summary_analysis tennis club milano alberto bonacossa

a special neighbor

Alberto Bonacossa commissioned in 1922 hisyoung friend Giovanni Muzio to design the TennisClubhouse and grounds facing Via Arimondi on therear side of Caserma Montello. In 2009, the Bona-cossa family sold the property to the long time les-see Tennis Club Milano Association, consequentlyforming the TCM Immobiliare S.r.l. In the spring of2010, the Board of Directors entrusted the authorto coordinate a team of architects with the preci-se intent to document the quantity and conditions of the facilities and their way of use. Elaboratedand written on the TCM premises, the status quoanalysis presented is the result of an in depth onsite survey during the entire arc of the day in atwo-month time span. The document furnishes acomprehensive study of the estate laying the bases for an eventual detailed business plan for the re-novation, transformation and development of theclub and club property.

The analysis made use of cognitive methods practi-ced in areas of strategic, urban and enterpriseplanning: the methods of observation, Delphi andSWOT. The work has two main objectives. The co-gnitive nature of the first aims to provide a comple-te and comprehensive survey tool of the life withinTCM, under its material, managerial, social and sportive aspects. The second intention, strategic in nature, a direct result of the analysis of interpreta-tion, is to provide a guideline for the Club’s future development. The identification and hierarchical classification of the critical issues that emerge fromthe study also imply the identification of its poten-tials.

Beth Ellen Campbell

1. For the sake of space the unpublished work Tennis Club Milano: analisi finalizza-ta a recupero, trasformazione e sviluppo, edited by: Beth Campbell, Laura Mon-tedoro, and Nicolò Riva; collaborators: Marta Ripamonti, Marta Signorelli, Paolo Umana, Giulia Ventura, april 2010, has been translated by the author and pre-sented only as excerpts.

fig. 6.1TCM tennis courts

7574

Xxxxxxxxxxx Xxxxxxxxxxxxxxxxxx Xxxxxxxxxxx Xxxxxxxxxxxxxxxxxx

Description of Tennis Club Milano Alberto Bonacossa

The urban surroundings of the club have changed radically over the course of 88 years, between con-struction time of the original building and present day. The position of TCM, in fact, once periphe-ral has become much more central. The ongoing construction of the subway line MM 5 strengthens greatly the accessibility system, now guaranteed by surface public transportation lines only. In addition, the strong development of Milan’s North-West sec-tor make for TCM a valuable and strategic location (new Trade Fair Rho-Pero Pole settlement trends and the subsequent conversion of the old exhibi-tion halls within the new CityLife intervention, Expo 2015 grounds, new Land Government Plan (PGT, in phase of approval) for the Urban Transformation Areas). This implies, for the future of the Club, a significant increase in the potential catchment area for which a certain attention is necessary for any reconsiderations of what it aspires to offer.

The Club Ground occupies a square block demarca-ted by Via Arimondi, Via Bartolini, Via Monte Ceneri and Via Monte Generoso. The portion utilized by the Pool Garden and Courts 15 and 16 are leased by the municipality since 1946. The area is subject to ordinary planning regulations and classified “hi-ghly susceptible” for its landscape quality according to the Land Government Plan (PGT). Most of the Club’s buildings, built over fifty years ago, are also under the protection of historical building bylaws.

Following is some general data regarding the Club presences based on information furnished by TCM for 2010:

Property: TCM Immobiliare S.r.l.Club Members: 1,329Enrolled in the School of Tennis (SAT): 440Competitive Tennis Players (9-26 years) 49Total Club staff 16SAT staff 16

The buildings: historical information

Tennis Club Milano, today, is the fruit of a series of building interventions that superimposed over the course of the twentieth century. Designed and built between 1922 and 1932, the general layout is still true to the original drawings. With the numerous changes of use over the years, adjustments made gradually thereby preserved the basic structure. There is evidence of internal modifications, addi-tions, and reconstructions that in some cases con-trast with the initial intent and expectations of the members, other times they reveal insufficient for the growing needs of the Club. Following are a few key notes illustrating the Club’s continuous desire to meet market needs; for further information please refer to the Bibliography.

