Urban development
With the general rules and terms of the neighborhood plan on the appearance of settlements it is easy to get confirmation of what is permitted and what is not, unlike what has often been the case when changes have been made to the current local plan. As a result, it will be much simpler for homeowners to make changes to their properties, such as building extensions and furnishing additional apartments or establishing light commercial activities.
The proposals are in line with the approved policy of the Reykjavík land-use plan that the city’s development in the next few years will be largely within the current urban boundaries and comply with the goals of the neighborhood plan for a more sustainable and environmentally friendly neighborhoods.
The work proposals also take into account the quality of the settlement, such as neighborhood conservation for groups and units in the four neighborhoods.
Landowners are given permission to increase the number of apartments on their plot, but it is uncertain to what extent these permits will be used, as it is entirely in the hands of the owners of each property.
Community policy map
The map shows, i.a. where the number of apartments may be increased and where special densification and development areas are planned according to work proposals for the Háleiti-Bústaðir neighborhood plan.
Map: City of Reykjavík.
What can I do with my property?
It will be easier for homeowners to make changes to their properties with the introduction of the neighborhood plan. In the neighborhood plan, each neighborhood is divided into several planning units, i.e. clusters of buildings that are comparable in type and appearance. Each planning unit receives general planning provisions which, i.a. take into account common applications for changes from property owners in recent years, for example due to dormer windows, balconies, extensions, etc.
With the general and harmonized provisions of the neighborhood plan, it is easy for property owners to see what authorizations they have, for example for alterations to the property, furnish an additional apartment or to establish light commercial activities from home. The application process for modest changes to properties should also be simplified when costly and time-consuming local plan changes and hearing notification procedures are largely gone.
All provisions and rules in Hverfasjá
Once the neighborhood plan has taken effect, property owners can enter the street name and house number of their property in the so-called Hverfasjá online. The current planning provisions for the property in question can then be accessed, together with instructions on how to apply for a permit for alterations and/or improvements. The provisions state, i.a. whether it is permitted to build dormer windows, install new balconies or enlarge the property in question with modest extensions. In many places, it will also be permitted to furnish additional apartments in houses, e.g. by dividing older spaces or converting rarely used garages into small apartments.
Planning terms and guidelines are available online
Increase in apartments in detached houses
I
ncreasing the number of apartments in detached houses will be allowed, as well as having two apartments in large detached houses where conditions allow, as this leads to better land use and can bolster life in the neighborhood.
Image: Ydda Architects.
Possible changes to detached houses
The image shows how an extension can be added to a detached house. New terms should simplify the procedure for changes.
Image: Tripoli architects
Most owners of detached houses, single-family houses, rowhouses and semi-detached houses are given permission in the neighborhood plan for extensions and modest changes to their properties. Permits will also be granted for the construction of waste shelters and other small structures on the plot, up to 15 m², in addition to which various types of finishing on the lot and lot boundaries will be provided.
It will be permitted to furnish one additional apartment in most detached houses, which may be a maximum of one third of the total size of the house. An additional apartment can be located inside the existing house, in an extension and in some cases in a garage or hut on the plot.
Authorization for an additional apartment in a detached house can enable many people to adapt the house better to their and their family’s needs, even if the family size and circumstances change. This way, some people could reside in their property for longer even though the need for rooms decreases after the children leave home. An additional apartment in their parents’ house can also be the first step for young people to living independently.
It should be emphasized that additional apartments are intended for family members or for rent. They can not be sold separate from the main apartment and it must be possible to reunite the apartments if the owners so wish.
Authorization for an additional apartment in a detached house can enable many people to adapt the house better to the needs of the family, even though family size and circumstances change
In Reykjavík, there are thousands of apartments on the upper floors in elevator-free multi-unit buildings. Access to these apartments is more limited than usual, and they are therefore often unsuitable for people with reduced mobility or who have reached old age. As a result, many people are forced to move out of their apartments as they age or circumstances change, with associated costs and disruption. In Iceland, it is very rare that alterations have been made to these buildings to install an elevator, although this is common in the countries around us. The cost of building and operating an elevator is in most cases one of the main obstacles.
The neighborhood plan allows residents’ associations to build one extra floor on top of many elevator-free multi-unit buildings, on the condition that an elevator will be installed in the building at the same time. In an attempt to standardize work methods and procedures for such projects, the city authorities have agreed to hold a design competition for superstructures and improved access, in collaboration with the Architects Association of Iceland and Félagsbústaðir, which takes into consideration that the results of the design competition can be used in all older neighborhoods of the city, regardless of district.
A new construction right is valuable and the residents’ association can dispose of it and use the profit to finance an elevator in the building and even to carry out other maintenance for the building or lot. Improved access to apartments on the upper floors can also increase the value of the apartments and enable many people to live in their apartments for longer. Last but not least, a key point is that authorization for superstructure is a value that landowners solely own and cannot be disposed of unless there is a consensus.
Expansion of multi-unit buildings without an elevator
Example of an extension on top of a multi-unit building with elevators
connected to all floors to improve accessibility.
Image: Tripoli Architects.
