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6. February

Polyfunctional complex Zátišie: Brownfield revitalization

Atrios tím, admin

After the successful completion of the residential project Residence Na Kolibe, we continue our efforts to create added value with a new project. The task of the still-life polyfunctional complex is to restore the neglected brownfield, bringing something new and beneficial to the site. The complex consisting of a dominant high-rise office building, a smaller boutique office building, a business hotel, a green courtyard, and a pleasant square will create a smaller local center for its future residents.

The biggest challenge for the new Zátišie is the brownfield itself

A good developer is his ability to see potential even when it is not obvious at first sight. The area of Zátišie brownfield in Bratislava still consists of neglected land, old office buildings, and warehouses. The attractiveness of the area is also not enhanced by the number of billboards creating visual smog.

“Despite our neglect, however, we have seen the great potential here and we have the vision to contribute to the development of Bratislava as similar projects. Although it is harder and more time-consuming to work with brownfields than to build on a greenfield, we have decided to face this challenge. ”


The multifunctional complex Zátišíie has the ambition to bring many benefits for the whole city district not only from our perspective but also according to the opinions of residents. The priority of the project is to revitalize the area, bring a better environment for life and develop a place where it is dilapidated and neglected. Besides, bring more safety and new services to the neighbors. The proposal itself is based on the principles of sustainability and reflects the requirements of the city. It is designed by the zoning plan of the city of Bratislava and includes even the construction of the first stage of the planned extension of Tomášikova Street and the reconstruction of the Tomášiková – Vajnorská junction.

The current incompleteness of the site will be replaced by a smaller local center

The multifunctional complex Zátišíie in the area of ​​more than 11 thousand m² will concentrate a pleasant environment for work, space for temporary accommodation and other elements of civic amenities. All organized to maximize the benefit and convenience not only for future workers, visitors but also for other people in the area.

Following the conviction that the project is of a high quality only to the extent that its public spaces are of high quality, the central element of Zátišie complex is the square. Its location between residential and office blocks has prevented the impact of the main sources of noise but still offers a pleasant urban atmosphere.

With an optimum size (30 m wide and – 35 m long to meet people to recognize their faces from one side of the square to the other), this public space will have plenty of greenery, a water area, and street furniture. During leisure, visitors will be able to enjoy coffee in one of the cafes or good food in the planned restaurant or bistro. By incorporating the above attributes, polyfunctional object offers good civic amenities for future workers, visitors, and residents in the vicinity.


,, We want to create a pleasant place to work, live and also representative hotel premises. As the surroundings are rich in sports, recreational areas and relaxation, we looked further. We realized that although there are a lot of people in the area, there is no space where they could spend time differently than in a shopping center. Our aim is, therefore, to give them their small center – a local town square. The place where they walk, enjoy the atmosphere of the city and slow down with a cup of coffee under the trees. Exactly something like this is missing here in New Town. ”- Ing.arch. Pavol Čechvala

Civic amenities complement housing

We have been approaching the Zátiší site comprehensively from the beginning. We created a functional urban concept that we consulted with various institutions and experts. In this way, we have set the principles for further development, even in the event that several investors participate in the site. Polyfunctional complex Zátišie is the first stage of the whole zone and is devoted primarily to civic amenities. Its dominant feature will be an office tower with a height of 64 meters, located directly towards the intersection of Vajnorská and Tomášikova streets. It will consist of 15 above-ground floors and 2 underground floors with a total of 244 parking spaces.

In addition to the high-rise building, a smaller office building with six above-ground, two underground floors and 112 parking spaces awaits us in the first phase. In both buildings, there will be enough space for jobs in the future.


The third building in the first phase of construction is a business hotel. It is designed in cooperation with foreign hotel market specialists (KOHL & PARTNER) to suit the conditions of the hotel operators in relation to the location. Its inclusion in the multifunctional building is of strategic importance – it will help to solve the very topical issues of temporary housing.

In addition to 8 aboveground and 2 underground floors, 247 rooms, and 116 parking spaces, the hotel not only offers its visitors but also residents and employees a place to relax. We have implemented a wellness, fitness studio and bike rental in the equipment of this building.

n the second phase of the development of the site, residential buildings will be built. Their basic principle will be a high-quality layout of flats and a link to high-quality public spaces of the 1st phase while being extended by another green courtyard.

Timeless architecture, green courtyards, and healthy offices

From the architectural point of view, we have incorporated timeless and at the same time decent elements in the development development, which will refresh but do not significantly impair the visual character of the site. The dominant element of the tower is, therefore, an exoskeleton, which represents a novelty within the architectural solutions in Bratislava.

The resulting spatial solution combines all of our goals. We managed to preserve the unity of the site and to refer to block development, which is typical especially for sites around Vajnorská Street. At the same time, Zátišie complex rationally complements the amenities of the city, helps it develop adequately and contributes to increasing the amount of greenery. The architectural design of the project gives the complex a complete identity while leaving enough open space between the buildings.

In order to create added value, we want to be as environmentally friendly as possible. The whole multifunctional building has a lot of greenery both in the exterior and in the interior of office buildings. We also plan to use renewable energy sources in the project so that we can achieve energy efficiency and long-term sustainability.


In terms of sustainability, we are following a current upward trend appealing to improving office space conditions. From our experience, we know that a person working in a closed building needs optimal conditions to deliver the expected performance. Thanks to quality architecture and implementation of sustainable resources we are able to provide suitable conditions and thus support the well-being of future employees.

Final word

“In the Zátišie Polyfunctional Complex project, we combine vision, quality architecture, expertise, teamwork, and the will to leave a better city behind. We are moving forward and I believe that in a few years a lot of people will be able to enjoy it’s atmosphere. We will create a piece of a quality urban environment that fits into this location. ”– Matej Jelínek, partner