Who controls construction in Tbilisi

Pati Mamiashvili, Emzar Jgerenaia

Now we live in the “colored” city. Green-red-blue-yellow buildings have only decorated front facades –to the honor of the visit of President Bush in Georgia. Next to the painted buildings there are different illegally built constructions some with front built logia and some with smoldered houses of apartments. These buildings are dreadfully looking the existence of which is unjustifiable in many cases from architectural point of view.

How house constructing should be administered, how public and private interests should be met in house construction, how investors should be attracted, how should historical buildings be retained, what permission should be made to start house building – these critical issues are regulated by new law on “the principles of space arrangement and city constructions” which was adopted on June 2, 2005
The law on “the principles of space arrangement and city constructions” should regulate space arrangement and city construction processes to ensure “safe and healthy” commodity and living conditions including population inhabitation and replacement processes, infrastructure development, cultural heritage protection (paragraph 1. General provisions, article). Moreover perfect balanced system for inhabited and uninhabited territories should be created meaning the same economic, infrastructural, social, ecological and cultural developing opportunities that will guarantee development of the country and provide integration with Caucasian and European countries.
The aim of the regulation is to identify principal aspect of the space arrangement and city construction: for
a) Creation healthy, safe living and working conditions do the population;
b) Protection and improvement natural resources and comparativeness of the country;
c) Development and protection of natural resources and cultural heritage;
d) Integration in Caucasian, European and other world systems;
Georgian executive organs, administration of Abkhazian and South Osetian autonomous republic, local government and self government bodies must follow basic principles of the regulation
The principles of space arrangement and city construction (article 5) include the following: pre conditions shall be formulated to satisfy commodity requirements, infrastructure must match with inhabited and uninhabited areas, and all country’s territory must have access to communications and information availability (item e). Besides it should be oriented on establishment of integrated transportation system (item v). According to key principles while construction planning much attention must be paid to certain variables such as water, soil, climate, weather (item k), infrastructural influence on environment must be decreased (item l), irrigative zones and depressive regions must be equaled (item m), public interests must meet private ones (item s) etc.
Following the law “all persons interested in the matter can take part in formulation of objectives elaborating, discussion and agreement process and in organized public discussions when preparing the document for construction planning” to maintain the openness of the procedure (article 7). The office responsible for construction planning is in charge of the arrangement of public discussions.
The protection of cultural heritage and natural resources in the resided territory is required by the regulation. The following zones are determined:
a) zone for stern protection;
b) archeological zone
c) construction zone;
d) natural landscape protection zone
e) cultural stratum protection zone article 35
According to the article 35 construction-buildings having cultural importance shall be protected as well as their preservation, restoration and adaptation is essential.
Modern city construction principles must be in congruent with modern international standards, where old and new architect are merged.
What kind of city construction planning must be and how shall we protect “architectural part of old Tbilisi. We asked for the interview – Jumber Khatiashvili
“City construction is a very difficult task and it requires much time. Firstly the city council, as representative body should discuss about the perspectives of the city development. Before the city construction planning is formulated and agreed about perspectives of Tbilisi development in 15-25 years, temporary regulative mechanism should be launched and performed. It requires proper understanding and usage.”
“I. Chavchavadze Avenue is said to be in historical zone. The avenue is the part of history as it was constructed during communism period. This period is part of our history as well. But this historical period is different e.g. historical buildings of 19th century. To my mind it would be better to divide historical zone itself and decide what truly old Tbilisi is. These are construction-buildings of 19th century that should be protected. This is just what gives Tbilisi unique looking different from other cities. There are buildings in Tbilisi the facades of which can’t be changed. These kinds of buildings should be protected by the state. Otherwise the first inhabitant will destroy it. The fact is true that there are certain buildings the facades of which don’t have historical value, but their yards are very important as Nikala or other famous persons lived there.
