LOHJAN PAPERITEHDAS,
KY-talo & Kirjurinkatu 3
From paper mill to attractive residential area
PROJECT: Zoning amendment and conversions of the paper mill area
LOCATION: Kotkantie 5, Lohja
CLIENT: Linmer Lohja Oy
AREA: 24 ha, 50 000 m²
TIMEFRAME: 2017-2025
When paper production ended in 2015, Lohja’s more than a century of first pulp and later paper manufacturing came to a close. Situated close to the town centre in a scenic location on the shore of Lake Lohja, the Pitkäniemi mill area fell silent, and 24 hectares of land along with numerous buildings became available for new uses.
On behalf of the new property owner, JLL developed scenarios for the site’s future use, examining the suitability of different functions and their combinations for the area. In addition to assessing feasibility, financial viability, and long-term sustainability, the study also took into account the site’s landscape, cultural heritage, and environmental values.
Based on the scenario study, residential use was chosen as the primary new function, complemented by small-scale commercial services and recreational uses that make the most of the unique lakeside setting. This scenario was further developed into a reference plan to form the basis for the zoning amendment. At the same time, a property survey of the existing building stock was prepared, serving as a tool in the zoning process to determine the cultural heritage and conservation values of the buildings and to update the plan’s protection designations.
The zoning amendment for the Pitkäniemi area has gradually progressed towards approval. By the end of 2025, the former paper mill site will have a detailed town plan enabling the construction of a new, nature-oriented residential district that respects the area’s industrial history and will house over 1000 residents. The over 50 000 m² of new residential, commercial and service buildings will be located not only in new buildings but also in repurposed mill buildings, with the unique addition of floating homes near the shoreline. The plan also allows for services tailored to the site’s special character, such as piers for residents’ boats, a guest marina, and a waterfront restaurant.
During the project, Helena Hökkä worked at JLL. She participated in the scenario study, prepared the reference plan with her team, produced the property survey together with her colleague, and served as the project manager for the local detailed plan amendment.
KY House development project
PROJECT: Office-to-residential conversion and zoning amendment
LOCATION: Pohjoinen rautatiekatu 21, Helsinki
CLIENT: Kauppakorkeakoulun Ylioppilaskunnan Asunto Oy
AREA: 9 650 m²
TIMEFRAME: 2019-2020
Completed in 1941 and located in Etu-Töölö, Helsinki, KY House – also known as Kylteri House – was once the long-time dream and the result of persistent efforts by the Student Union of the Helsinki School of Economics. Originally built as student housing, the building was converted into offices in the 1970s. By the 2020s, however, it was once again time to consider the property’s future, as the KY Foundation’s own use of the premises was coming to an end.
The foundation chose JLL as its development partner. Various future scenarios were created for the property – ranging from residential use to hotel operations – each supported by investment, yield, and value calculations. Based on the results, and taking into account the building’s unique history, the owner decided to return the property to its original use as a student residence.
This change required a zoning amendment, for which JLL continued as planning consultant, preparing a reference design and a draft amendment, and managing the planning process. At the same time, a building history report was prepared, along with architectural designs for the concept, building permit, and conversion phases. However, due to changes in the property market, the owner decided to sell the property to a real estate developer before the new plan was approved and the conversion works into student housing began.
During the project, Helena Hökkä worked at JLL and participated in all stages – from concept development and the building history report to architectural and principal design for the conversion. She also served as the manager of the zoning amendment process.
Reinventing of the office tower
PROJECT: Renovation of an office building
LOCATION: Kirjurinkatu 3, Helsinki
CLIENT: Castellum, initially Brunswick
AREA: 26 690 m²
TIMEPERIOD: 2020-2022
In 2019, the Finnish Centre for Pensions sold its 16-storey office building, constructed in the 1970s, to a real estate investment company and relocated to new premises as part of the transaction. When the landmark building in Eastern Pasila stood empty, the new owner set out both to explore its best future use and to undertake a major renovation.
The owner selected JLL as their development partner, initiating the ideation and concept design for the building’s new life. After considering alternative uses and preparing investment and return calculations, it was decided that office use would remain the primary purpose. However, the megalithic plinth would also be adapted to accommodate commercial tenants.
The core of the concept comprised flexible office spaces, improvements to the urban appearance, and interior solutions inspired by the 1970s – raw concrete, cool mahogany veneer, brass, glass brick, and bold colour surfaces. From the concept’s preliminary designs, the project moved swiftly under JLL’s lead into design development, the building permit phase, and construction. A building historical report, guiding the design, was prepared in between.
The first phase of construction was completed in 2023, after which the project paused awaiting the implementation of the second phase.
During the project, Helena Hökkä worked at JLL and contributed to the concept development, preliminary design, and preparation of the building history report. She also served as the principal designer for this exceptionally demanding project.