Access by elevators in older multi-unit buildings can be improved, which increases the value of apartments and enables people to live in their apartments for longer.
Apartment increase within existing settlement
Work proposals for the Háaleiti-Bústaðir neighborhood plan assume that in the district the number of apartments can increase by five thousand within the current settlement in the four districts, either with new buildings or extensions and alterations to older housing in accordance with planning permits. It is uncertain to what extent these authorizations would be utilized, as this is entirely in the hands of the owners of the properties in question.
Álftamýri by Kringlumýrarbraut
Current status, Kringlumýrarbraut in the middle of the picture and the multi-unit buildings in question east of it.
Image: City of Reykjavík.
Háaleiti-Múlar
A mixed settlement of single-family houses, rowhouses, semi-detached houses and multi-unit buildings characterize the settlement in Háaleiti-Múlar. If the authorizations for increasing the number of apartments, according to the work proposals of the neighborhood plan, were to be used extensively, the number of apartments there could increase by several hundred, but it is proposed that landowners be allowed to furnish additional apartments in large detached houses, as well as permitting superstructures and new structures in between older houses.
New structures in Álftamýri
Thus, it might be considered to allow new structures between older houses, for example in Álftamýri along Kringlumýrarbraut, which could result in approximately two hundred new apartments. The changes could include authorizing the raising of multi-unit buildings by one recessed floor, allowing the construction of 1-2 floors on top of garages where small apartments could be located, and also building an escalating supplement at the end of the multi-unit buildings. Ideas are also put forward for building a garage by the parking lots, which will reduce traffic noise from Kringlumýrarbraut, in line with suggestions made in the residents’ public consultation on improved acoustics along the street.
Heimilt yrði að hækka blokkirnar um eina inndregna hæð, heimila byggingu 1-2 hæða ofan á bílskúra og koma fyrir litlum íbúðum og byggja sömuleiðis kálf við enda blokkanna
Idea for new structures in Álftamýri
Here you can see the ideas of the neighborhood planning consultants for possible extensions in Álftamýri. The colored surface shows an increase in the amount of construction on the plot with the superstructure of the garage, the raising of a multi-unit building by one recessed floor and a supplement at the end of the multi-unit building. To the left, a garage is assumed that reduces noise from Kringlumýrarbraut.
Drawing: Urban architects
New structures at Fellsmúli
In the residential area to the east of Háaleitisbraut, between Fellsmúli and Fjölbrautaskólinn in Ármúli, ideas are being considered to allow for a considerable densification of the settlement, or which could amount to two hundred apartments.
In this area there are now primarily 4-floor multi-unit buildings as well as garages on very large lots, and a low-rise settlement closer to Háaleitisbraut. The neighborhood planning consultants’ idea is that on these large plots, a mixed settlement of multi-unit buildings and detached houses could be placed between the existing houses. These would entail new construction permits for landowners in the area that only they could dispose of.
Most of the new structures would be 1-2 floors plus a basement, but also 4-5-floor multi-unit buildings with roof gardens, where possible. Parking garages would be underneath the houses, making sure that it would be possible to install parking spaces in place of those that would be lost during the densification of the settlement.
The neighborhood planning consultants’ idea is to add a mixed settlement of multi-unit buildings and detached houses, between the existing houses.
Ideas for changes at Fellsmúli and Háaleitisbraut
Here you can see one of the neighborhood planning consultants’ ideas for possible new structures at Fellsmúli and Háaleitisbraut. To the left is the current status, but to the right you can see how the number of apartments could be increased, including detached houses.
Mynd: Urban arkitektar.
It is also being considered to allow the raising of elevator-free multi-unit buildings along Háaleitisbraut, Miklabraut by Safamýri and Fellsmúli by one floor, concurrently with elevators being installed that would be connected to all floors to improve accessibility.
Ideas have also been further expanded to densify settlements in development areas on the corner of Miklabraut and Háaleitisbraut by building multi-unit buildings in vacant areas, as they generally received a good response at a review meeting with residents in Háaleiti-Múlar when work on the neighborhood plan began. See further discussion of Miklabraut and Háaleitisbraut under Development areas.
Kringlan-Leiti-Gerði
There is a mixed settlement of detached houses, rowhouses, semi-detached houses and multi-unit buildings in the neighborhood, and the neighborhood plan work proposals assume that the number of apartments can be increased by up to 200 by allowing landowners to furnish additional apartments in large detached houses and allow superstructures and new structures in previously developed areas.
For example, the plan is to allow the raising of multi-unit buildings at Miðleiti, Ofanleiti and Gerði by one floor and install elevators, as well as to allow superstructure and/or alterations to garages and for use as small apartments. There are also ideas for permitting new structures between older houses, such as on a plot in Hvassaleiti along Miklabraut and at multi-unit buildings by Stóragerði along Háaleitisbraut, see discussion of Miklabraut and Háaleitisbraut under Development areas.
Furthermore, 450 new apartments in the Kringlan development area are assumed, see further discussion of the Kringlan plot under Development areas.
Idea for development between Háaleitisbraut and Hvassaleiti
One of the neighborhood planning consultants’ ideas for possible densification of the settlement between Háaleitisbraut and Hvassaleiti.
