The diversity of the existing development of Russian cities, its planning, architectural and design features affect the nature of reconstruction activities. No less important is the influence of natural and environmental conditions (taking into account the relief, the possibility of subsidence, landslides, floods, snow and mudflows, environmental pollution, the appearance of water in basements, etc.).

The current building is characterized by its location in the urban area, features of planning decisions, number of storeys, building density, specific gravity of the old building. In old cities, the historical and architectural value of development is of particular importance, i.e. areas of monuments and historically significant urban landscape.

Urban development and its surroundings are created for the life of people (work, sleep, rest). Therefore, when designing reconstruction measures, all modern urban planning, architectural, sanitary and hygienic requirements must be taken into account (Fig. 1).

Fig.1. Design proposals for the reconstruction of the quarter built in the 1960s (according to V.P. Kovalevsky):

The most difficult task of transforming the planning structure and subordinating it to modern requirements is solved for building in the historical centers of old cities and areas that are directly adjacent to them. During the reconstruction of the former outskirts of large cities, workers' settlements near large enterprises and development of the second half of the 20th century, as a rule, we are talking about streamlining the planning structure and developing environmental measures. The problems of reconstruction of the road network in the historical centers of cities are practically insoluble by traditional methods. This is due to the fact that transport arteries are a very stable structure of the general plan, which forms the framework of the city.

The continuous process of preserving, updating and adapting buildings to changing requirements is an integral part of the development of a modern city. There are two aspects of understanding the term "urban environment": firstly, as a set of living conditions (i.e., the state of the atmosphere, noise level, electromagnetic pollution, light and color environment, perception of architecture, etc.), and secondly, as taking into account the impact of the immediate environment when designing the reconstruction of the building. For example, three categories of historical value of a building or structure can be distinguished:

1) a monument of architecture, history, culture, etc.;

2) buildings from the immediate surroundings of an architectural monument, etc., which form the background for its perception;

3) buildings and structures from the ordinary building in areas and on highways of historical value. The main factors of the urban environment that affect the nature of the design decision for the reconstruction of a building or structure are presented in Table 1. The impact of these factors, due to their complex nature, may be such that carrying out reconstruction measures becomes inappropriate, namely:

1) when using a building located in a zone of sanitary hazard or gas contamination by vehicles;

2) in case of insufficient illumination, insolation or non-compliant sanitary gaps to the nearest buildings;

3) in the absence of fire passages and the impossibility of their organization;

4) if the building does not have a yard area (when its area is less than 0.5 m2 per person or less than 0.02 m2 per 1 m2 of the total area of a residential building);

5) at a noise level of more than 30 dBA;

6) if it is impossible to organize a normal system of recreation and consumer services for residents due to the significant remoteness of the building from service establishments, public transport stops, etc.

Textbook / Ed. e. n., prof. A.N. Asaula. - St. Petersburg: Humanistics, 2005. - 288s.

Section 1. Reconstruction of individual real estate objects and their complexes

Chapter 1. The essence of the restoration and reconstruction of real estate

1.1. Terms and Definitions

Restoration is a complex, complex type of construction work, the object of which are monuments of cultural heritage, from the restoration of paintings to the repair of facades. The main goal of the restoration is to prolong the life of the monument. It usually includes elements of both repair and conservation.

Renovation of a monument is a periodical work to maintain it, carried out by conventional construction methods. In this case, as a rule, the main structure of the monument is affected to a minimal extent. The main types of repair work are the change and painting of roofs, the replacement of plaster losses, the resumption of wall painting, etc.

Conservation is the work to preserve the monument, requiring the adoption of special measures that are not included in the usual repair practice. Conservation is necessary when the monument for some reason is in an unsatisfactory condition.

There are two types of conservation:

- measures for the temporary protection of buildings that are threatened by rapid destruction: installation of props, sheds, etc.;

– complex work to strengthen and protect monuments destroyed under the influence of long-acting factors (for example, strengthening bases and foundations, strengthening the main load-bearing structures, eliminating deformations, measures to combat moisture, biological protection).

Conservation is not an engineering task, it must be preceded not only by engineering, but also by very serious architectural studies. The architect-restorer plays the main coordinating role, both in the development of the conservation program and in its practical implementation. But along with this important component of the restoration, there is also a change in the existing appearance of the monument for a more complete disclosure of its artistic qualities, which makes it possible to more clearly emphasize its social value and thereby contribute to the creation of conditions for its long life.

The cases of restoration are as different as the monuments themselves are different. However, the vast majority of restorations are characterized by a lack of striving for stylistic unity, recognition of the value of many of the later layers, and limitation of restoration to elements whose form can be perfectly documented. Restoration of this type, which corresponds to modern theoretical views, is called fragmentary. Fragmentary restoration is, as it were, a partial extension of the scope of conservation, and it is not always easy to draw a clear line between them.

A holistic restoration differs from a fragmentary one, first of all, not by the scale of the work, but by the main goal - the obligatory return to the previous state of the monument in its entirety. The legitimacy of a holistic restoration of monuments that have been destroyed and lost in our time is indisputable. Then the restoration is focused on recreating not the intended original appearance, but that compositionally completed architectural appearance that existed at the time of destruction and could include a number of later layers. The holistic restoration of a work of art, in those few cases where it can be recognized as legitimate, is motivated primarily not by the need to recreate the ancient appearance of the monument as such, but by solving a broader task, since holistic restoration is subordinated to the restoration or reconstruction of the entire architectural complex. As a rule, the task of holistic recovery can be achieved by using both direct and indirect data.

Restoration consists of two operations:

– disclosure of the monument by removing late elements that distort it;

- Restoration of lost items.

Disclosure is possible only when the removed parts are of no artistic or historical interest, or are of very limited interest, incompatible with the value of the disclosed original. This is recognized in an open collegiate discussion with the participation of authoritative experts.

In the simplest cases, restoration can generally be reduced to one opening (for example, fragmentary removal of plaster on the facade of St. Sophia Cathedral in Kiev).

But, as a rule, restoration is a complex combination of disclosure and additions. The restoration of a monument must necessarily be based on multilateral comprehensive research (historical-bibliographic and historical-archival research).

The object of restoration research is always a monument of cultural (architectural) heritage, and not just its parts recognized as obviously valuable.

The value system of cultural (architectural) heritage:

- historical value;

– town-planning value;

- architectural and artistic value;

– scientific and restoration value;

- functional value.

The main methods of restoration are the stepwise system of methodology of the restoration and reconstruction process and research design.

Consider the technology of restoration work on the example of the restoration of the facade of a building. An important component of the system of restoration of the facade of the building is its technological program, which includes the materials used in it and is based on a thorough examination of the state of the facade, with the identification of existing damage and the causes that caused them, the identification of historically reliable materials and structures, the study of all previous repairs.

The development of a technological program includes a reasonable selection of an integral system of restorative materials and methods for their application. At the same time, it is necessary to solve not only protective and decorative tasks - it is necessary to ensure the historical authenticity of materials and provide for the least degree of interference in the restored object.

Unfortunately, in practice, the restoration very often turns out to be similar to the original only in name. There are many examples when architectural monuments turn into copies of themselves: for example, historical plaster layers are demolished, original materials are arbitrarily replaced with new, “progressive”, facades are painted with “pliolite” or similar synthetics suitable only for concrete surfaces. This leads to a slow but deep destruction of the facade.

Most often this is due to the low professionalism of the performers, who do not see the difference between the concepts of "repair" and "restoration". This is one side of the coin, on the other hand, work with real restoration materials requires serious training of restorers, as well as strict use of regulated work methods. In developed countries, for example in Italy, federal law prescribes that restoration be carried out exclusively with mineral compounds. In Germany, historical sites are protected by WTA regulations. In our country, there are no such regulations that would regulate the technological processes of restoration work, and to a greater extent depend on the professionalism and clarity of the work of the performers.

Once again, we note that during the restoration of facades, silicate painting materials are used that do not meet the restoration requirements. They contain acrylates in excess of 5% allowed by European standards (according to the analysis - more than 10 butyl acrylate with sostyrene). In addition, some of the pigments used in paints are organic (unsuitable for facade work).

Due to these deviations from the requirements, the properties of materials have changed: the price has decreased, working with them has ceased to require special skills, and obtaining the desired color, not limited to mineral pigments, has become simpler. But the properties so important for the life of the facade have also changed: the vapor permeability has fallen, the light resistance has decreased, the materials have ceased to be silicate, that is, mineral.

