The plan that has now been published marks a turning point for the co-operative. For the first time in its history, it is opting for replacement developments. Two staggered buildings of up to seven storeys are to be constructed on the site in the centre of Littau. The plans include 103 flats, as well as commercial space and a bistro. As things stand, the design plan is due to be submitted in 2027.
This will increase the number of flats on offer from 70 to 103. The winning project, ‘ON Y VA’, was designed by AM Architects from Lucerne in collaboration with Eder Landscape Architecture from Zurich and, according to the published project details, has been designed for a mixed-use development combining residential, working and community facilities. The plan is for a hybrid timber construction with a noise-protected inner courtyard running alongside the heavily trafficked Luzernerstrasse.
Densification and social pressure
The case is also a contentious one for the Lucerne property market because, whilst densification creates additional living space, it has tangible consequences for current tenants. A net rent of around 1,300 Swiss francs is expected for a 2.5-room flat measuring just under 60 square metres. A three-room flat measuring 75 square metres is expected to cost around 1,700 to 2,000 Swiss francs net. In older buildings, rents are in some cases significantly lower, often below 1,500 Swiss francs per month.
Households on a tighter budget, in particular, are unlikely to be able to cope with the increase whilst remaining in the same area. According to its property portfolio, the co-operative owns more than 700 properties and points to ongoing refurbishments in other parts of its portfolio. For the current residents, however, this means one thing above all else. Anyone wishing to remain in Littau will have to rely on alternative offers within the portfolio or on Lucerne’s already tight housing market.
Why is the replacement building being built
The co-operative cites the building’s poor energy efficiency, lack of accessibility and shortcomings in earthquake safety as reasons for the new development. Added to this is the demand for more small flats. This is in line with urban development plans, as the City of Lucerne sees the greatest potential for additional housing construction in Littau and Reussbühl in particular. Along Luzernerstrasse, pressure to increase density has been high for years.
It is likely to be some time before construction begins. According to the report, tenants were informed of the plans as early as 2025, and even following a notice of termination, there should be sufficient time before they are required to move out. If the design plan is submitted in 2027 as planned, it is likely to be several more years before construction begins. For Littau, however, the project is already sending a clear signal. Urban densification in the town centre is progressing, but it is also becoming more expensive and more challenging for non-profit organisations in terms of providing social support.