1922 Tennis Clubhouse. Conceived as an urban villa, according to the typo-logical trends of the times, and characterized by a classical but inventive language, drawn in every de-tail (floors, ceilings, doors, furniture), the Clubhouse distinguishes itself for elegance compared to coeval and similar buildings constructed for other centena-rians clubs. The Clubhouse is physically well preser-ved in its noble parts (entrance and lounge areas), although some uses have changed over time (see the fireplace reading room, now in use for admini-strative purposes). Major changes instead are visible

fig. 6.2 View of the Club House from the garden side terrace. Photo: courtesy TMC Historical Archives

This case study, in particular the SWOT analysis, played a major role in the designing phase for City Transformation: Caserma Montello, therefore rele-vant excerpts have been translated and included in this book. The Club’s precarious economic condi-tions consented a “carte blanche” design approach by the students.

76

Xxxxxxxxxxx Xxxxxxxxxxxxxxxxxx

in the dedicated service spaces. Radically transformed, by the repositioning of the male and female locker rooms, is the area adjacent to the South façade overlooking the two-wheeled vehicle parking. Today it ac-commodates the cloakroom, bathrooms and a bridge room, as well as an additional men’s locker room at basement level. Upstairs, where the keeper’s and the personal trainer dwellings were formerly, there is the Club Dining Room today. In the early thirties Muzio designed an extension to the Clubhouse for the young men’s locker room connected with the main building through a Schinkel style porch.

1927 “Tribunetta”Coherent with the increasing popularity of the sport and the importance of hosted events, the first grand-stand court, built entirely of wood, was able to accommodate up to 1,000 people. The location was that of the current soccer field, but oriented differently.

1930 First swimming pool was completed.

1931 Lambertenghi Stadium, Aldo Paladini The need to accommodate adequately the prestigious international tournaments leads to the construction of the new grandstand with a concrete structure and wooden bleachers.

1946 Pool Area Extension and New Central Court, Aldo PaladiniThe project areas, both destroyed by an air raid in 1942, necessitated reconstruction. The pool area, gar-den, cabins and solarium, is dependent on the occupation of public land, rented under precarious title by the City still today.

1951 New Lambertenghi Stadium The reconstruction of the central court took on its present day form, with a more drawn out timing than those of the pool facilities. Compared to the historical one, it is of the same size but of more solid con-struction.

1956 -1958 Salvadè Pavilion, Mario SalvadèThe club provided a new building, in place of Muzio’s original porch and young men’s locker rooms, to accommodate additional activities and increase covered spaces available to members. The pavilion, built with sensitivity but without mimicry, is in continuity with the 1920’s Clubhouse.

1958 Covered CourtsTCM proceeds with the permanent covering of courts 12 and 13: two large twin glass bays, side by side, supported by a metal frame of an industrial nature, offer a place to play in bad weather, thus ushering in the season of indoor tennis.

1995-2007 Bar Area RenovationThe bar restyling offered an occasion to reposition the TV room, transfer the secretariat to the front entran-ce, and transform one of the covered courts into a fitness area.

fig. 6.3 Caserma Montello borders the left side of the Club property.Photo: courtesy TCM Historical Archives

79


Area [m2]

% Volumes [m3]

Clubhouse 1.020 3,9 6.500

MuzioSalvadè

450570

1,72,2

4.0502.450

Covered court

1.380 5,3 7.600

Swimming pool area

2.920 11,1 2.750

Central court 2.450 9,4 2.400

Open spaces 18.400 70,3

Total 26.170 100,0 19.250

TCM property

23.150 88,5%

M u n i c i p a l property

3.000 11,7%

Places and Functions

Places and relative macro surface areas

The mapping of specific places within the Club compound and the area occupied by them brought to light the fact that they do not necessarily coincide with the mode use. This survey allows for a preli-minary quantitative assessment of the spaces and their hierarchy. The numerical values indicated for surface areas and volumes are geometrical and not urban standards.