Today, the facade restoration technology is widely used in the restoration market, developed jointly with Italian specialists and based on Italian-made SADOLIN materials, which, in addition to reliability, have decorative properties. This technology is used by the restoration firms KAST, Gorkov and Gorkov, Krasny Gorod, Lira LLC, and others.

It should be noted that often the restoration of modern buildings and structures cannot be called restoration, it is rather a reconstruction or a major overhaul.

In the twentieth century The restoration school in Leningrad brought up young specialists, developed technologies and methods that were used in all corners of the former Soviet Union. At that time, the preservation of monuments of the historical and cultural heritage of Leningrad was of great importance in connection with state policy.

So, in May 1946, the Restavrator production and construction association appeared, its craftsmen were called upon to revive Leningrad, raise it from ruins and return the city to its former beauty. The "Restorer" Association was a unique state enterprise that carried out the whole range of works: from the creation of projects to the implementation of all types of restoration work, from the training of specialists to the development of scientific methods. The production and construction association included: several specialized restoration workshops, the Lenproektrestavratsiya institute, a restoration school, a laboratory, and an archive. Restoration work was carried out by specialists from three large workshops; the central one was in Leningrad, the other two were in Peterhof and Pushkin. In the late 1980s A fourth was also created - a general construction workshop, which subsequently specialized only in restoration work. Workshops, in turn, were divided into numerous sections. The number of specialists working in the association "Restorer" approached two thousand. Personnel for the production and construction association were trained in specialized educational institutions. Most specialists began their careers as apprentices working under the guidance of experienced restorers in a production and construction association. For many years, PSO "Restorer" was the only restoration association whose specialists performed all types of restoration work not only in Leningrad, but throughout the Soviet Union.

The political situation has changed, and the change in the socio-economic situation in the 1990s. led to the abolition of many state institutions, including the restoration industry. Funding for restoration projects has fallen to a critical level. Within ten years, many high-class specialists left the restoration industry, and, as a result, the system of professional training of restorers at production workshops ceased to exist. In St. Petersburg, the largest production and construction association Restavrator was disbanded, as a result of which several small, highly specialized restoration companies were formed.

After the stabilization of the economic situation in the country, the state finally paid attention to the state of Russia's cultural heritage. There were federal programs aimed at preserving historical and cultural monuments.

Reconstruction. The problem of reconstruction, despite its relevance, has not yet received a deep theoretical justification. Separate developments in the field of reconstruction of buildings, feasibility studies of reconstruction processes do not provide a comprehensive solution to the problem.

Before proceeding to consider the essence of reconstruction, it is necessary to establish exactly what is meant by historical reconstruction (See Appendix 1).

Historical reconstruction is the reconstruction of the whole on the basis of preserved data, sometimes fragmentary, describing this whole. The following can be used as basic data: preserved fragments of the object of reconstruction, as well as references to it in written sources, in oral tradition (tales and legends); images of various kinds; surviving similar objects made according to the same technique and in the same style; contemporary publications; archaeological finds and museum exhibits. The more data is preserved about the object, the higher the degree of reliability of the reconstruction.

What is the fundamental difference between a historical city and a “non-historical” one, because every city has its own history? Today, the criterion is the fact of occurrence, that is, the chronological, determining the nature of buildings by the time of their creation.

This approach formed the basis of a joint resolution of the Board of the Ministry of Culture of the RSFSR, Gosstroy of the Russian Federation and the Presidium of the Council of the All-Russian Society for the Protection of Historical and Cultural Monuments on the approval of the list of historical settlements of the Russian Federation, which includes, for example, Tomsk, founded in 1604. There are 43 objects on its territory Federal significance, 252 regional and 1340 - municipal significance.

The allocation by the state of this group of cities and towns from the general list of Russian cities raised their importance in the public mind, and also placed additional responsibility on local authorities for the preservation of these settlements. Unfortunately, the status of a historical city was not supported by additional rights of local governments, tax incentives, targeted federal programs, etc. in relation to these cities.

In the XX century. as a result of the unsuccessful implementation of reconstruction projects in Leningrad, monuments of the “historical heritage” were lost, which are currently contained only in catalogs that provide an opportunity to study the monuments and obtain aesthetic pleasure. These objects include:

part of the Gostiny Dvor on Birzhevaya line, 1 due to the change in the buildings of the Library of the Academy of Sciences;

Yakovleva's mansion at 10-12 Moskovsky Prospekt as a result of the reconstruction of the Sennoy Market.

Obukhov Hospital (106, Fontanka River Embankment) - was built on and redone in the early 1950s;

Midwifery Institute at nab. R. Fontanka, 148 - lost its appearance as a result of reconstruction according to the project of D.D. Ustrugov in 1910-1913;

Perinnaya line on Nevsky prospect, 33a. In the 1930s the entire building was reconstructed in order to further protect it as a historical monument, but in the early 1960s. was demolished in order to develop the subway;

Exaltation of the Cross Community (154 Fontanka River Embankment). At present, this building has the appearance given to it in 1903-1904. community architect Yu.Yu. Benois, who rebuilt the Empire mansion, erected at the beginning of the 19th century. for a large lumber merchant Zherbina;

a residential building at 7-9 Nevsky Prospekt, built in the style of classicism;

Trinity-Sergius Compound (44 Fontanka River Embankment);

English collection (Palace embankment, 16);

St. Vladimir's School (Moskovsky pr., 104);

Sergius Cathedral (Liteiny pr., 6);

Church of the Sign (pl. Vosstaniya);

When studying historical monuments from various sources, it is necessary to distinguish true information from unreliable information. To do this, it is necessary to allocate a temporary and personnel reserve for searching for information about monuments of culture and architecture, verifying its reliability and eliminating inaccurate information.

An individual approach is needed to solving the issues of reconstruction of each individual monument and each individual section of the urban territory.

Increased attention to urban heritage means that it is not easy to preserve what is, but to study and try to recognize various historical and cultural values. It is impossible to preserve and recreate all the monuments, but it is possible and necessary to “dig up” and fix everything, accumulating scientific funds, preserving information for posterity.

Reconstruction is a radical reorganization, alteration for the purpose of improvement, a set of organizational and technical measures aimed at eliminating the moral and physical deterioration of buildings as a whole or their individual elements and systems.

The main tasks of the reconstruction:

– ensuring the safety of fixed assets of the non-productive sphere;

– prevention of premature exit of buildings from operation and their demolition;

– reorganization for the purpose of partial or complete change of function;

– improvement of consumer qualities;

- Improving the comfort of living.

Reconstruction of an object, as a rule, is part of the overall reconstruction of an urban area, residential area, quarter of the historical core of the city, caused by the improvement of the complex of social and cultural institutions of the city.

Reconstruction of buildings and structures includes a number of measures to reorganize their space-planning and design solutions:

- redevelopment of premises;

– reinforcement, partial disassembly or replacement of structures;

- superstructure (increasing the number of storeys of a house or its parts), including an attic;

- an extension (a new volume is most often attached to the end or side);

– improvement of the condition of the facades of the building;

– formation of modern interiors of premises.

In general, the reconstruction should be comprehensive, taking into account the requirements for the long-term development of the entire city, a separate block or object.

In the process of establishing repair and construction production as an independent branch of the national economy, a search is being made for ways to maximize the efficiency of reconstruction, improve space-planning, architectural, structural, organizational and technological solutions. Experimental data show that the reconstruction of individual buildings in the existing development prevents the use of progressive methods of work, optimal engineering solutions and modern methods of organizing construction.

The reconstruction of buildings is almost always associated with the restoration of performance indicators and the strengthening of the supporting structures of the core. For a reconstruction project, it is necessary to conduct a very thorough examination of the technical condition of all parts and assemblies of the structural solution of bases and foundations, walls and ceilings, coatings and roofs of the structure, as well as the operation of all engineering systems. This examination requires compliance with safety regulations. The identified defects in the operation of various structural elements make it possible to determine individual approaches to solving the problems of strengthening them and developing new design solutions. The largest volume of reconstruction work in historical cities falls on the housing stock. The technology of repair and construction production is a set of technological processes performed sequentially in time and space with building materials, products and structures in order to turn them into finished construction products - buildings, structures and their complexes. Repair and construction processes are always based on physical, chemical processes and their combinations (Fig. 1.1.). Examples of building reconstruction are shown in Fig. 1.2. and 1.3.

