(AG Real Estate) Project : TQ City - Inđija

Since last winter, a multifunctional project has started in Inđija. It can be said that in spring 2009, the realization of this project will bring one completely new look to a central part of Inđija, the 18th destination suggested for investments, according to this year’s report of FDI magazine. The investor, TradeUnique d.o.o., has given its best to inbreathe a new spirit to this central municipality in Srem and make it recognizable by this business venture.

For the last several years, by mentioning the name of Inđija municipality, a person usually always starts thinking about some green field investment or an arrival of some new investor with a well-known name. However, at the beginning of this year, a new business venture has been started and it completely differs from all other previous projects.

If we make a short analysis of the real estate market in Inđija municipality, we will see that the largest number of new objects is halls, mostly production halls, as well as some smaller number of warehouses and storage space. In the industrial zone, over the railways, in the direction of the R-109 road towards the highway Belgrade – Novi Sad, new halls are emerging every day, one next to the other. The central part of the town is marked by the appearance of foreign banks which comfortably spread all around the walking area and nearby busy streets, renting office space and expanding their network of branch offices. As there is a shortage of new, comfortable housing units in the whole of Serbia, Inđija is in full swing and it does not lose a step of its construction growth in this field. Last year, around the middle of December, a new Mercator shopping mall was opened and more or less, with a few more objects, that was all.

The arrival of TradeUnique d.o.o. in Inđija is seen as a mile stone. It is obvious that an overall analysis has shown that, after all those new work places in numerous production and storage halls, Inđija also needs some other projects and that Inđija, slowly but surely, approaches the title of a modern urban area. Therefore, no one should be surprised by the decision of TradeUnique d.o.o. to start construction of a new block which will all together offer this town more than 43.000 m2 of retail, business and housing space. Located in the walking area, it will circle a chance of providing an exquisite location in the centre of the town by offering an urban atmosphere of the highest rank and modern spirit. In terms of functioning, the movement juncture and the anticipated diverse intents brought into the business – housing center will be resolved. This will not be the imitation of formalism but a novelty in the architecture of Inđija and in technical-technological sense, modern world experiences and today’s construction opportunities will be concentrated on the domestic ground. In terms of investments, it will be the offering of the highest rank and a kind of legacy; it will be a testimony of values and achievements of people of this time.

Purpose of space

According to the investor’s vision, the whole space will be divided into two parts. The first one will represent business objects (for trade, hospitality industry, culture, management and similar industry branches) and the other part will consist of housing objects for several families with business premises on the ground floor. As planned objects have an important role in entertaining visitors, special attention is paid to communicational assets during receptions and distribution inside walking distance towards objects of possible interest.

Vertical regulation is defined by flooring of the object. The flooring of the planned objects is no greater than P+6, which represents maximum flooring set by the General Urban Plan of the municipality of Inđija. Parts of trade-business object have flooring P+1. The suggested disposition of objects does not endanger comfort and peace of the surrounding family housing. In the same way, the suggested disposition does not disturb future construction in the subject-block on the neighboring building lots.

The purpose of the building lot and an access to the location has, as main factors, given guidelines for the basic concept of the urban solution of the subject-location. The main urban concept is based on forming two areas at the location, a business area and a housing-business area. Angular location gives a possibility for accessing all contents implied by the business object. The business object consists of several independent entities which are interconnected by communicational assets and entrances from the nearby streets. ‘’A new street’’ will also be formed, along which objects of family housing with business premises on the ground floor will be set inside the subject-space. An underground garage under the whole business-housing center and traffic roads in the lot serve as a maximum bond of all conceived programs. To meet the needs of parking cars for the tenants of the housing objects in the lot, there will be provided 67 parking places covered by a flat roof terrace with greenery and 43 garage places in the basement. To meet the needs of the business premises users, there are 45 parking places planned in the underground garage and for the retail contents within the business-trade center, a public parking lot is being planned with 184 parking places in the underground garage. The total number of parking places is 339, which fulfills a condition to provide a parking possibility according to the pattern one apartment – one parking place or one parking place for each 70 m2 of used surface, bearing in mind that at least one half of these vehicles are placed in the garage.