Drawing: Jakob Jakobsson architect.
Bústaða- og Smáíbúðahverfi
The district is already very densely populated, but the work proposals of the neighborhood plan assume that the number of apartments can increase by approximately four hundred in the Bústaða- and Smáíbúðahverfi neighborhood if the authorizations for increasing the number of apartments were used to a large extent. They are mostly based on permitting the furnishing of additional apartments in large detached houses, as well as densifying the settlement on several vacant lots. Furthermore, it would be permitted to convert garages in many parts of the neighborhood into apartments. It also considers the development of individual uninhabited areas/lots, such as two plots by Hæðargarður, three lots, or open areas by Hlíðargerði and an empty lot by Borgargerði.
The work proposals of the neighborhood plan assume that the number of apartments can increase by approximately four hundred if the authorizations for increasing the number of apartments were used to a large extent.
Bústaða- og Smáíbúðahverfið
Urban densification is mostly based on permitting the furnishing of additional apartments in large detached houses, as well as densifying the settlement on several vacant lots.
Image: The City of Reykjavík.
Fossvogshverfi
The work proposals of the neighborhood plan for Fossvogshverfi set out ideas for increasing the number of apartments in Fossvogsdalur on the one hand, and within new development areas by Bústaðavegur on the other, from Grensásvegur to Tunguvegur, at the same time as the street takes on the role of an urban street.
It can be estimated that the number of apartments in the neighborhood could increase by up to three thousand, if all the authorizations for an increase in apartments according to the work proposals of the neighborhood plan were fully utilized.
Bústaðavegur
The intention is to merge new residential areas and strengthen neighborhood centers, as well as increase retail, service and business activities.
It can be estimated that the number of apartments in the neighborhood could increase by up to three thousand, if all the authorizations according to the work proposals of the neighborhood plan were fully utilized.
Bústaðavegur by Grímsbær
Idea for altered zoning.
Photos: Jakob Jakobsson architect and Tripoli architects.
New structures by Bústaðavegur are planned between Réttarholtsvegur and Tunguvegur on one hand, and around Grímsbær on the other, and they should take into account the existing settlement there. The aim is for these apartments to cater to a diverse population, e.g. students, young people and first-time buyers, who can access as many daily necessities within the neighborhood as possible. See further discussion on Bústaðavegur under Development areas.
New structure are planned between Réttarholtsvegur and Tunguvegur and around Grímsbær
Bústaðavegur by Ásgarður
Idea for altered zoning.
Photos: Tripoli architects.
Commercial activities in residential areas
Commercial activities in residential areas are not new. Many companies have been created in the living room, basement or garage of entrepreneurs who got a good idea and used their home to develop their first start-up companies.
The provisions of the neighborhood plan will stipulate that various activities will be permitted within the residential area in all neighborhoods of the district. This is considered to contribute to more efficient utilization of infrastructure and more sustainable neighborhoods with a variety of services within walking distance. Such activities can also create more bustle, increase the number of pedestrians and cyclists, increase employment opportunities and encourage innovation.
However, polluting activities within the residential area that require an operating license from the Environment Agency of Iceland or the committee of environment and health are not permitted. This applies equally to activities in commercial housing and residential housing. In defined retail and service areas and central areas within the neighborhoods, there will be more extensive permits for business activities.
Permits for commercial activities in residential areas enhance bustle, increase employment opportunities and encourage innovation
Neighborhood conservation
Ecosystem and relics policy map
The yellow squares show the areas in district 5 that are proposed to be covered by neighborhood conservation.
Map: The City of Reykjavík.
The zoning laws provide for the authorization to include provisions on environmental protection in the zoning plan if it is considered necessary to protect the characteristics of older settlements or other cultural heritage due to their cultural and/or historical value, without it being considered conservation.
It is proposed to consider the quality of the settlement and the local spirit by protecting the urban pattern for groups of houses and units in the Háaleiti-Bústaðir neighborhood plan. Furthermore, it is proposed that certain houses/units in Háaleiti-Múlar be preserved and there are also some houses in Leiti-Gerði that are considered to have cultural and/or historical value. Furthermore, a proposal is made for a comprehensive neighborhood conservation for groups of buildings and units in the Bústaða- and Smáíbúðahverfi neighborhoods, in order to preserve the urban pattern and local spirit.
In Fossvogur, neighborhood conservation is proposed for five single-family houses (Bjarmaland 23, Grundarland 10 and 19, Láland 22 and Haðaland 9) and groups of single-family houses and units along seven streets (Árland, Bjarmaland, Grundarland, Haðaland, Kvistaland, Láland and Traðarland). Neighborhood conservation is also proposed for groups of rowhouses and units along 14 streets (Búland, Brúnaland, Brautarland, Geitland, Giljaland, Goðaland, Hulduland, Hjallaland, Helluland, Kjalarland, Kúrland, Logaland, Ljósaland and Sævarland).
Provisions on neighborhood conservation may be included in the zoning plan if it is considered necessary to protect the characteristics of older settlements or other cultural heritage