Based on the results of international conferences, symposiums, seminars held by the Economic Commission for Europe Committee on Housing, Construction and Urban Planning of the United Nations, it was found that the most common trend is to maximize the preservation of existing buildings, not only architectural and historical monuments, but also terraced buildings erected in a traditional manner and are important elements of the urban environment. Abroad, the greatest experience in the reconstruction of residential buildings has been accumulated in Germany (on the territory of the former GDR). From the very beginning, the work was not limited to the repair and reconstruction of individual buildings or even individual groups of buildings, but covered entire areas of the old buildings.

In the complex reconstruction of the historical urban environment, it is necessary to consider it as an innovative process, including:

Renovation - an innovative process in the field of fixed capital, in which the functional purpose of reconstruction objects changes;

Technical re-equipment - a local version of the innovative process of reconstruction, which is carried out by replacing part of the processes carried out within the framework of a separate object of reconstruction;

Integrated automation - a local version of the innovation process, based on the system-technical application of the latest automation tools and the principles of the development of "smart" buildings;

Reconstruction of nearby objects to each of the objects of reconstruction.

When carrying out reconstruction, in addition to reconstruction in the usual sense, it is necessary to carry out the so-called organizational reconstruction.

Reconstruction should be carried out on the basis of organizational projects , which are local. In the organizational part of the reconstruction project, the emphasis is on innovation in the field of information technology, rather than building technology.

1– block of town-planning justifications; 2 – project of zones of protection of historical buildings; 3 – city-forming role of architectural heritage; 4 – block of analysis of the initial situation; 5 – external factors of reconstruction; 6 – internal aspects of reconstruction; 7 – the concept of reconstruction; 8 – general scheme of reconstruction; 9 – comprehensive reconstruction programs; 10 – architectural heritage; 11 – housing stock; 12 – public buildings; 13 – transport network; 14 – engineering infrastructure; 15 – project of complex reconstruction of the site; 16 – a project for the reconstruction of a separate facility; 17 – block of public control; 18 – block of financial investments.

Rice. 1.1. – Block diagram of the reconstruction project

Rice. 1.2.

"black" stairs

a) typical floor plan before reconstruction

b) typical floor plan after reconstruction

Rice. 1.3. – An example of the reconstruction of an apartment building with two

"black" stairs

Recently, in Russia, consumers and professional participants in the real estate market have been increasingly interested in the concept of intelligent buildings and structures (intelligent Building Systems - 1BS), which was born in the United States in the early 1980s.

An intelligent building or structure is one that provides a productive and cost-effective environment by optimizing the 4 elements of structure, systems, services, management and relationships between them. In other words, an intelligent building is a complex in which, with the help of special technical means, ideal conditions for living are created, the necessary level of protection against natural disasters and unauthorized access is provided, energy and utility resources are spent in the most rational way. Management of an intelligent building with the help of systems integrated into a single information space allows you to maximize the efficiency of the functioning of services while reducing operating costs. This ensures the circulation of the entire flow of information throughout the building using a single cable architecture.

Many factors contribute to the formation of IBS as a direction. First, the architectural masterpieces and designs of past centuries exert a certain influence. Secondly, the connection of the spiritual beginnings of IBS with the ideas of the great Le Corbusier in his project "Dwelling-machine" (1923) is manifested. Thirdly, some conditionality of the IBS ideas is stated by the experience of operating structures for extreme or extraterrestrial conditions of life (underground shelters, deep-sea vehicles, orbital stations). Fourth, the automation tools used in the design of the IBS are quite illustrative as the results of well-known achievements in microelectronics, communications, and computer technology.

Centralized management does not cancel the existence of various operational services - it allows you to remove part of the load from them and optimally coordinate their activities using resource, information and signal links.

An example of signal communication can be clearly seen in the interaction of apartment and house security systems. Thus, emergency signals from apartment sensors of the access control and fire safety system will be sent not only to the central dispatching console, but also to the monitor installed in the apartment, if the owner is at home, otherwise the signals will be sent to his mobile or work phones.

The scheme for constructing an intelligent modern residential building includes: lighting control; microclimate; security system (video surveillance, fire alarm, access control, water leakage control); automation and household appliances (shutters, curtains, blinds and partitions, doors, etc.); audio (video) equipment and multi-zone distribution of audio and video signals; elevators; telephonization and access to the Internet; fire extinguishing and smoke removal systems; video intercom; water quality control systems, reception of terrestrial and digital satellite television, backup electricity and water supply; facade lighting, etc.

The emergence of new IBS projects demonstrates a new understanding of the architectural and construction object, which is characterized by a large technical system with specialized capabilities for applying appropriate design approaches in the construction and reconstruction of buildings and structures

Since the early 1970s in Leningrad, for the first time in our country, they began to carry out the reconstruction of residential buildings by a group method. In recent years, this method has been successfully applied in the reconstruction of a number of districts of Moscow (Palikha, Tikhvinskaya, Khavsko-Shabolovskaya, Tulskaya streets). It has been established that the group method is the only one possible in the reconstruction of the historical center of the capital. Design proposals have been prepared and work has begun on the reconstruction of such large urban developments in the central part of the city as Maroseyka - Solyanka - Yauzsky Gates, st. Arbat - Prechistenka, Kuznetsky Most, a number of blocks between Tsvetnoy Boulevard and Sretenka. Projected renewal of Tverskaya st. and the quarters adjacent to it, where new residential buildings with a total area of 100 thousand m 2 are being built. It is envisaged to reconstruct old residential buildings with a total area of about 40,000 m 2 , to turn them into well-appointed apartments for family settlement. It is planned to place trade, public catering and consumer services enterprises on the ground floors of the buildings. The reconstruction process provides for the demolition of dilapidated and low-value buildings and structures and the construction of children's institutions and consumer services in their place, the reconstruction of transport, pedestrian and engineering communications, and landscaping.

A special group is the housing stock of the first mass series (FPMS) built in the 1960s. The lack of major repairs over 40 years has led to the critical condition of most of these buildings, and their physical deterioration contrasts with modern requirements for living comfort, energy saving, and aesthetics of the architectural environment of St. Petersburg.

Similar problems are typical for many peripheral districts of the city quarters of a typical two-three-story cinder-block-brick building of the post-war reparation construction fund (FPRS) of the late 1940s.

In total, the FPMS and FPRS quarters in the city, accounting for up to 15% of the housing stock and having a fairly developed urban infrastructure, have a building density in the range of 3500-8000 sq. m/ha, which is significantly lower than modern norms.

In the context of a budget deficit, it is necessary to develop solutions that provide financing for the reconstruction of the FPMS / FPRS from extra-budgetary sources. As practice shows, the most appropriate way is quarterly reconstruction , taking into account the solution of urban planning, economic and social aspects of the problem.

An important and even methodologically turning point factor in accelerating the transition to quarterly reconstruction was the recently introduced by the CAA and the CC the practice of developing corrections for development projects (KPRZ) of quarters at the stage of preparing pre-project proposals.

If 3-5 years ago the investment attractiveness of quarterly reconstructions was quite controversial, now not only their social and urban planning, but also economic efficiency has become obvious, reducing costs literally at all stages of project implementation.

In the face of an acute shortage of building sites, investor interest in quarterly redevelopments began to grow remarkably rapidly: already at the end of 2002, there was a sharp jump in investment demand for quarterly redevelopments with the simultaneous registration of the rights of territorial development agencies.

It should be noted that for the specific conditions of St. Petersburg, the use of the practice of creating such agencies is a fairly effective means of attracting extra-budgetary investments in the comprehensive reconstruction of block development.

1.2. Comprehensive reconstruction of the city building

To determine the optimal sequence of reconstruction within the framework of its integrated implementation, it is necessary to analyze the development and select supporting buildings and structures for the reconstruction of the center of St. Petersburg.

Buildings and structures can be classified as supporting:

Not in need of reconstruction;

Not falling within the area of new construction;

Having physical wear and tear of the main structural elements (foundations and walls), not exceeding the maximum allowable (for buildings with walls of 1 A capital class - 68%, I - 65%, II - 60% and III - 50%);

More than 3 floors high (about 8.5 m);

The useful area of which is more than 300 m 2;

Corresponding to modern sanitary and hygienic requirements (insolation, sanitary gaps, aeration and noise regimes).

