of sheltered and intimately scaled courtyard spaces. Pedestrian routes connect neighbouring plots and urban blocks, facilitating use and providing sheltered passage even when the weather is inclement.
Individual plots of up to 1750 sqm are capable of accommodating large developments, however the finely grained yet flexible structure invites the potential of further sub-division to create smaller buildings, encouraging appropriately scaled development accessible to a wide range of developers and business owners. The resultant urban district will be truly diverse and inclusive, supporting a wide range of activities including retail, entertainment, culture, office and residential use.
Existing viable land uses, such as the boat yard on Myrargata, are retained. Ægisgarður and Verbúðarbryggjur, which punctuate the mixed-use spine, are retained but are re-orientated towards visitor and leisure uses. A new spa and urban lagoon in the heart of the harbour on Ægisgarður provide a dramatic and playful focus and visitor attraction.
The central spine extends beyond the natural coastline onto a peninsula of reclaimed land. Although similarly structured, this area is predominantly residential. Access to the residential district is clearly separated from neighbouring commercial activities.
A generous waterfront promenade, orientated to the south-west, provides a valuable amenity space while presenting a new frontage for Orfirisey back to the city.
Reykjavik's historical identity
The new mixed-use harbour edge is influenced by the structure of Reykjavik’s historical harbour waterfront, with significant streets terminating in a series of new piers, maximising axial views and connections to the harbour.
New development is humane and pedestrian-friendly, embracing the diversity and scale that characterises much of 101’s early urban development.
Other precedents
The finely grained structure of the mixed-use spine recalls other well-scaled urban waterfront districts. The pedestrian friendly lanes and intimate squares of Stockholm’s Gamla Stan have a strong urban quality. Bryggen, a remnant of a more extensive urban pattern which once extended around Bergen’s harbour edge, owes much of its character to its dense yet structured development pattern. These precedents illustrate the powerful potential of Reykjavik’s new waterfront.
Landscape and ecology
Landscape occupies an important structural role in the development of the new harbour district, making the connection between urban development and its setting manifest. Key landscape areas extend and connect the sequence of open spaces and routes found along the urban coastline while also heightening the identity of each development island. Each open space is a destination in its own right with a distinct role and character.
Coastal route
The ‘blue thread’ continues around the residential peninsula, Örfirisey and the harbour waterfront, connecting existing sections alongside Ánanaust and Sæbraut through the urban centre and providing a valuable new public amenity. The journey through the city encompasses urban, cultivated and natural landscapes.
Community park
The new community park assumes a conventional form, providing a large flexible amenity space for visitors and residents. Playing fields, a primary school and community facilities are located in the park. The park provides a buffer between residential and commercial / industrial activities on Örfirisey.
Wildlife habitat
Industrial land at Örfirisey is remediated and colonised by native plant species, over time forming a sustainable natural habitat for wildlife and a destination for residents and city visitors. An environment and ecology interpretation centre is located on the edge of the new habitat area.
Concert hall gardens
A new square and landscaped gardens provide a generous arrival space and fitting setting for the new concert hall, while defining a series of sheltered pedestrian routes from the urban centre to the new cultural quarter.
Archipelago
Commercial and industrial island
Commercial and industrial development is concentrated on a newly defined development island and harbour area on Örfirisey. A positive new development structure is established which integrates the majority of existing buildings and land uses. Harbour capacity is increased by the creation of new commercial piers, facilitating the expansion of fishing operations and related industries. Elsewhere, diversification of land uses is actively encouraged, for example historical workshops along Grandagarður may be used to support start-up businesses and small-scale manufacturing.
Building density is increased over time so that the area assumes an urban character, enhanced by public realm and landscape improvements and an integrated car parking strategy. A vibrant and diverse district will be realised that becomes integral into the commercial life of the wider city.