Functions and relative surface areas

The various functions present within TCM are cal-culated based on the available space, enclosed, covered and open, for each activity distinguished. The surface areas recorded are geometrical and not urban standards.

Movement flows and stationary spaces

The analysis here aims to map recognizable move-ment flows and stationary spaces during the Club’s everyday functioning, results show that there is a problem of both overcrowded and poorly or dor-mant spaces. This survey is very useful in the event of an eventual reorganization of the distribution sy-stems aimed at pathway efficiency both horizontal and vertical. The investigation has furthermore re-vealed prestigious areas that should be safeguarded for their indisputable value as places delegated to stationing activity, today burdened with uninterrup-ted flow of users of all categories (interior spaces: members, management; external spaces: guests, SAT). In addition to areas in crisis, the analysis highli-ghts the potential spaces of significant size easily at hand. To name a few are the upper floor of the Muzio Clubhouse with its terrace, now used only in

fig. 6.4 (left) TCM plan

fig. 6.5

(right) View of TCM tennis courts towards the Salvadè Pavillon

81


accordance with the activities of the restaurant, the scarcely frequented Solarium, the Central Court, and the Salvadè Pavilion roof. The study also underlines the qualities and poten-tials of some spots that for their location or cha-racteristics attract users. They are particularly hospi-table and pleasing to stationing, places to maintain or reinforce their highly sociable role, an ineludible quality in a Club environment. The mapping refers exclusively to the average use of Club members ob-served in a year. The pool area, spaces used by the SAT and the central court area are discussed later with particular attention.

Movement flows during special events

From the survey emerges a typical crowding of the Club during special events such as the national Lam-bertenghi and international Bonfiglio tournaments. The entire compound becomes a true tennis fair and an outstanding social occasion. The Clubhou-se, however, suffers greatly from the pressure of the throngs, both in terms of movement flow and stationing. It is indeed possible, therefore, to speak of congestion within the Clubhouse. The pool area, although partially used for food service by the ath-letes, manages to maintain its hospitable character also to members.

System of open spaces

The open spaces are for TCM a strong armor of pa-thways and places that hold together and valorizes the macro-areas of which the Club is composed, along with its related services.The strong and direct relationship and importan-ce that the Muzio Clubhouse has with the Central Garden and clay courts is fully enjoyable and appre-ciated from the interiors, particularly the Fireplace

fig. 6.6 (left) Movement flows and stationary spaces

fig. 6.7 (upper right) Street accessibility and main pathways

fig. 6.8 (lower right) Movement flows during special events

83


Room (now the secretariat) and the Bridge Room. The large french doors and bow windows render the façade of the historic Clubhouse osmotic with the open space, in turn enhanced by the noble and elegant twentieth century building.Found is a similar dialogue with the Salvadè Pavi-lion, where the Portico, crucial place for the life and movement flow of TCM, presents itself as an open covered mediation space between the building and the garden.

Pathways

Served by an extensive network of pathways that create order and hierarchy is the open spaces sy-stem. Only partially exploited are the possibilities offered by the pathway network, particularly in relation with the urban context. For security and control reasons, of the six available and well-served accesses just one is normally in use, near the par-king area reserved for motorcycles and bicycles. This implies an intensive usage of certain routes and the under-utilization of others reserved for maintenan-ce and service activities.