An important criterion in determining the order of reconstruction is the compliance of space-planning decisions of the building with modern requirements. Based on the current conditions for the development of territories and the reconstruction of objects, it is advisable first of all to carry out the reconstruction of objects that are in the worst technical condition and have significant obsolescence. This approach will allow investing in the reconstruction of objects, the degree of reconstruction or change of which is the highest and, accordingly, the return of funds is guaranteed to a greater extent. Objects that, due to an emergency condition, are not subject to reconstruction should be liquidated and the vacant land plot should be sent to the system of urban development of territories.

The functional purpose of reconstruction facilities must be changed in accordance with the excess of skilled labor in the area and places for effective marketing of products, works and services. In this regard, it is necessary to take into account the funds for identifying the environment of each reconstruction project, in particular for the study of labor markets and products, works, services.

The presence of a synergistic effect from the implementation of all projects makes it possible to attribute the integrated reconstruction of urban facilities to intensive methods of organizing work, which will ensure an increase in the economic, commercial, budgetary, social and environmental efficiency of reconstruction at lower values of investment risks, taking into account all the considered elements of the reconstruction project.

Complex reconstruction provides:

Improving the efficiency of commercial real estate;

Improving the organization of tourism business;

Sustainable economic growth in certain sectors of the real estate market;

Intensive type of reproduction (instead of simple reproduction) of the fixed assets of the city;

Improvement of most of the technical and economic indicators of buildings and structures of the historical center.

Therefore, when designing a comprehensive reconstruction of an old building, in order to make a design decision that corresponds to the technical condition of the building, it is necessary to predict the residual life of building structures that cannot be replaced, but have a certain physical wear and tear at the time of the reconstruction, affecting the residual life of buildings and structures as a whole.

Buildings of the old construction (unlike modern ones) have main load-bearing structural elements with different standard service life (from 60 to 150 years). So, for the full service life of buildings with brick walls with wooden floors, it is theoretically necessary to change floors twice. Today, equal-strength structures with close service life are used.

In this regard, it is necessary to plan funds for each year of operation of the reconstructed facility in accordance with the remaining service life of its main elements, including structural and decorative ones.

When carrying out a comprehensive reconstruction, it is necessary to allocate funds for the improvement of nearby territories, roads and transport infrastructure in the reconstruction of each object

Such an approach will allow maintaining the urban environment in a stable, favorable state from the urban planning point of view. In addition, it is necessary to carry out planned reconstruction at certain equal intervals of time.

When determining the amount of funds for a comprehensive reconstruction in the development of its projects, the following data must be taken into account.

1. Methods and structure of financing and cost estimates . The average total amount of complex reconstruction programs is about $50 million. This cost estimate is approximate. Actual costs and terms of funding, including any non-concessional terms, depend on the specific policies and programs decided upon by the city government.

The main deterrent to attracting private investment for the implementation of projects for the comprehensive reconstruction of the city's development is the need for high pre-project costs. It is possible to increase the investment attractiveness of projects only through the effective investment of budgetary funds in the preparation of facilities, including:

inventory, with the compilation of a list of objects free from the rights of third parties;

technical preparation of initial data, permits for objects;

preparation of investment and tender documentation, determination of the conditions for the transfer of objects to investors.

If additional work is needed to prepare projects, including the demolition of buildings and structures, the construction and reconstruction of engineering networks, it is necessary to involve various specialized organizations.

Implementers of complex reconstruction projects should have the necessary powers and tools to attract extra-budgetary sources of financing, be responsible for the implementation of projects in full, achieve final results and for the return of invested budget funds, and receive income from the implementation of projects. Such a scheme is quite effective and attractive for investors, since it does not require a long-term and practically unplanned withdrawal of working capital at the preparatory stage without making a profit.

2. Scientific and technical means. Scientists and engineers who specialize in this field should work with government officials involved in urban and regional planning to provide the latter with the basic knowledge and tools needed to reduce damage from natural disasters, as well as environmentally unsustainable development.

3. Human resource development and capacity building. Emerging economies should provide training programs on disaster resilient construction techniques for contractors and builders who are undertaking a large number of renovation projects. The focus should be on small businesses that build the majority of homes in developing countries.

Recently, entrepreneurial activity has been widely developing in our country, associated with the transformation of a real estate object into another, new, object with a different functional purpose, as a result of which the value of the object increases, in the Western economy this is called redevelopment, that is, secondary development. In domestic practice, this direction of entrepreneurial activity is called the development of the territory. A number of individuals and legal entities are involved in the process of territorial development. A redeveloper is a person who manages the process of developing territories. The concepts of the Russian language that are closest in meaning are a city planner and a developer, sometimes a customer. Due to functional features, the urban planner is often identified with the city architect. He interacts with other specialists in territorial development (architects, planners, urbanists, economists and financiers, builders of residential buildings and public buildings).

Important participants in the development of territories are the authorities: elected officials - carriers of the social order from the population and the city administration, whose functions include the entire complex of control actions in the city.

And, finally, the last major subject of the relationship is the investor, who can be a customer or an intermediary between the developer and the ultimate owner of urban real estate in the city.

The concept of investment development of the territories must comply with the basic legally established principles of the overall strategy for the economic and investment development of a subject of the Federation, city, municipality or other territorial entity. The strategic plan for the development of territories is formed on the basis of identifying priorities for the socio-economic development of territorial entities and includes a set of investment projects. The strategic plan serves as the basis for the development of the territorial investment program.

Competitive selection of projects is carried out on the basis of the following criteria:

- the priority of the project for the development of the territory and the solution of social problems;

– payback and financial sustainability of the project;

– the financial position and reputation of the redeveloper.

As already mentioned, in the context of an acute shortage of building sites, investor interest in quarterly reconstructions is growing rapidly with the formation of territorial development agencies. A new type of entrepreneurial activity has appeared - redevelopment.

An example of redevelopment entrepreneurship in St. Petersburg is the development of industrial zones. Business centers "Aquatoria" (financial company "Baltic Group") and "Nobel" were the first to implement a number of projects on the Vyborgskaya embankment. This was followed by new projects. Thus, the Bekar company received the status of a territory development agency and is developing a plot of about 100 hectares, limited by Kantemirovskaya St., Lesny pr., st. Academician Lebedev, Finlyandsky pr., Botkinskaya st., Pirogovskaya and Vyborgskaya emb. At the same time, realtors intend to turn this area into a center of trade and entrepreneurship.

Plant "Russian Diesel", combines "Red Lighthouse", "Red Thread", "Petersburg Textile", plant named after. Klimov and others are planned to either move to industrial areas on the outskirts of the city, or negotiate the sale of their space to investors. The vacated space will house business centers, restaurants, fitness clubs, shopping malls, etc.

Recently, new agencies for the development of territories have been created in St. Petersburg, which will develop concepts for the development of the sites entrusted to them. The concept should reflect: the principal directions of investment development of the territory; a set of measures necessary for the implementation of the concept, the stages and timing of their implementation, the proposed sources of funding; feasibility study, list of real estate objects located within the boundaries of the territory.

Investment objects will be provided to investors in the manner prescribed by law, subject to compliance with architectural and urban planning requirements and restrictions. Investment objects can be: land plots provided for new construction; buildings, structures subject to reconstruction, as well as separately located parts of the above buildings and structures; construction in progress.

The main tasks of the agencies are:

- activation of the process of development of the city's territories in order to increase their value;

– stimulation of investment activity;

– attraction of extra-budgetary funds for the development of real estate objects owned by the state of St. Petersburg;

– creation of new jobs;

– improvement of the environmental situation in St. Petersburg;

- Increasing the profitability of urban real estate.

Territory preparation - a set of measures carried out by the agency to attract investment in the construction and reconstruction of real estate; including the development of investment and tender documentation for investment objects and, if necessary, urban planning documentation for the territory. In addition, territory preparation may include: development of pre-project documentation for investment objects, engineering preparation of the territory and other measures aimed at increasing the investment attractiveness of the territory.

Yu.I. Kurbatov, L.N. Korennaya, V.V. Chesnokov Actual tasks of reconstructive transformation of residential quarters of mass development in St. Petersburg // Design and construction. Saint Petersburg. 2003. No. 1(19).

An entrepreneurial organization that has concluded an agreement with St. Petersburg, represented by the Committee for City Property Management (KUGI), on the development of a certain territory based on the concept.

