Until recently, Smíchov could have been described as a traditional inner city working-class neighbourhood facing the lack of investment and deterioration of housing stock, economic difficulties of deindustrialization (closing-down factories) and deterioration of social structure (working class population with relatively large proportion of Roma population).

During the socialist era only very limited resources flew to buildings maintenance and rehabilitation. Urban built environment suffered from disinvestment and deterioration, especially in central and inner city locations. Therefore the majority of neighbourhoods in Prague entered the transformation period with dilapidated housing stock and neglected public spaces and infrastructure.

Inner city neighbourhood Smíchov locates south of the Prague's core on the left bank of Vltava river. Since the end of the 18th century Smíchov was developing as an important industrial periphery of Prague. During the industrial boom in the 19th century various factories and working-class housing were established in the neighbourhood. At the end of 1980s, industrial production started to move out from the inner city and left behind a large amount of empty property. Providing an excellent location in close proximity to the city centre supported by good transport accessibility Smíchov had certainly a lot to offer.

Recently a lot of private investment flowed into redevelopment of abandoned factories into new uses, to refurbishment of existing building stock, to improvements of transport infrastructure and regeneration of public spaces.

The development opportunity in Smíchov was created by nation-wide transformation changes during 1990s as well as by high investment attractiveness of Prague.

A synergy of private and public interests seems to have worked in revitalization of Smíchov. The cooperation of local authorities and private developers took place. Since the beginning the project of Golden Angel has been supported by the local authority which aimed at revitalization of central Smíchov. Though public authorities have not directly participated in commercial projects at Anděl junction they encouraged revitalization in several ways, notably by defining a common frame for local development initiatives and by appending infrastructural investments.

In the early 1990s, ING Real Estate noticed the potential of Smíchov area. It started negotiations about the investment opportunities in Smíchov, particularly about the development of land above Anděl metro station, which was owned by the City of Prague. Eventually, ING representatives pledged to propose a local development plan in exchange for exclusive right to the property at Anděl junction. Nouvel-Cattani architects drew up a development strategy of central Smíchov (Prague Smíchov Urban Design Proposal) in 1991. They suggested a new complex of buildings with Golden Angel as a keynote building in revitalization of this inner city neighbourhood. Besides Nouvel-Catttani, proposals of another three local development plans of Smíchov were submitted at the beginning of 1990s (D.A. Studio, ÚHA-VHe, Púdis). On their basis the City Council approved a new inner city ring road through tunnels under Mrázovka hill. It opened the opportunity for transformation of Anděl junction into one of the secondary city centres within polycentric Prague. The conception proposed by development plans was further elaborated in local plan of Smíchov (1994) and Smíchov-centre (1996) and in Land Use Plan of the City of Prague (1999).

In 1996 ING Real Estate purchased the land from the City of Prague. The construction works on the first project in the area, Golden Angel (offices, retail spaces, restaurant), started at the end of 1990s and the building was completed in the year 2000. One of the main principles of the ING investment was to guarantee a variety of uses for both companies and citizens and revive the area.

In 2001, two French developers (Carrefour and Delcis) finished the entertainment and shopping centre Nový Smíchov (New Smíchov). The project was the first shopping mall introduced in the inner city. A part of the complex is covered by green roof and connected with the regenerated park Sacré-Coeur by footbridge.

All the above mentioned projects transform brownfields into modern urban landscapes. Hand in hand with physical upgrading the trigger-off development and drawn-in investment enhance the attractiveness of Smíchov as commercial and residential destination.

Central Smíchov made a principal shift from a dirty and gloomy industrial periphery to local centre which provides much higher quality of physical environment (e.g. replacement of run-down industrial premises by new developments, rehabilitation of existing housing stock, major infrastructural improvements, better provision of public spaces). Regeneration of Smíchov took place through private-led redevelopment of brownfield sites, through rehabilitation of existing building stock and through enhancement of public spaces and infrastructure.

Since the turn of the centuries Anděl junction has experienced an extensive construction growth. Some major commercial projects developed by foreign companies emerged on the sites of abandoned industrial complexes (mostly on the vacant property of ČKD Tatra Corporation). As to the quality of physical environment, Smíchov has benefited from the boom condition. New office, shopping, entertainment and residential complexes contribute to physical upgrading of the neighbourhood through redevelopment of brownfields into new uses and modern physical landscapes.

Gradual transformation of built environment has been visible. The majority of buildings underwent either full or partial refurbishment, thus leaving the number of neglected houses at relatively low level. Although rehabilitation takes place in Smíchov neighbourhood, the built environment still reflects the contrasts between progressive activities capable to generate high profits and less lucrative sectors. The shining commercial centres developed with foreign capital and poor condition of some of the housing stock and local shops create a visible contrast in physical fabric of the neighbourhood.

The local authority, supported by funds of private investors, has increasingly paid attention to the improving of the appearance of physical environment in Smíchov neighbourhood. The provision of public spaces in terms of quantity as well as quality has been improving since the year 2000. Whether it is regeneration of parks or minor improvements such as installation of benches, street lights, rubbish bins, local information guide-posts or planting of trees, it all contributes to the creation of a pleasant urban environment that seems to be attractive for a wide variety of users.

A synergy of private and public interests seems to have worked in revitalization of Smíchov. The cooperation of local authorities and private developers took place. Since the beginning the project of Golden Angel has been supported by the local authority which aimed at revitalization of central Smíchov. Though public authorities have not directly participated in commercial projects at Anděl junction they encouraged revitalization in several ways, notably by defining a common frame for local development initiatives and by appending infrastructural investments.

Municipal Council of Prague 5

//1999

case

Urban Policy > Urban environment > Urban renewal

City centre development