Green system

The main entranceway appears as an “antecham-ber” hiding the quality of the Clubhouse, fully appreciated only after passing the entrance. One discovers the stunning green system once through the Clubhouse.The Central Garden, precisely drawn and hierarchi-cally structured according to the original design, is fully enjoyable, especially in the warmer seasons. It boasts a remarkable historical arboreal heritage (sycamores and elms) and offers a pleasant and relaxing backdrop for those who station under the portico, in particular from the Salvadè Pavilion.The courtside gardens, more than just a green fil-

fig. 6.9 (left) “The circle” is a true open air living

room, strategically located in the central garden

Photo: B. E. Cambell

fig. 6.10, 6.11, 6.12 (right) Central court, club pool,

pool side garden.Photos:

courtesy TCM Historical Archives

85


ler or service space, are places suited for stationing, conversing, and strolling; here people can sit on the benches, watch the tennis matches and relax in the sun. The borders of boxwood hedges around the courts give identity to each court area.One also finds a beautiful garden within the pool precinct that draws recognition from the pool’s bor-dering walls. In the Club’s system of open spaces, it distinguishes itself, unlike the Central Garden, for the privacy and amenity nature of being outside the trajectories of most frequented paths. The Pool Garden offers a different way of use and evokes the “hortus conclusus” quality of the medieval cloi-ster with the presence of the porticoes and cabin entrances along three sides of its perimeter. It is also the only place where, in winter, the horizon is undisturbed by court coverings and thus enjoys a protected and very pleasant view.

The Club compound has 16 courts, including 12 red clay courts and one dedicated to mini soccer. The courts’ terracotta color plays a prominent role in the landscape and their allocation is numerically and qualitatively very significant.

fig. 6.13 View of viale Monte Ceneri seen from TCM central court grandstandsPhoto: B.E. Campbell

8786


fig. 6.14 (below) TCM and Caserma Montello’s property borders as seen from the public space. Photo: B.E. Campbell

Confines

It is important to key in on an issue often overlo-oked such as property confines: primarily are the boundary walls of TCM in regards to the city. The internal confines within the club compound are also determining factors for the environmental quality, such as the retaining walls of the pool or the sep-tum that separates the area of the Stadium Lamber-

via Bartolini

via Monte Ceneri via Monte Generoso

via Arimondi

tenghi from the open courts. Through the photographic survey a reading is pro-posed and a classification of the different situations in the TCM. This cognitive task is of utmost im-portance prior to adopting a theme in the design phase. The bordering walls, artifacts that divide the private exclusive world with the public realm, are TCM’s calling card to the city. It must, however, be pointed out that they are an important source of

economic revenue for the present day advertising concessions. Therefore, they lend themselves to be the object of weighted reflections.On the other hand, these same walls from the in-side are a solid framework and backdrop for the intimate character of the Club. The open spaces de-pend on their presence for their spatial quality and characterization, therefore a serious design exercise is required to best use this resource inside and out.

via

Mon

te G

ener

oso

via

Bart

olin

i

via Monte Ceneri

via Arimondi

8988


SWOT

The following is a brief SWOT analysis, high in design content, with indications regarding potentials and problems that at the conclusion of the work has a synthesis value for the contents in the previous parts of this dossier and the document edited in November 2009 by Bruno Bonsignore. This method permits an overall view of the Strengths and Weaknesses of the endogenous factors of the status quo, and Opportu-nities and Threats as exogenous components.

Strengths: endogenous

• strategic location • architectural quality of historical artifacts• pleasantness of the open spaces and gardens• Club prestige • centuries-old sporting tradition• adequate sports facilities for quality and efficiency• ability to host international tournaments (the only Central Court suitable to host the Davis Cup in Milan)• tennis school excellence • reciprocity with other national and international circles• international recognition

Weakness: endogenous

• traditions to be revitalized, modernized, launched • inconspicuous brand on sportive and cultural levels and for current affairs• need to redefine TCM positioning according to the new ownership tradition • need for a delineated intervention program which comprises new functional goals • insufficient diversification of services and innovation• poor state of conservation of artifacts• congestion within noble spaces • insufficient permanent, covered or closed, spaces for sport activities • abundance of underutilized space, for seasonal

reasons (cabins) or requirement surplus reasons (locker rooms). • unsustainable environment, lack of devices for energy saving and illumination pollutionlack of:• space dedicated exclusively to services (loading/ unloading facilities, storage, etc.)• multifunctional and flexible closed spaces to accommodate non-sportive activities (games, parties, meetings, etc.)• attraction for youth (shortage of activities for members between 17 and 30 years, particularly among 18-25)• reserved parking• space for internal logistics• communication strategy with the public• adequate surveillance service and security

