Project Scales XL/L/S - Territorial, urban and architectural
Location Palma and Llucmajor, Platja de Palma, suburbs: Can Pestilla and S’Arenal / Project area: Arenal de Llucmajor
Population 40,000 inhab. + 42,000 hotel beds (territorial scale)
Strategic site 36 ha – Project site 4.2 ha
Site proposed by Platja de Palma urban planning consortium
Actors involved Palma and Llucmajor City Councils (Strategic site owners). Llucmajor City Council (Project area owner)
Owner of the site Public
Post-competition phase Meeting and debate between the winning teams and the site representatives. Under the Public Contracts Act, a negotiated unpublicised competition involving at least 3 of the winning teams for contracting for the implementation phase .
Team representative architect
How can the site contribute to the productive city?
Platja de Palma is basically a zone with a single-sector business focus on mass tourism, despite the fact that it has 40,000 residents. The importance of the EUROPAN proposals in terms of the productive city lies in their ability to encourage new alternative uses that can remain active throughout the year, without depending on the peak tourist season. On the territorial scale, this site consists of several sub-zones that are poorly connected to the center of Palma, despite the proximity of the city airport and the adjacent access motorway. This disconnect has turned the area into a kind of tourist ghetto, frustrating desires for it to contain tertiary and office uses. In addition to new types of uses, the proposal could stimulate existing businesses and restaurants outside the peak tourist season, another aspect that falls within the concept of the productive city.
The tourism model applied to this area is now obsolete, stressed and uncompetitive. For this reason, it has been the focus of several studies and proposals, including an international ideas competition, which have led to the presentation and approval of a Comprehensive Conversion Plan. This Plan is currently being developed and implemented by the Platja de Palma urban planning consortium, involving representatives of four public administration levels: national, regional, island and municipal, in this case the Palma and Llucmajor City Councils. One of the aims of the Conversion Plan is the construction of several landscaped corridors and civic arteries that will connect the urban fabric to the waterfront and, where appropriate, to the agricultural hinterland as well, which will produce the greatest transformation of this urban area.
Platja de Palma is a tourist destination with 42,000 beds, a slightly smaller residential population, 182 hotels, 400 restaurants and 500 shops. The strategic area covers 992 hectares, approximately half of which is urban land. It occupies much of the Palma Bay waterfront and spans two municipalities: Palma and Llucmajor. For the specific Europan site, competitors are invited to present a formal resolution for one of the civic corridors envisaged in the municipal plans for this area. These corridors are basically pedestrian promenades that connect the city grid to the beach and the coastal promenade. The corridor in question runs along Calle Gran I General Concell, which links the end of the seafront promenade near the S'Arenal Yacht Club to a business area set slightly inland.
How is Production Considered in the Urban Diversity Program?
One of the general themes proposed here is the improvement of the connection, relationship and identification of the area known as Platja de Palma with the central part of Palma City. The non-seafront street grid, full of obstacles, contains public spaces with many opportunities, a good basis for the generation of different uses related to professional work and services in general, which can give Platja de Palma an urban identity. This process would also involve an analysis of the commercial spaces, regulating them and proposing guidelines -including those of an aesthetic nature- for the hotel, restaurant and shopping sectors. At present, most of the redesign and improvement initiatives for the urban spaces here are proposed in collaboration with the local private stakeholders, especially in operations that involve hotel quality improvements. The civic corridor proposed as a project area currently carries vehicle traffic and parking facilities, with narrow pedestrian pavements. It has some shops and restaurants, and a busy street market is installed nearby once a week, requiring the temporary closure of some parking and roadway areas. This market could be installed on the new foreseen civic axis once it is pedestrianized. It also includes a shopping centre managed under a municipal lease, whose connectivity with the surrounding space can be improved. This would also benefit the productive activity of the current shops and restaurants by improving access to them from the surrounding area, and at the same time improve the visibility and knowledge of all the activities in this area by the population in a much larger territorial area once the zone becomes a new point of reference.
Questions on the site
Which area has to be considered for the strategic site, the whole area of Platja de Palma or only the urbanized area of S'Arenal belonging to the Llucmajor municipality? Despite seems to us that the second option is the right answer we noticed few clues that raised this doubt.
The second option is the right answer.
Could we extend our proposal outside the boundaries of the project area into the strategic area?
If it is important for the proposal it is not a problem to extend the area.
In which scale should the project in the three A1 plans be presented?
There is not a specific scale required. It depends on the site and on the proposal. We only required that the drawings should have a graphic scale. "A1 Panels. CONTENT. The 3 panels must: • explain the urban ideas developed in the project with regards to the site issues and the themes of the session; • develop the project as a whole, highlighting the architecture of the project, and particularly the relationship between the new developments and the site’s existing context, including three-dimensional representations of the project; • develop the method foreseen for the implementation process. All graphic and descriptive documents must have a graphic scale."