Authors: Arbjona Çibuku, Erblin Vukaj Citizens.al
The urban plan of Tirana provides clear criteria for the height and intensity of constructions. But, in the area of the former block, one of the most coveted in the capital, the criteria were broken by establishing a "new norm", which, being unwritten, has no limits and no guarantees as to how far it can go.
The former Block covers an area of about 50 hectares. In the general plan of urban development, the Municipality of Tirana has divided this area into about 30 structural units where there are around 340 buildings, of which 20 are considered of particular importance, - 15 have the status of "Cultural Monument".
In the general plan, the Municipality envisioned the development of the former Block with constructions from 5 to 9 floors mainly for housing, educational and health infrastructure. The intensity of the construction was predicted from 1.5 to 5.5 with a land utilization coefficient (LLC) of about 45%.
But this did not find concrete application in reality. Of the 30 units, only 3 have detailed local plans (PDV), while in the other units the general forecast has been exceeded with government intervention with permits issued through the National Territory Council (NKT).
The concrete case is with the structural units TR/205-TR/207 where the general plan envisaged construction up to 9 floors, with intensity 4, KSHT 45% and construction nature 83% for residential.
Currently, 4 towers are being built here: "Stairway to The Sky Palace", "The One", "City Hotel" and "Birgada VII". The intensity of their construction has reached 7.8, the height up to 13 floors and the KSHT at 78%. Three of the towers provide spaces for business and services, while in the case of "City Hotel" the entire building is provided for a hotel and not at all for residence.
This is the typical case of an exceptional intervention from the provisions of the general plan. But if we consider that there are 6 other similar projects being built across the block, – two more awaiting permits – the situation looks bleaker.
The number of 12 projects with high construction intensity shows that the exception has now become a norm for this area.
With the actions of the KKT and the inactions of the Municipality of Tirana, local plans are not taken into account and with them the impact that the permits granted with "the new norm" in the infrastructure and the urban dynamics of the area itself.
Experts view this approach with concern, which has caused the former Block to lose an important part of its historical identity, green spaces, but also the possibility for sustainable development. From this urban change, according to them, the ones who lose are the citizens.
According to urban planner Doriana Musai, this form of development is severely damaging the historical and social identity of the former Block.
"That urban block, with all its historical, social and political load, should have been preserved as a layer of the country's heritage," says Musai to Citizens.
Musai criticizes the new constructions as attempts to create one "architectural show-off", comparing this model with the interventions in Skënderbej Square, where the city "it is treated as a fair or market, and not as a place of residence for the people".
The main indicator for this is the truncated public services. "The entire population is not covered by public services, starting from public transport, public space, education, or health, emergencies or civil offices", says Musa.
From an observation by Citizens on the ground, also referred to the State Authority for Geospatial Information (ASIG) and the National Agency for Territorial Planning (AKPT), there are about 40 old 2-3 storey buildings in the area, which are overshadowed by the towers of tall that are rising all around.
The limitation of spaces for new roads, flower gardens, services and social activities is worrying the residents. Currently, there are three health units, three kindergartens, three 9-year schools and one high school in the area. Little, compared to the huge volume of constructions that are being added.
The urbanist Musai connects this chaotic way of development with the ambiguity of the regulatory framework.
In a decade, the planning law has changed 6 times, while the development regulation (VKM 408) has been changed a total of 11 times. These changes, according to Musa, are transforming the city into "a market where everything is for sale, but nothing serves the community".
"It is being acted at the expense of the interests of the general public, violating every norm, principle and law," concludes Musa.
The unclear state of the regulatory framework is also accompanied by a non-transparent approach regarding permits.
The KKT, a body directed by the Prime Minister, publishes permits online - although they are often delayed in publishing. Otherwise, the permits of the Mayor of Tirana are "whitewashed" only on the signs of the construction sites, where in most cases the residents of the area find out, as the last ones to be involved in this process, even though the rules provide that the residents have a consultative and decision-making role for development.
*Fixed Structural Unit 207 (was 206).
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