Land for Green Housing
Reykjavík City is seeking applications for collaboration on five plots for environmentally friendly housing development. The goal is to support the construction of more environmentally friendly buildings that aim to reduce negative impacts on climate and the environment. The project takes a holistic approach to sustainability, emphasizing the integration of aesthetics, technology, and functionality.
About the project
Responses to submitted questions about the project are posted at the bottom of this page.
Application evaluation criteria can be found in the evaluation sheet.
The competition is part of the Green Deal and aligns with the priorities of Reykjavík City's municipal plan and Climate Policy.
Five lots with 20-80 homes each
Five lots in the city are now available, seeking ideas for more environmentally friendly housing development. Each site offers the potential for 20-80 homes.
The lots are located at Arnarbakki and Völvufell in Breiðholt, Frakkastígur in the city center, and the old Meteorological Office site (I. Veðurstofureitur) in Hlíðar. These sites vary in characteristics and are at different stages in the planning process. The city hopes this diversity will encourage innovative and creative solutions.
Diverse and interdisciplinary teams
Applicants are expected to form diverse, interdisciplinary teams to collaborate with Reykjavík City on each site.
Teams of up to 8 people must demonstrate expertise in sustainability, architecture, engineering, and construction.
Application deadline: January 31, 2022
Applicants may apply for multiple lots but are limited to one proposal per lot. Lot allocation is subject to Reykjavík City's general lot and development conditions from June 13, 2013, allocation section terms, and planning conditions. Additional specific conditions may apply to each lot.
The application deadline has been extended to Monday, January 31, 2022. Submit applications to athafnaborgin@reykjavik.is with the subject line "Application - Green Housing of the Future".
Inquiries
Send inquiries to athafnaborgin@reykjavik.is.
Answers will be posted below on this page.
Questions and answers about plots for green housing
17. Can applications be submitted in both Icelandic and English?
Yes, applications may be submitted in either Icelandic or English.
(Answer published online 12/21/2021)
16. General: The requirements state that the application layout should be in either "landscape" or "portrait" format. Is this definitely the case?
Reykjavík City requests that item three in the application, "Description of project and architecture," be in landscape format. Teams may choose landscape or portrait format for other sections of the application.
15. Meteorological Office site: Floor Area Ratio, building volume, and number of homes
Meteorological Office site: The documents mention a Floor Area Ratio of 3.0 on a lot of about 0.5-0.6 hectares. This translates to about 15,000 - 18,000 square meters of building volume. At the same time, it mentions approximately 80 housing units. Given the Floor Area Ratio and square footage, is it possible that the number of homes could be significantly higher?
Answer:
Please note that the land-use plan for the site is in its early stages, with many questions still unanswered, including those about the Floor Area Ratio and number of homes. These details are expected to be clarified through dialogue and consultation with those involved in the development process.
(Answer published online 12/15/2021)
14. General: The documents state that the structures must stand on all three pillars of sustainability: ecological, social, and economic. Can you provide more details on how these factors will be evaluated in the proposals?
Projects are expected to address all three dimensions of sustainability. The evaluation sheet details how each factor will be scored. Please refer to the project evaluation sheet.
(Answer published online 12/07/2021)
13. General: Comment regarding the project design manager
The tender documents state, "Emphasis is placed on the design manager and construction manager being independent from owners, designers, and contractors to ensure impartial supervision." Can you explain the reasoning behind this request? We request that this requirement be removed as it is impractical. The design manager is typically part of the design team, and the construction manager is usually employed by the contractor.
Answer:
See the answer to question 10 on this page.
(Answer published online 12/07/2021)
12. Lot 5 – The Meteorological Office: Can you specify which lot/area at the Meteorological Office is intended for this competition?
See the answer to question 1 on this page.
(Answer published online 12/07/2021)
11. Application deadline: An extension to the application deadline has been requested
More time has been requested for submitting applications. It has been noted that this is a new approach and applicants need time to review the conditions and application form thoroughly. It has also been pointed out that December is a busy month for professionals.
Answer:
Reykjavík City acknowledges these comments and is granting an extended deadline for submitting applications. The application deadline has been extended from Dec. 22, 2021, to Monday, Jan. 31, 2022.
(Answer published online 12/03/2021)
10. Design manager: The Architects Association of Iceland has submitted a comment regarding the design manager
The Architects Association of Iceland has suggested reconsidering the evaluation criterion that requires the design manager to be independent from the owner, designers, and contractors to ensure impartial supervision. The comment notes that while building regulations state that the owner should appoint the design manager, it is common practice for architects involved in projects to also serve as design managers and coordinate design documents. The AÍ has received feedback on this issue from both architects and contractors. The Architects Association points out that market competitors rarely want design managers to be anyone other than the architects they have brought into the project. The comment also addresses the limited size of the market, which means there are not enough personnel or companies available to prevent potential connections with competitors.
Answer:
Reykjavík City notes that this factor carries the least weight in the evaluation criteria. It is therefore possible to achieve a high score in "Team Composition and Key Members" without the design manager being independent from the owner, designers, and contractors. This evaluation factor will only come into play if applications are otherwise deemed equal. The Green Housing of the Future evaluation sheet states, "If the design manager and construction manager are independent from the owner, designers, contractor, or other team members, this is viewed favorably when comparing applications that are otherwise evaluated as equal."