Rice. 2.1.1.

the territory built up with five-story buildings is saturated with functional and decorative elements;
recreational zones for residents of different ages are separated from each other, zones of active and passive recreation are distinguished;
in the courtyard there are parking places only for "guest" cars (common parking is located on the periphery of the development)

1) a monument of architecture, history, culture, etc.;
2) buildings from the immediate surroundings of an architectural monument, etc., which form the background for its perception;
3) buildings and structures from the ordinary building in areas and on highways of historical value.

The main factors of the urban environment influencing

the nature of the design solution for the reconstruction of a building or structure are presented in Table. 2.1.1. The impact of these factors, due to their complex nature, may be such that carrying out reconstruction measures becomes inappropriate, namely:

1) when using a building located in a zone of sanitary hazard or gas contamination by vehicles;
2) in case of insufficient illumination, insolation or non-compliant sanitary gaps to the nearest buildings;
3) in the absence of fire passages and the impossibility of their organization;
4) if the building does not have a courtyard area (when its area is less than 0.5 m 2 per person or less than 0.02 per 1 m 2 of the total area of the residential building);
5) at a noise level of more than 30 dBA;
6) if it is impossible to organize a normal system of recreation and consumer services for residents due to the significant remoteness of the building from service establishments, public transport stops, etc.

Table 2.1.1

Factors of the urban environment influencing the nature of the reconstruction of existing buildings

Thus, we can talk about the allocation of typological groups (zones) of city territories:

1st group - building along the highways of the city center;
2nd group - a territory with predominantly historical buildings (as a rule, we are talking about the central part of the city);
3rd group - large residential areas outside the central part of the city;
4th group - residential areas that have developed in the vicinity of industrial zones (former workers' settlements), as well as on the periphery of the central zone.

In addition, in each of the listed groups of territories, it is necessary to take into account the influence of factors in the immediate environment of the building, depending on its location (on the red line of development or inside the block). To rank the degree of influence of the factors of the immediate environment on the living environment of the building, and, consequently, on the nature of the design solution for its reconstruction, there are scoring systems. The use of such systems in practice encounters certain difficulties. Therefore, the approach to determining and taking into account these factors should be based to a decisive extent on experience and common sense. For example, it is expedient not just to increase the average building density of the city. It should be increased in the most accessible areas of urban activity, and reduced in areas adjacent to green areas. At the same time, the number of storeys and building density should be limited in protected areas, which are monuments of history and culture.

The scale and nature of the reconstruction of the urban environment inevitably require the formation of a long-term urban planning and economic strategy, which must be divided into a number of stages. The criterion for the priority of work, of course, can be the degree of depreciation of the structures of the building or structures. However, in general, the sequence of work is a systemic task with the fullest possible consideration of social, economic and urban planning criteria.

In general, the development of Russian cities, carried out in the country in the second half of the 20th century, is characterized by:

the absence of closed (i.e. proportionate to a person, and therefore comfortable) spaces;
monotony (primitivism) of planning solutions for yard spaces;
lack of compositional centers in areas of mass development.

The measures proposed in the literature for overcoming social-functional and architectural-urban planning shortcomings are as follows.

1. Inclusion in the structure of courtyards of non-standard inserts that form the isolation of the internal spaces of primary residential formations, helping to divide the environment into certain spatial levels (apartment, courtyard, quarter garden, street).
2. Creation of a more dense and visually integral architectural frame of avenues and streets by increasing the number of storeys of existing buildings and new various inserts.
3. The superstructure of four- and five-story buildings located along the red line (mainly with attic floors), in order to form a single front of perimeter development, denoting spatial corridors.

The need to reorganize city streets and squares

determined primarily by the development of transport. Sooner or later there comes a moment when the narrow streets of the existing development can hardly cope with the increased traffic flows. There is an urgent need:

widen existing streets;
laying (perhaps punching in existing buildings) new streets;
arrange detours for transit intercity transport;
expand areas;
change transport schemes to streamline the traffic in the city.

Of course, at the same time, other urban planning tasks related to the improvement of the existing development of streets and squares, their architectural and artistic design, improvement of urban amenities and landscaping should be solved at the same time.

By the nature of the work performed, the reconstruction of streets and squares can be reduced to three types:

1) building new houses on the site of demolished buildings;
2) laying of new streets within existing quarters;
3) reconstruction with the preservation of a significant part of existing buildings that can be built on, moved, etc. The last type of reconstruction of urban development is

the most difficult and costly undertaking.

A common feature of the reconstruction of city streets and squares is the indispensable fulfillment of the following conditions:

1) the reconstruction is carried out according to a single project for the entire street or square (at least its significant section), which provides for its development in accordance with the general plan of the city;
2) work can be carried out in separate queues, depending on the significance of a particular section of the street being reconstructed, on the availability of financial resources invested by the city, and also taking into account the actual technical condition of the existing building;
3) the design of works should be carried out in a comprehensive manner, with the simultaneous solution of transport (capacity), urban planning (nature of development), engineering and construction (technical condition of foundations and structural elements of buildings and structures) tasks, development of urban communications (installation of collectors, reconstruction of networks), landscaping, landscaping and improvement of the architectural and artistic appearance of a street or square (repair and reconstruction of facades). It should be emphasized that the reconstruction of individual streets or

area in the fabric of urban development primarily solves the problems of urban transport, engineering networks, architectural design and landscaping. However, it touches upon the issues of reorganization and renovation of the housing stock only to the smallest extent, since the repair of facades and the addition of individual buildings do not affect the character of the living conditions of residents of the blocks adjacent to the reconstructed street.

It is the streets and roads that are the most important part of the structure of the city, as they serve to pass traffic flows, organize the flow of storm water, lay communications, and place part of the green spaces.

The modern approach to solving this problem involves the creation of two transport networks. The first is traditional: for personal and part of public transport, with interchanges at different levels. The second transport network is off-street, taking on the main burden of moving large flows of people to places of application of labor, recreation and service. We are talking about the use of the subway, monorail transport, light rail, etc.

When solving the problems of reconstruction of urban development, the following come to the fore:

1) division of the road network by type of transport and organization of traffic (passenger or freight transport, high-speed or ordinary, one-way or two-way traffic);
2) maximum reduction of through (transit) traffic through the city center and its districts;
3) uniform distribution of traffic flows along the streets;
4) straightening of transport highways;
5) reducing the harmful effects of transport emissions on the city's ecology.

The scale of the complex reconstruction of urban areas during the construction of high-speed highways and ring roads leads to the emergence of a special spatial environment, often not even having a permanent visual connection with the surrounding buildings. As a result, a specific task of architectural and landscape design of high-speed urban highways arises.

Therefore, at least engineers, architects and designers should participate in the design, jointly solving problems:

1) safety, convenience and economy of transportation;
2) satisfying the aesthetic needs of people who are in visual contact with the road complex;
3) linking the road with the landscape;
4) architectural and compositional solution of the roadside (landscaping and small architectural forms). Architectural and landscape design should be understood

as an artistic and design activity aimed at the formation of a harmonious natural and subject environment of the environment of a high-speed city highway. In parallel with the harmonization of the natural object environment of the road space, the harmonization of the very activity that these objects serve is taking place. It is the interpenetration of architectural and landscape design and the organization of life processes in the named environment that opens the way to its systemic organization.

The natural landscape is usually understood as the natural environment of a person - soil, earth's surface, air, reservoirs and watercourses, flora and fauna. This is a spatial environment that has formed and exists without human intervention. The landscape acts as a single organism, the organizing principle of which is the relief. Changes in it cause changes in all elements of the landscape. Anthropogenic landscapes are to some extent transformed by man. They include various structures, cultural plantings, modified soil, etc. A feature of anthropogenic landscapes is a combination of natural self-organization and human influence. Naturally, the landscape, including the road, refers to the cultural landscapes, where elements of natural and anthropogenic character coexist.

Ideally, a complex of structures on a high-speed highway should not violate the integrity and beauty of the landscape, but a thoughtful, rational location, on the contrary, is designed to help reveal the potential of the area and urban development. Therefore, the landscape design of the road is understood as a harmonious combination of the elements of the road with each other and with the surrounding landscape. Due to the scale and nature of the structure, the motorway becomes a prominent element of the landscape. It is often its organizing axis.