There must be two maps for Tbilisi historical zones: First zone – old Tbilisi construction buildings belonging to the 19th century, second zone – constructions and buildings formed after XIX Century. These two zones should be differently regulated. There should be a zone regulated by means of historical importance. As earlier mentioned city constructing is a very time consuming issue. For instance it took 200 years to formulate the similar system in England. The result was long awaited. I’d like to tell you a very good example. There are post aments in each four corners of Trafalgar Square. There are building belonging to Victorian times in three corners and the fourth one is empty as it was difficult to decide what to place there. Then the idea was agreed that this fact was a sheer example of flourishing democracy. And the monument was built on the fourth corner to the honor of democracy as no single construction was chosen to build there.
When we talk about historical zones we must take into consideration the fact that some buildings must be demolished and some not. It’s clear that monument to Lenin must have been pulled down as it was the symbol but there are some requiring certain protection and care as they represent certain historical period.”
Confrontations on building issue permanently go on in Tbilisi. The most letters of complaint are submitted to the City Hall on this matter. Despite the confrontation of the population the number of construction increases. The number of population grows as well. Based on incomplete data the population in Tbilisi is 1 million 200 000. Population growth indicator is 14 %.
Is there approximate statistical data about the estimated number of population in 2010 – 2015 years in Tbilisi? What square miters living space would be necessary for each person, how many recreation facilities should be created, to what range communication service will be improved. Jumber Khatiashvili assumes that there is neither correct nor approximate answer to this question. “When concerning the city area, we can’t predetermine the rate of population growth and the necessity of building construction. Tbilisi might have 10 million or 60 thousand population by 2010. The subject should be regulated by the state. I think Tbilisi population must not exceed half million.
At present Tbilisi is spread over 25 000 square miters. We have 15 million hectare forest and 7 lakes. This territory can’t handle more that half million population. In spite of that 80 % of Tbilisi building foundation is restored and the building construction rate has slowed down by 2 % meaning that capital investment is decreased by 2 %. This is real danger.
Modern Tbilisi is not rightly developed. This fact is due to the mentality of Georgian population – to prioritize more prestige neighborhood. Vake and Saburtalo have more constructions. This business in these regions is pretty profitable but non profitable in Gldani and Chugireti. This area is less likely to cause interest among business investors.
New building will be constructed in the area near the zoo “no low quality building in our city” Following this mission many story buildings are being constructed in the territory of “industry education”. Although this territory is now famous for its luxury villas and it previously belonged to Didi Digomy territory. The climate here is different and the soil is very fertile. (1800 types of grapes are grown). Didi Digomi so called “lungs of Tbilisi” is the subject of polemics. Some specialists think that block of flats shouldn’t have been built here before. The law on “Space armament and city construction” includes the information on the building space but it says nothing about the area where construction mustn’t have been built. By the way architecture service of the city in January of 2005 elaborated the plan to reconstruct Agmashenebeli orchard but the visitor’s attention will be caught by the range of restaurants, gas stations and sheep herd. Have you been in Meidan? You can encounter pigpen next to the painted facades of the buildings.
Jumber Khatiashvili ”City doesn’t only exist to attract the foreigner but also to make it possible for the population to live in healthy environment and work comfortably”
Is there way out from the situation?
3 architects of the city have already been changed. On June 25 new the Mayer of the city introduced new chairman – Nikoloz Chkhaidze to the Service of Urban development and Space arrangement” Gigi Ugulava and Nikoloz Chkheidze have the same opinion on Tbilisi reconstruction – to initiate liberal constructing policy meaning meeting European standards and eliminating bureaucratic elements in terms of building permission. Urban Service will attract investors and accordingly ugly buildings will be prohibited to construct. Tbilisi citizens have many times listened to such promises.
P.S. while working on the article we contacted business group to make some commentaries on the present tasks which plans to launch building construction in Tbilisi. The answer was unpredictable. The company turned out to have observed only part of building construction market.