Additional and infill construction
Additional and infill construction is new construction in an existing urban environment or in connection with buildings. For planning to focus on already the built environment along good transport connections sustainably complements the urban structure.
Additional and infill construction
Infill construction is using unused building rights in existing plans or new building rights obtained through planning changes in the built environment. At its broadest, infill construction is a decades-long process that consolidates and integrates the urban structure under the city’s guidance.
Infill construction can also be planned for in regional development plans, which lay out plans on the development of services, transport, green spaces and other infrastructure. In practice, construction projects are carried out over decades as small project or block-based plans, depending on demand.
Additional construction means redeveloping an already built plot, such as by:
- building a new building on the plot;
- expanding an existing building;
- building additional storeys to an existing building;
- converting attics into apartments;
- demolishing an old building and replacing it with a new one.
In Espoo, planning focuses on the built environment so as to sustainably complement the urban structure. When new flats are built as infill in existing districts, the increased number of residents attracts business and creates the conditions for services to develop. Construction in places with existing municipal infrastructure also costs less than developing a completely new residential area.
Infill construction creates a new temporal layer in the urban environment. New buildings that fit their surroundings improve the esteem and reputation of an old area, as well as boost the value of the properties and homes. The development of large parking lots and replacing them with parking facilities is also part of consolidating of the urban structure.
Additional construction can help a housing company finance large renovation projects and curb the rise in housing costs. Here are some ways to use the proceeds from the project:
- building an elevator,
- window replacement,
- improved ventilation,
- other improvements that increase resident comfort.
During a renovation, it is also worth exploring the possibilities of improving:
- energy efficiency,
- accessibility,
- connectivity,
- courtyards and common areas.
In an additional construction project, always seek the planner’s opinion on the need to amend the local plan. The board of the housing company should lean on professional assistance when planning an additional construction project and when considering different implementations. The wider the consensus in the housing company and between the parties, the stronger the foundation of the project.
There are several factors that impact the feasibility and profitability of an additional construction project.
- Is it technically feasible to build one or more storeys to the building, or is there space on the plot for a new building that could be implemented on a new plot that is subdivided from the existing plot?
- Are there boundary conditions that have bearing on the implementation, such as the local plan, the area-specific development plan, the land use agreement fee, the parking standard, the urban environment, and environmental values?
- Can the housing company reduce renovation costs and depreciations in its financial statements to offset the income from the sale of the plot to minimise corporate taxes?
- Is there market-based demand for new homes and business premises in the area and the plot.
The most important requirement for additional construction is usually for the project to be financially profitable. Factors that impact profitability include:
- value of the building permission
- potential for additional construction
- cost of the parking arrangements
- fees of the land use agreement
- taxation and financial planning of the housing company.
Apart from small-scale construction by the housing company (for example, storage rooms, garages), the Housing Companies Act, insufficient risk-bearing capacity and necessary collateral, the unanimity of decisions required by the process, and ensuring expertise require partners to plan and implement the additional construction project.
Contact the city’s experts to explore the possibilities of additional construction. If the project does not require a plan amendment, the authority to contact is building control. If a plan amendment is necessary, you should contact the City Planning Department. Identify potential partners and talk to the neighbouring properties early on.
Typical projects proceed as follows:
- the housing company studies the possibilities of additional construction;
- the housing company commissions a project plan or initiates cooperation with a designer or construction company;
- based on preliminary plans and discussions with City Planning Department experts, the housing company can apply for a plan amendment and commit to the planning fees;
- the housing company or its authorised agent orders and pays for the necessary plans and studies for planning;
- the housing company concludes the necessary agreements, such as a possible land use agreement;
- once the plan has come into force, the construction project can be implemented.
Additional construction can often take a lot of time. At best, a project is financially profitable for the housing company while improving the living standard and the value of the property.