Modern road construction equipment makes it possible to build highways, regardless of the terrain, with small longitudinal slopes on high embankments and deep cuts. However, the perniciousness of the "bulldozer" approach was gradually realized, and already in the late 1930s, general principles were formulated to ensure the smoothness of the road and its coordination with the landscape of the reconstructed urban areas. Today, the road design codes of various countries state:

“....the route of the road should be harmoniously combined with the forms of relief”;

".... the axis of the road should be considered as a single spatial curve."

Of course, the landscape design of a highway complicates the design work, requiring:

1) individual development of transverse subgrade profiles;
2) determining the parameters of the road axis as a smooth spatial curve;
3) organization of visual communication with the surrounding buildings and landscape.

Attempts by means of landscape architecture (primarily decorative landscaping) to improve an unsuccessfully chosen route usually do not lead to success. It is possible to slightly improve the view of the road from the side, mask the violations of the landscape with greenery, but the route will remain illogical in terms of ensuring the realization of the dynamic qualities of cars and the psychology of drivers' perception of the traffic situation. According to foreign data, the additional costs associated with compliance with the principles of landscape design of reconstructed and newly built urban highways do not exceed 3% of the estimated cost of construction and are within the accuracy of determining the scope of work and budgeting. In addition, the analysis of additional costs, as a rule, does not take into account the reduction in operating costs associated with a decrease in snow drifts, the elimination of roadway erosion, the possibility of a safe, accident-free exit of the car, etc. to reduce the volume of earthworks, and the device of a wide dividing strip eliminates the need to install expensive fences on it.

A clear relationship between the aesthetic qualities of the road and traffic safety was revealed (the number of traffic accidents is much higher on primitively solved, monotonous roads). Therefore, it is often said: "The question is not how much it will cost to build a beautiful city highway, but how much it will cost us to make it imperfect."

The visual smoothness of the road is a prerequisite for safe and confident driving. To do this, it is necessary to provide the driver, along with landmarks created by the road itself (such as the edge of the carriageway, the edge of the subgrade, the axial seam of the concrete pavement), additional information about the direction of travel (for example, the use of contrasting marking lines, edge strips, guide posts and barriers , vegetable plantings).

Landscaping of reconstructed city highways solves a number of technical, engineering, environmental and aesthetic problems. The technical problems of traffic, which landscaping helps to solve, involve protection from wind and skidding, from blinding by the light of oncoming vehicles and, to some extent, from collisions. Properly selected composition of landscaping helps to evaluate the parameters of the road (turns and slopes). Among the engineering and environmental tasks is the protection of slopes from erosion, scree, noise, etc. To solve the technical problems of organizing traffic, one should carefully consider planting sites, assortment and methods of grouping plants. Wind protection is at the same time protection against snow drifts and dust. Dense strips of green spaces do not yet guarantee against drifts, their placement plays an important role. If plantings are located close to the road, snowdrifts will form directly on the roadway. The same effect is exerted by a dense wall of plantings on the dividing strip. The landscaping design standards of some countries recommend the arrangement of dense rows of plantings on the median strip in oblique rows. Gaps between rows are not perceived when moving. Such a strip not only reduces snow deposits on the lanes, but also protects drivers from blinding headlights of oncoming cars.

Wide landscaped dividing strips make it possible to carry out group planting of trees and shrubs, allowing to achieve a great variety in architectural and landscape design. Individual trees of special decorative qualities or groups of them are used for accents, marking turns, slopes, forks, slopes and other features of the track. For example, in a number of countries of Western Europe, intersections at one level are peculiarly accentuated: in the center of the intersection, a small elevation of relief is arranged, on which shrubs, flowers, and sometimes trees are planted. The driver perceives the structure as an obstacle and slows down.

When solving purely landscape problems in the right of way (the usual width of which does not exceed 300 m), the position of the tree crowns helps the driver determine the position of the turn behind the profile break. Guide landings are made in a continuous band on curves with a small turning radius, suggesting to the driver the degree of curvature of the turn. On curves of a large radius, it is advisable to arrange gaps in landscaping. Such a "window" in the planting tape (at least 150 m wide) allows you to view the opening landscape.

The protective role of green spaces is to perform the following functions:

1) camouflage (exclusion from the visibility zone of unattractive elements of the landscape, industrial buildings and structures, etc. with the help of fast-growing evergreens

plants);

2) dust and snow protection, i.e. increasing the area of deposition, reducing wind speed and increasing air humidity by arranging oriented landings;
3) noise protection, which involves the construction of wide dense belts of plantings in combination with noise protection shafts and structures.

From the experience of the northern countries (Scandinavia, Canada, USA) it follows that snow protection plantations are from 2 to 12 rows of plantations (usually 3-7) with a total planting width of 24 to 112 m. with shrubs) of various plants.

Particularly noteworthy is the ability of bush plantings to mitigate the consequences of a car leaving the track for any reason. For example, a bush with a 30-40% openwork provides a stopping distance for a car (that has left the roadway at an angle of 30 ° to the axis of the road at a speed of 90 km / h) only 3-4 m. All noise-protective plantings are characterized by a pyramidal structure (Fig. 2.1.2).

When laying, as a rule, plants of different heights alternate, grouping plants of the same species in several rows (3-5 rows). In addition, in the intervals between the rows of the main breed, it is customary to plant one row of avant-garde (fast-growing) breeds. From the standpoint of solving visual and aesthetic problems, the following areas of use of green spaces in the reconstruction of urban highways can be named: their use as a landscape material and measures of compensatory impact on the roadside environment; creation of spatial architectural and landscape accents; visual orientation (direction of gaze); creation

Rice. 2.1.2. : 1- shrub; 2 - auxiliary tree species;

3- main breed; 4 - avant-garde breed (poplar, etc.)

green "curtain" or "background". In practice, the performed landscaping has a multi-purpose character and universal purpose. In this case, all three green tiers are used: grass cover; shrub plantings; trees. It is strongly recommended to arrange plantings in large spots, without much fragmentation. Additional plantings of the foreground in the form of wings and decorative groups should contribute to the diversity of perception of the opening landscapes of the background, they are mostly seen and remembered by those moving in the car. A road that is successfully laid out in an urban area (ie, taking into account the natural terrain) can be even more closely connected to it due to the picturesque arrangement of green spaces. Their assortment is selected according to the natural plant environment. An organization of plant groups with contrasting visual properties is preferred. The simplest option is the use of mixed groups, including deciduous and evergreen plants, which enriches their perception in all seasons. At the same time, landing in the form of geometric shapes, uniform rows with a constant rhythm, symmetrical lines and groups is excluded. Landings should create a sense of natural, natural groups, characteristic of the landscapes of the area. Suitable, for example, extended dense groups (at least 50 m) with a pronounced layering. The complex use of low-growing shrubs and trees with a high crown can be successful. This solution meets safety requirements and at the same time ensures a harmonious combination of the engineering structure with the landscape and surrounding buildings.

A properly designed urban expressway becomes a new (and very significant!) element of the urban environment. It is desirable that any change in direction of movement is understandable, convincing for drivers and passengers. The direction of the road to well-marked landmarks, both natural (a hill, a group of trees, etc.), and anthropogenic (residential areas and large architectural structures) looks very logical.

On flat areas, monotonous landings should be avoided. Alley landings on urban roads, previously widespread in Western Europe, are appropriate for straight and not too long sections. They are good from the point of view of traffic safety in fog or snowfall, but in sunlight they give alternating shadow stripes that tire the driver (the frequency of alternating illuminated and shaded sections of 10-15 per second is especially dangerous, which corresponds at a speed of 80-100 km / h to the distance between trees 2-3 m). In addition, alley plantings form a kind of corridor and block the view of the surrounding landscapes and buildings. The use of alley plantings in the reconstruction and new construction of urban roads is appropriate only on the slopes of high embankments and along the banks of reservoirs.

The arrangement of gentle slopes and smooth, elongated junctions with the forms of natural relief can significantly reduce the negative effect caused by human intervention in the structure of the natural landscape. The nature of the placement of plantings on the slopes depends on their height. It is advisable to change the nature of landscaping after 3-10 km, linking the structure of plantings with the terrain and in areas approaching residential areas. For example, it is recommended to move from shrub plantings within a hilly terrain to group plantings of tall trees in areas of descent and ascent into the river valley. As you approach residential areas, regular landings should be organized.

