project

project objectives

The primary design goal was to unify the currently separated buildings within Warsaw’s Central Business District and to incorporate the underused spaces above the cross-city line and nearby Defilad Square into a coherent urban center. This concept emerged from the scheduled rebuilding of the cross-city line tunnel and the subsequent absence of any public dialogue about the potential for integrating the new tunnel with prospective developments above it.

The existing spatial disarray in the city’s central regions, particularly around the Palace of Culture, extending to the Zawisza Square, could be effectively modernised. Hectares of neglected central urban space could be seamlessly integrated into the cityscape, transformed into appealing central developments, and become a hallmark of Warsaw for the 21st century.

Enhancing the central high-rise cluster, complementing the Wola cluster, could shape a remarkable city skyline and ensure a beneficial distribution of central urban functions between both high-rise zones.

The design concept is grounded in the core principles of the existing local development plan, incorporating some modifications to enhance the integration of the proposed development with both the new investments established in Warsaw over the past 30 years and those presently in various phases of the investment process.

Sketch visualizations are presented in the convention of a traditional wooden model, with subtle architectural modulation designed to showcase the potential diversity of building functions and to emphasize the tectonics of the proposed structures, providing contextual harmony with the existing urban fabric.

The proposed concept has been developed without a detailed analysis of ownership, engineering, sunlight exposure, shading, or input from building consultants.

area
over 1 000 000 m² GBA in total

building use
mixed-use, office, residential, hospitality, retail, civic

building height
approximately 25-240m

landscaping
over 1 000 new trees

transport
area with easy access to all means of public transport, including rail, metro, trams (light rail), various bus lines

parking
primarily underground where feasible, outside rail corridor

fully integrated central cluster, featuring major landmark buildings located between Jerozolimskie Avenue and Świętokrzyska Street, with building heights varying from 25 to 240 meters

vision based on the current masterplan for the Defilad Square with some adjustments for more harmonious transition between existing, planned and proposed developments

landmark structure above Warsaw’s Central Metro Station provides a dynamic space for social gatherings and orientation

proposed high-rise buildings in Jerozolimskie Avenue creating a bookend effect around the Central Railway Station, complementing Warsaw’s central cluster

landmark tower in the corner of Emilii Plater Street and Jerozolimskie Avenue integrating central high-rise cluster

area around the Central Railway Station in need of urban revitalization

all planned structures on the northern side of Defilad Square, including the Museum of Modern Art, TR Warszawa Theatre, and Emilia Pavilion, have been considered and are displayed in their proposed designs

proposed mixed-use development features residential, hotel, office, and retail components, with engaging street frontages and distinct urban form articulation that separates the 25-30 meter street wall podiums from the well-defined towers above

distribution of high-rise buildings, including newly constructed and planned structures, contributes to the creation of a cohesive central cluster

high-quality architecture and clear urban planning with pedestrianised streets, and landscaping integrated into the design

the vista along the pedestrian link is framed by the Central Railway Station building, with Varso Tower to the right.

proposed continuous street wall along Jerozolimskie Avenue, maintains its character between de Gaulle’s roundabout and Zawisza Square with tree-lined boulevards, expansive footpaths, and a cohesive urban feel

urban clarity of the proposed consolidated high-rise cluster in Warsaw’s CBD

in-filling urban gaps in the western part of Jerozolimskie Avenue towards Zawisza Square, with proposed buildings harmonizing with existing context

building heights at Zawisza Square designed to complement rather than compete with the two primary high-rise clusters of Warsaw’s CBD area

proposed street wall spanning the cross-city railway line, with Palace of Culture and Varso Tower in the background

local height accentuation at the intersection of Żelazna Street and Jerozolimskie Avenue marks an important trans-district connection

activated street frontages proposed in all new buildings

landmark high-rise development at Zawiszy Square set to emphasise key transit node and delineate functional perimeter of city’s business hub

Warszawa Ochota railway station integrated into the new structures

proposed in-fill development aims to reinforce character of Warsaw’s Central Business District (CBD) by adhering to well-defined urban design principles, ensuring functional and visual coherence of the city centre

urban compositions that define new and highlight existing view axes, create clear urban spaces: streets, squares, alleys and passages

consistent and harmonious streetscape of the proposed new development along Jerozolimskie Avenue

vision for the new Warsaw City Centre, existing buildings in white, currently planned in blue, those proposed as part of this concept shown in colour

Proposed amendments to current masterplan (MPZP) for the Defilad Square area

continuous and consistent street wall and street section along Jerozolimskie Avenue, from Zawisza Square to Dmowski Roundabout, in line with the city council’s vision outlined in recent years

adjustments to the proposed pedestrian link between Warsaw Central Metro Station and Central Railway Station, simplification of the geometry to allow for vista termination by Central Railway Station and Varso Tower in the backdrop

division of the 18U/UA single tower into two smaller high-rise buildings to achieve better urban integration, scale, and massing

lowered height and reduced footprint of proposed high-rise building 11.U/MW

additional landmark high-rise at intersection of Jerozolimskie Avenue and Emilii Plater Street to enhance integrity, massing, and scale of Warsaw’s central cluster, complementing the recently constructed and planned buildings

proposed additional mid-rise building on 10.U/UK parcel to improve height transition between low rise structures in the north-eastern part of the Defilad Square and high-rise landmark towers along Emilii Plater Street

proposed tree-lined streets where feasible

AUTHOR

jacek banasiewicz

with 20 years of professional experience in Australia, Ireland, and Poland, Jacek has spent well over a decade in Sydney, working with top architectural firms on various projects, including skyscrapers, mixed-use complexes, multi-residential structures, commercial offices, retail areas, art galleries, train stations, airports, and religious buildings. A graduate of the Warsaw University of Technology’s Faculty of Architecture, Jacek has also studied at the Politecnico di Milano and University College Dublin. He holds memberships in both The Royal Institute of the Architects of Ireland and the Royal Institute of British Architects. Beyond his career, Jacek is passionate about travel, photography, and marathon running