Office island
A new high-quality office district is formed on the harbour peninsula, benefitting from a remarkable setting with an open outlook towards Esja and with direct road connections to Sæbraut via the new harbour tunnel. The development structure, which is influenced by the historical urban grain of 101, is purposefully informal. Although similar in scale and no more than 4 storeys in height, each building assumes a distinct identity, contributing to a diverse urban district as oppose to a monotonous business park.
A network of pedestrian routes links a series of sheltered internal courtyards, providing external spaces that can be used throughout an extended summer season. All buildings benefit from either direct or oblique views to the broader landscape setting and back to the city. The office island is the final phase of the master plan and as such anticipates future business growth.
Cultural island
The new concert hall makes a significant contribution to central Reykjavik. The master plan acknowledges and accommodates the primacy of the concert hall within the harbour district, creating a generous setting and arrival space. Clear sightlines are maintained from all significant locations around the harbour. Together with a major new hotel and cruise liner terminal, the concert hall will form a major cultural landmark and destination, contributing to the reintegration of the harbour district in the life of the city centre.
Those travelling to the new concert hall from the city centre will pass through the new mixed-use development spine before arriving at a generous new urban square, referencing the Icelandic landscape through the use of indigenous materials. The form and design of the square will ensure that shelter is provided to pedestrians in order to promote its use at all times of the year. The new square is bounded by the new concert hall gardens.
Phasing
Phase 1
Appropriately scaled mixed-use developments take place next to the concert hall and on Mýrargata, establishing the new central development spine, and simultaneously reconfiguring the central waterfront. Existing industrial activities within the mixed-use district are re-located to Örfirisey, releasing high-value sites for further development.
Phase 2
The mixed-use central spine is extended, unifying and completing the new central waterfront. Landfill for the new residential peninsula is completed. New commercial and industrial development is concentrated in Örfirisey.
Phase 3
New high-density residential development takes place, completing the central spine. New and relocated commercial and industrial development continues on Örfirisey. A new road tunnel and cruise liner terminal are created, reconfiguring the existing harbour entrance and breakwater.
Phase 4
Remaining commercial and industrial activities are relocated to a consolidated district on Örfirisey. The commercial harbour edge is reconfigured, increasing capacity for harbour operations. Office and cultural development to either side of the harbour entrance is completed. Remaining land on Örfirisey is decontaminated and open amenity spaces formed.
Transport
Transport integration
For the new proposals to be successfully integrated into Reykjavik’s urban fabric, access to and within the new harbour district must be safe and convenient for those travelling by all modes of transport – car, bus, bicycle or foot. Alternatives to car use will be actively promoted, utilising integrated street and public realm design to make space for buses, bicycles and pedestrians.
Roads network
Vehicle traffic will continue to have a major role in meeting the harbour district’s transport needs, particularly in connection with commercial and industrial activities. The proposed road network provides a convenient loop around the harbour while linking Sæbraut directly to Ánanaust and Hringbraut with a major new roadway routed under the harbour mouth. The new road tunnel addresses many of the issues associated with the area’s road network and removes the need for a separate vehicle tunnel under Mýrargata.
Public Transport
The new road system allows for easy integration of public transport. Utilising the new road loop around the harbour, the existing bus network is adapted to link all new development at Örfirisey with the rest of the city.
Pedestrian and cycle networks
The existing cycle and pedestrian network, including the blue thread coastal path, is extended, providing new connections through downtown Reykjavik to the benefit of the wider community, integrating Örfirisey with existing neighbourhoods and urban areas, providing viable alternatives to car use and encouraging a healthier, more sustainable lifestyle.
Parking Strategy
Car parking is provided locally to all new buildings, a principal that is particularly important during periods of inclement weather. A range of strategies is utilised to provide safe, convenient and cost-effective car parking which is appropriate to each development type. Mixed-use, residential and office developments are served by dedicated basement car parks, phased in conjunction with each development. Surface car parking serving the commercial and industrial island is discretely placed within defined block structures.