A highway passing through a hilly landscape naturally consists of successive gentle curves with a large radius of curvature. The influence of small depressions and spurs is eliminated by planning work. Through, "frontal" crossing of hills is not recommended. The location of the road in the recess inevitably creates a spatial sense of the visual corridor, which is sharply enhanced by the steep slopes.

More logical is an oblique or off-center intersection, which is solved as a half-fill-semi-cut. When crossing wide valleys and other city highways, it is necessary to arrange transport interchanges (viaducts). Such a design solution is very beautiful and eliminates the need for an embankment.

A section of an urban area immediately adjacent to a highway and accessible for viewing is often defined as an “architectural-landscape pool” (“landscape space”, “architectural pool”). The boundaries of such a formation are often conditional, however, in the center of the pool, it is desirable to have a well-read compositional center that gives the pool its individuality. This can be a landscape element (a group of buildings, a hill, a grove, a reservoir, etc.) or an object (group) belonging to the road itself (buildings of roadside complexes, bridge crossings, recreation areas, landscaping groups, etc.). The size of the architectural landscape basin is 3-15 km, i.e. its length makes it possible for several minutes to consider the situation from a moving car.

The perception of architectural and landscape basins is characterized by a limited viewing time, which is why the role of the compositional separation of the main and secondary elements is so great. The arrangement of the main elements should be compact and obey a certain rhythm.

The appearance of the architectural landscape pool is perceived as a silhouette, panorama and intra-basin perspective. These three types of visual perception are closely related. Moreover, in different situations (depending on the season, time of day, weather conditions) the panorama of the landscaped pool acquires the properties of a silhouette, and vice versa, the silhouette is perceived as a multifaceted panorama or a deep perspective.

A silhouette is a generalized image of the architectural and landscape basin of a high-speed highway, where the diversity of its elements is dissolved in the contour outline of the landscape. In most cases, the silhouette is perceived in fragments, in which a characteristic outline is revealed. At the same time, the expressiveness of the appearance of the landscape is determined by:

High components of the landscape and surrounding buildings, their

location and visual balance;

contrast or nuance solution;
the ability to perceive from the most favorable positions.

The panorama appears to be spatially multifaceted

perception of the appearance of landscape space with a wide visual coverage. It is not necessarily viewed frontally (for example, through the windshield); it can be seen from any angle of view (in breadth with a direct look or to cover completely, looking around). The panorama is perceived against the backdrop of mountains, sky and green areas. It is important that the most visually significant components are at a known distance from each other and do not visually overlap as the observer moves. The panorama can also be viewed fragment by fragment, each of which is a separate picture (the length of the latter, as a rule, should not exceed 2 km). Wide panoramas open from elevated points of relief and engineering structures.

Intra-basin perspective (vista) is understood as revealing deep space in the landscape mainly along the axis of motion. It orients the gaze along a trajectory and generates emotions through a progressively developing complex of visual impressions. Often, based on a separate fragment (perspective), we draw up a generalized image of the architectural landscape pool (and sometimes the entire route). A large landscape component or large building that completes a perspective plays a key role in creating a visual image.

Stopping areas (adjacent type or with a ramp) must be equipped with at least benches, tables, sheds, gazebos, garbage bins, toilets, water sources. Such sites should be removed from the road and protected from noise and exhaust gases by vegetation or landforms. The junction (entry-exit) should be solved at an angle of 7-20 ° or with the help of an accelerating lane. In many countries, the norms provide for the construction of recreation areas after 8 km. In Russia, the optimal distance is 20-40 km.

Observation platforms, which can be located both in the structure of the architectural and landscape basin, and as a separate structure in areas that are significant in terms of species, have some specific design aspects. Firstly, before leaving for the observation (observation) platform, it is advisable to give some compositional pause, to delay the emotional wave a little. This may be a relatively monotonous stretch of road, isolated by dense vegetation. This technique enhances the effect of the sudden disclosure of the final panorama. The viewing platform itself does not have to be at the highest level. It is important to provide the widest possible overview of the city.

The types of structures in the architectural and landscape spaces of high-speed urban roads are extremely diverse - from large buildings and structures to small architectural forms. According to their compositional significance in the landscape, they can be divided into the following groups.

1. Large structures that can dominate the architectural and landscape basin can become its leading compositional theme.
2. Structures of medium size (for example, catering establishments, etc.), which have a local compositional significance, and certainly require coordination with the surrounding background.
3. Small architectural forms (elements of architectural and artistic design), enriching the landscape situation.
4. Objects placed within the functional zones, having a pronounced specificity (function) and not related in composition to the landscape (stands, kiosks, fences, paving).

The current practice of construction and reconstruction of urban highways shows that it is still difficult to talk about the possibility of a radical intervention in the process of designing an engineering structure in order to integrate it into the existing landscape as harmoniously as possible, nevertheless, significant experience has been gained in fruitful participation in the work of landscape architects. There are two different approaches to this problem. The first approach is to "disguise" an engineering structure (using a certain color, texture of natural stone, using green spaces, etc.). The second approach, on the contrary, involves the demonstration of "usefulness". For example, the beginning of an artificial structure is emphasized by a parapet of a complicated shape, the installation of decorative lamps, the installation of pylons, painting in snow-white color, etc. Thus, the structure becomes, as it were, a spatial barrier separating two architectural landscape basins.

With any approach, it is necessary to maximize the space under a structure that is cut off from the ground (for example, an overpass). This can be a reduction (within reasonable limits, of course) in the number of supports or the use of flyover approaches, rather than embankments. Secondly, the “visual lightening” of the superstructures is obligatory by reducing the height of the superstructure and by the natural nature of the strengthening of the approaches (the use of reinforcing gratings and turf, rather than concrete paving).

On highways around the world, various signs-indicators of entrances that are not stipulated by the norms are widely used. Since the object carries very specific information that must be perceived in a limited period of time, it is necessary:

1) limit to a minimum the number of characters in the message;
2) place the inscription, as a rule, horizontally;
3) eliminate the stylization of letters under the "Gothic" or "Old Slavonic" alphabet;
4) select the font size in accordance with the distance from the observer.

The verbal form of information presentation can be supplemented by various signs and symbols (coats of arms, silhouettes, trademarks, etc.), which provide an extremely concise, universal and accessible way of transmitting a large amount of information.

For monumental and iconic forms, placed in the roadside, should be characterized by: a high level of generalization and unification; emphasizing a limited number of elements; the use of habitual associations, stereotypes, easily recognizable images.

Small architectural forms include elements of landscaping and equipment, intermediate in scale between a person and objects of "volumetric" architecture (buildings and structures). Their nomenclature is very wide: from drinking fountains and benches to arches of entrances and pavilions for various purposes. Unlike the actual urban environment, small forms in the road environment often lose their status as an "intermediate link" between a person and buildings. Often they are located in a landscape situation, and therefore, they must be in harmony with the environment of their subject-spatial environment. Most often, two stylistic techniques for the implementation of small architectural forms in the circumstances under consideration are used: the use of emphatically folklore national traditions (natural materials, colors, textures); use of modern technological methods for arranging an urbanized environment (reinforced concrete, steel, glass, plastics). It should be said that small architectural forms make very high demands on the quality of work (geometric shape, cleanliness of finish, uniformity of texture and color). The shortcomings of such a plan are very acutely perceived in small forms, and pretentious execution for monumental or high-tech forms nullifies the aesthetic impact.

Road signs, road barriers, lighting, markings, guiding devices are made in a simple style without any embellishment. High traffic speeds on modern urban roads provide the driver with limited time to perceive and perform a maneuver. Having missed the desired turn, the driver is forced to drive a long distance to the next opportunity to change direction. Therefore, directional signs must be visible at a great distance, and therefore, have large dimensions. Since roadside signs are not easily visible to drivers in rows near the median, signs mounted above the carriageway on light trusses have become widespread. The greatest difficulty is the placement of signs at multi-level intersections. Drivers, not seeing the entire intersection, have great difficulty in choosing the right direction. A layout plan cannot help much in this situation, so it is customary all over the world to place a large number of signs showing the direction of traffic flow.

A mandatory requirement for modern urban highways is the separation of oncoming traffic (unpaved or paved strip, as well as concrete or metal barriers). On modern urban highways, as a rule, there are no intersections at the same level.

