Hoffmatte, Thun: The challenge of densifying in single family-home neighborhoods

The Hoffmatte project in Thun, Switzerland, demonstrates the complexities of densification in more suburban neighborhoods. Located next to Hoffmann Neopac’s production site, the project plans includes 180 apartments, a nursing home with 100 places, and 55 retirement apartments, developed through a collaboration between private developer and a foundation focused on the provision of care apartments.

A project competition, conducted in 2016 and led by a panel of urban planners and architects, was used to ensure the quality and coherence of the development. However, while this process is often framed as a means to guarantee high design standards, it largely centralizes decision-making among professionals, rather than incorporating significant public input. The competition served more to establish legitimacy among experts than to foster genuine community engagement, which may explain why it failed to prevent resistance from neighboring homeowners regarding issues like building height.

Opposition from neighboring property owners, particularly around the height of the buildings, led to adjustments in the final plans. But even after these concessions, the project faced a lengthy appeal procedure. The Federal Court finally rejected the appeals in early 2023, making the land-use plan legally binding. The case underscores how opposition, even when partially addressed, can prolong project timelines through legal appeals, adding costs and uncertainty for all parties involved.

Ultimately, Hoffmatte demonstrates the challenges of using project competitions in densification efforts. While they ensure design quality, these competitions often bypass genuine public participation, which can lead to conflict and lengthy legal challenges that delay implementation.