It is noted that the Construction Act No. 160/2010 introduced several changes from previous legislation, based on the principle of "preventing self-supervision," as stated in the bill's explanatory notes. The most significant changes were made to the role of the construction manager, along with modifications to the coordination of design documents and internal design control, as outlined in Articles 15 and 23 of the Construction Act. The bill's explanatory notes state that under the law, the owner is responsible for ensuring that the design, construction, and operation of the structure comply with legal and regulatory requirements. The owner must maintain active internal oversight to ensure that those hired to design, build, and operate the structure adhere to legal provisions.
The Construction Act requires the owner to hire design and construction managers to fulfill these responsibilities. Given the principle mentioned earlier, it would be preferable for these supervisory parties to be independent of other entities involved in the construction project. For this reason, "positive consideration is given when comparing with other applicants' teams, when applications are otherwise deemed equal," if the design and construction managers are neutral parties.
The Green Housing of the Future project team has discussed the matter with representatives of the Architects Association of Iceland. Reykjavík City acknowledges the comment and takes note of the resulting discussion regarding the interpretation of laws and general practices. This issue will be addressed in the next phase of the project. Reykjavík City will continue to prioritize constructive dialogue with stakeholders to learn from their input and further improve the project.
(Answer published online 12/03/2021)
9. General participation info: Will those who sent ideas to the "Housing of the Future with a Light Environmental Footprint" held by Reykjavík City last spring, or spoke with Reykjavík City about green housing development, benefit in any way?
The decision was made to approach this in a way that ensures all participants are on an equal footing in the evaluation of applications. Therefore, no formal points are awarded for previous dialogue with the city or for submitting ideas. However, those who submitted ideas or have previously engaged with Reykjavík City about green housing development have influenced the project's design, its evolution, and the evaluation criteria included. By submitting ideas previously, these parties have likely developed a certain mindset and refined concepts that may give them an advantage in addressing this project.
(Answer published online 12/01/2021)
8. General participation info: Are there consequences (penalties) if a project allocated a lot fails to materialize? Could this affect the team members' chances of being allocated a lot in the future?
No.
(Answer published online 11/22/2021)
7. Payment terms: What are the payment terms for building rights on the lot, considering it's not yet ready for construction?
Payment for the lot is not due until it has been prepared for construction.
(Answer published online 11/22/2021)
6. Meteorological Office site – parking requirements: Will the parking requirements on the Meteorological Office site be reduced if planning leads to an on-site parking garage? Would that garage be run by Reykjavík City/Reykjavík Parking Service?
Traffic and parking issues for the site will be addressed in the upcoming land-use planning process. A parking garage may be considered during this process. At this stage, it's not possible to determine parking requirements or who might construct and/or operate a potential parking garage.
(Answer published online 11/22/2021)
5. Meteorological Office site - land-use plan: What is the current status of the land-use plan for the site?
The land-use planning process is in its initial stages. For more details on various ideas proposed for the site, please refer to the information booklet.
(Answer published online 11/22/2021)
4. Meteorological Office site - land-use plan: Can a potential plot buyer participate in the site's land-use planning process?
Yes. The winning team in the competition for the site will have the opportunity to negotiate participation in the planning process, allowing them to align their ideas with the site and potentially influence its design.
(Answer published online 11/22/2021)
3. Meteorological Office site - land-use plan: How long is the land-use planning process for the site expected to take?
The land-use planning work is in its early stages, and it's difficult to predict how long it might take. Generally, the land-use planning process can take about 12 to 24 months.
(Answer published online 11/22/2021)
2. Meteorological Office site - conditions: Félagsbústaðir has the right to purchase 5% of the homes on the Meteorological Office site that will be developed under the Green Housing of the Future project. Are any other conditions attached to these homes?
For the entire Meteorological Office site, there are conditions stipulating that one-third of the development rights will be dedicated to environmentally friendly construction (this Green Housing of the Future project). Another third will be dedicated to non-profit housing associations, and the final third will be allocated for affordable housing development. Regarding the third dedicated to this project, Green Housing of the Future, there are conditions for green development as outlined in the competition description. While there are no additional requirements for affordable housing, it's anticipated that conditions regarding utilities, pedestrian paths, and similar issues may arise during the site's planning development.
(Answer published online 11/22/2021)
1. Meteorological Office site - the site itself: Which specific area of the site is being referred to? Is it one of the colored areas on the aerial photo in the information booklet or the entire site?
It actually refers to the entire site. Approximately one-third (33%) of the total development on the entire Meteorological Office site (up to 80 homes on about 0.5-0.6 hectares) is expected to be earmarked for this project - Green Housing of the Future. The exact location of the homes within the site has not been determined and will become clear during its development. It's planned that another third of the site will be dedicated to affordable housing and the remaining third to non-profit housing associations. The colored frames on the aerial photo of the area represent potential locations for these three projects within the overall site but do not dictate the final arrangement. In the competition, teams have considerable flexibility within the large site regarding the layout, connections between areas, and implementation of their ideas for green development on the Meteorological Office site.
(Answer published online 11/22/2021)