The form

Combining full and glass surfaces, a game of plans has been made and that has broken the monotony of a long glass curtain-wall. Moving and stretching the form of the object at the corner in the combination with emphasized constructive elements – columns – an attractive form with a clearly marked approach has been made. A distinctive trait to the whole complex is maintained by the form of a business object whose volume spreads on the fifth and sixth floor and over these two floors, the object leans against a powerful portal. Due to the size of the whole complex, diverse planned programs and the fact that a trade-business part and the housing complex can function independently but also due to an anticipated construction technology, the whole complex is done into 2 phases. Those are:

1. phase – trade-business part

2. phase – housing complex

Trade-business object

Within the object, there are planned spaces which must meet the needs of both the central part and all other parts of the town, bearing in mind that there should be possible to accommodate numerous companies, administration, representative branch offices, cultural and educational institutes and different commercial firms (shops, hospitality objects, different stores etc.). Apart from the mentioned objects, EXPO center will also be brought into the space and it is planned for numerous programs (exhibitions, promotions, presentations, concerts and similar). On one part of the roof, the sports court is planned to be built and it should give an ecological feeling of greenery within the complex. Conceptually, the shopping mall is conceived as a two-row line of shops with a central covered street only for pedestrians and a covered square. The mall is set on the ground level and the first floor. Both levels of the mall are well connected to vertical communicational assets, escalators, jumbo lifts and staircases whereas movable tracks, lifts and staircases make a connection to the underground garage. The entrance to all shops on the ground floor is from the interior side of a street and a square or from the gallery on the first floor level. At the back of the object with retail contents, there is space for the hypermarket. Above the space for the hypermarket, on the first floor level, there is space planned for EXPO center, sized 1371.20 m2. EXPO center is projected to function independently because a special ceremonious entrance with a gala hall has been provided and the entrance is in a newly made Dunavska Street or it can be a part of the center itself in case of large happenings due to the fact that it is, in terms of communication, well connected to the shopping mall or a covered square within the mall.

All mentioned space and contents are interconnected with public and service vertical and horizontal communicational assets. Speaking of public communication, we have already listed down an internal street and a square, a gallery, staircases, escalators and lifts. Service communication is set at the back of the retail premises and the hypermarket and it consists of a hall, as a passage to bring in goods, and a large cargo lift for transporting goods from the ground floor level to warehouse space in the basement or to EXPO center on the first floor. Beside communicational assets, a sufficient number of public toilets have been provided on each floor of the shopping mall.

Apart form the shopping mall, this functional space area also includes a business object. The business object is functionally divided into several functional parts and therefore a few completely independent entrances have been provided. One part of the business object on the ground floor is also reserved for retail premises which would be entered from the internal space of the mall or from outside, from a newly made street. Two panoramic lifts or a staircase would lead to business premises which are planned to be built on the second, third and fourth floor. Business premises on these three levels are conceived as open-space and possible to divide into 2, 3 or more parts.

The fifth and the sixth floor are conceived for business apartments. On the fifth floor level, the whole space is divided into apartment units with the possibility to form a small reception lobby and a fully equipped conference hall for the needs of apartment users around the communicational kernel. On the sixth floor, next to the apartment unit, again for the needs of both apartment users and other business people in the object, a restaurant with a handy kitchen is planned to be built (only for serving brought food and for preparing breakfast for apartment users).

The second part of the business object with the flooring P+1 also has its own entrance on the ground floor level from the newly made street and, by the municipality requirements, there is space on the first floor planned for building a faculty and a library. The space for the faculty and the library on the first floor can physically and functionally connect to a multifunctional hall of EXPO center, so as to use a part of the hall as an amphitheatre. In the same way, this space can accommodate the municipality administration or similar.

Flooring height of space on the ground floor and the first floor of the trade-business object is 0.5 m and in the business object, from the second to the sixth floor, is 3.6 m.

Without entering other details related to the interior design, furnishing and final workups of the project, we should mention that the project points to a definitely positive result of investors joining together and to the positive local government of the municipality of Inđija.

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