According to foreign researchers, lighting on highways reduces the accident rate by 45-50%. The cost of the lighting device is up to 4% of the estimated cost of the motorway. Highway lighting provides a number of benefits: reduces the number and severity of traffic accidents; the possibility of safe movement at night at the calculated speed is ensured; the working conditions of drivers are improved, driving is facilitated; night transportation is stimulated, which reduces the load on highways during daylight hours.

Reconstruction of buildings and spaces of urban, express highways should not worsen the aeration (ventilation conditions) and insolation (exposure to direct sunlight) building regimes. No less attention should be paid to the protection of people from sound, vibration, radiation and electromagnetic phenomena. The well-maintained, well-maintained environment surrounding the place of residence, work and leisure, green spaces, small architectural forms, beautiful prospects provide the visual comfort of the citizens. On the other hand, a person needs visual isolation. The premises of the apartment, which are not visible from opposing closely spaced buildings, are also a condition for the comfort of living, since they satisfy a person's need for personal space.

In the process of reconstruction of urban development, the question of demolition or movement of buildings inevitably arises. In each case, a reasonable decision is made based on the results of an urban planning analysis, determination of the technical condition of the building, and agreement with the owner. In the event of demolition, it becomes possible to compact the building after the construction of a building with a higher number of storeys on the vacant site.

Reconstruction of buildings includes issues of improvement. The main drawback of the planning of microdistricts built up in the 1950s-1960s is the absence of adjacent plots, which were not considered as a system of yards at the time of construction. Therefore, in existing small areas it is necessary:

1) allocate separate zones of active and passive recreation;
2) find places for economic sites;
3) organize sites for individual vehicles.

In some cases, these sites have to be moved to the periphery. The yard is being landscaped as a multifunctional single space (Fig. 2.1.1). In some cases, it is recommended to use a narrow (up to 6 m) strip of territory adjacent to buildings as individual courtyards (micro gardens) for residents of the first floors.

Thus, the main trend in the improvement of inter-main spaces in the process of reconstruction of built-up areas is to create zones of high comfort around residential buildings, to return to a convenient, safe and beautiful space, commensurate with a person.

The main approaches to the economical and rational use of urban areas are determined by state norms (Urban Planning Code of the Russian Federation, SNiP 2.07.01-89 * Urban Planning, Planning and Development of Urban and Rural Settlements and SNiP 14-01-96 Basic provisions for the creation and maintenance of the State Urban Planning Cadastre of the Russian Federation) . In addition, the impact of taxation on the nature of design decisions for the reconstruction of both buildings and territories is clearly visible. The government provides tax incentives to increase upfront costs for high-quality materials, improved layout, high-quality finishes, and efficient plant automation systems that reduce operating costs and conserve resources. The share of private investment in renovation is rapidly growing in the country with the aim of achieving certain goals (for example, improving the appearance of a building or increasing the level of comfort of housing, which is prestigious for the owner).

The resulting housing is provided to small families, populated by creative intelligentsia, combining housing with a professional workshop. We meet similar proposals during the regeneration of the old quarters of Tbilisi. The techniques are different, they reflect national characteristics, but the principles are the same and the results are similar. Much here is determined by the extremely high density of historical buildings, typical for the ancient city.

The tasks of reconstructing the living environment in the historical cities of Russia are solved in a different way. Here the type of building is completely different, often manor. During the reconstruction of the residential areas of Vladimir, Suzdal, Gorokhovets, Pskov, it is possible to find quarters among valuable buildings that can be replaced by public buildings: schools, child care facilities, other service elements, green spaces and sports facilities. Such techniques make it possible to bring residential areas undergoing reconstruction closer to modern requirements. Moreover, residential buildings themselves are often of no value here, the unity of the urban fabric and the scale of the environment are valuable. Therefore, there are proposals to replace low-value buildings with new ones, but on a scale with the reconstructed area.

Of great interest are the works carried out by the staff of the Vladimir Restoration Workshop to study the historical core of the city and to develop proposals for its reconstruction and restoration, including design studies for the gradual putting in order of residential quarters, with the replacement of low-value dilapidated buildings in them with modern buildings in one or two -three floors, made according to a specially developed series of standard projects. Public services in such quarters are also proposed to be solved in traditional architectural forms, creating inner streets with service facilities built in the form of typically Vladimir shops and workshops.

But in the center of Leningrad, during the reconstruction of residential buildings, strict, forming regular equal-sized rectangles of small blocks, the problem of preserving this characteristic technique is being solved. Leaving the perimeter residential development, the authors of the reconstruction projects remove all buildings inside the quarters, close part of the driveways for traffic, thereby bringing the living conditions of the population closer to modern requirements.

In all cases, the goal is the same - to return the city to historical buildings, while obtaining the maximum social urban development effect, but at the same time to find completely different methods of reconstruction that meet the specific conditions of a particular city.

No less complex contradictions arise when using unique historical buildings and structures. Even with the preservation of old functions (hospitals, theaters, shopping arcades), modern operating conditions require the improvement of technology, modernization. And this process does not always end without loss for the perception of monuments. Let's remember how inorganic the new building of the hospital looks like. Sklifosovsky in Moscow.

Great tact is needed here, such, for example, as was shown during the reconstruction of the Bolshoi Theater in Moscow, the theater in Lvov, where the modernization of technology, the addition of functions necessary today do not violate the harmony of the building.

When the function changes (religious buildings, former palaces, estates), the problem of finding a new content that corresponds to the image of the building, its planning and space-spatial features is especially acute. Therefore, when solving the issues of functional zoning of the city, it is necessary to take into account the presence of monuments and the expediency of their use. A gradual decrease in the functional load on historically valuable territories should be envisaged, where the possibilities of new construction are limited and there are great difficulties in transport services.

The problem of reconstructing the existing environment is becoming increasingly important in the overall set of tasks for the development of the city. This is happening not only because the modernization of the old housing stock is becoming a noticeable urban development phenomenon in its scale, and not only because the main functions of urban centers are traditionally concentrated within historically developed areas. The main reason is that the problem of reconstructing the existing environment is closely related to the solution of the question of the ratio of "old" and "new" in the city.

The main provisions of such a "positive" reconstructive intervention can be formulated as follows:

1. The concentration of the main volumes of new mass standard construction should be envisaged outside the central historical core of the city. At the same time, sites for the placement of such objects should be chosen close enough to the historical core so that these complexes actively form the landscape of the central part of the city without violating its historically established compositional structure.

2. Within the central historical core, a zone of active functional use is allocated, in which business and service facilities of citywide importance are concentrated. Here, the greatest integration of urban functions is carried out, which requires the renovation of the old building, its adaptation to current functions.

3. Allocation of a cultural and recreational zone of the city center, which serves as a place of concentration of cultural and entertainment institutions and recreation facilities of urban significance. This part of the central core also includes the main routes for visiting the historical and cultural sights of the city and, therefore, is being actively restored and equipped with tourism-related functions.

4. The return of prestige to the residential quarters of the center, their historical appearance is the only effective means of combating the degradation of the existing environment as a result of the invasion of offices, small enterprises, warehouses and other similar objects into the territory of the center.

A policy of consistent renewal and restoration of old buildings, preservation and maintenance of residential functions on the territory of the center is needed.

In this case, the main object of positive reconstructive intervention becomes not a separate building or ensemble of buildings, but a section of the urban environment, which is considered as an integral and continuous urban environment with a unique historical and cultural background. Not the appearance of the building, but the interior of the city is the focus of the architect. The architect designs not a monument, but a sequence of life situation and spatial impressions unfolded in time. Based on this, the reconstruction contains three main, closely related aspects: 1) streamlining the urban area; 2) modernization of buildings; 3) protection and restoration of ancient monuments.

The formation of the city is a long historical process, as a result of which its architectural and planning structure is formed. It is very different in different cities. There are old cities with the most valuable architectural heritage and cities that do not have outstanding architectural monuments, but have retained the integrity of the planning and color of the era. There are relatively new cities with their own individual appearance. There are cities large and small, cities located in different natural conditions. All this requires individual solutions and methods of reconstruction, which would proceed primarily from the features of the very structure of the city, which implies knowledge of the typology of urban structures.

The types of old city structures can generally be divided into four groups.

The first group includes territories located in the historical center of the city. They are distinguished by an increased intensity of development, where residential formations and public buildings are combined, many of which are often architectural and historical monuments.

The second group of territories is typical for areas adjacent to the city center. These areas are less developed. In many cases, residential areas in them are adjacent to small commercial and industrial enterprises.