Opportunities: exogenous

• expansion of the catchment area due to nearby large-scale urban transformations • launch Club hospitality for international competitions• building capacity in order to potentiate functional and spatial systems• granting facility use to external customers for events, during less frequented hours• ability to offer a wellness area and indoor swimming• ability to attract investments• cultural and business generating visibility

(seminar training, specialization)• exploitation of national and international clubs network combined with attractive terms to be negotiated “one- to-one”. (with possible low court fee)• offer different, more flexible and convenient association modes for limited time• Club recovery: prestigious historical artifacts upgrading and regeneration of the Club’s social spirit.

Threats: exogenous

• negated or higher rent renewal for the city owned area• loss of sports facilities in part, even temporary, for reasons due to technical, maintenance, sanitation, authorizations or licenses issues• abandonment of members in excess numbers of those physiological hypothesized

• new competitors in the city with innovative offerings, aggressive services, attractive rates and possible entry price war based on the quantity and attractiveness of the services offered• possible use barriers (access for disabled members, employees, spectators, companions, extra sporting events guests etc.)• insufficient parking• lack of decor near entrance on the public sidewalk causing urban decay (disturbing elements, sense of insecurity and other possible causes for loss of frequentation)

In reference to the concept of risk, citing the docu-ment by Bruno Bonsignore:“Risk is an event and is calculated on the proba-bility that it happens (the event) and what impact it would have. The risk analysis requires the iden-tification of the event, the probability, the impact, the mitigation, the contingency, the reduction and

fig. 6.15 (left) Pedestrian entrance to Club House

Photo: B.E. Campbell

fig. 6.16 (left) Formal Club House dining

Photo: courtesy TCM Historical Archives

fig. 6.17 (left) View of the terrace restaurant looking

towards Caserma MontelloPhoto: B.E. Campbell

fig. 6.18 (right) View of courts 6-11 and central

garden from the pool side terrace Photo: B.E. Campbell

90


eventual exposure. Exposure is the amount of risk that cannot be avoided and it is estimated in order to determine whether the initiati-ve can be implemented. In practice, it is the cost-benefit ratio.

conclusion

It was from day one clearly prefixed to implement a progressive and radical transformation of all those essential and accessorial elemen-ts, which fit the needs of a beautiful, healthy and safe sport [...] Everything was prepared according to the most modern sportive and worldly needs, and we are confident that in a short time the new grounds of Tennis Club Milano will become a favorite place not only for the players, but for those who love to be in a pleasant environ-ment, full of youth, strength, and sunshine.

Thus, in November 1922 , Alberto Bonacossa presented the drawings of the new TCM complex in the office today, and now nearly a cen-tury has passed, and the layout, except for minor changes, has been preserved in its almost identical state. However, in these 88 years many things have changed. Therefore, if this element characteristic of architectural quality (see Muzio’s project) and prestigious historical tradition is essential for the Club’s identity and recognition in the Mila-nese and international scene, one cannot ignore the greatly changed conditions on the outside (in the urban context) and within (number, age and needs of the members). In this sense, the same pioneering spirit should drive a transformation of TCM, and long-termed, that animated Alberto Bonacossa and directors of the Club in the early twenties.Such transformation must take into account the preconfigured fra-mework for the city over the next twenty years (the CityLife district under construction on the former Trade Fairgrounds, the new Plan of Territory Government, Expo 2015, the reuse of the military barracks Caserma Montello, and the transformation of the Farini Rail yard) and together give satisfying answers to long time members and current shareholders. Future and tradition: this is the binomial from which to start with farsightedness. The strategy of these interventions is crucial to assemble with responsibility and care the precious heritage preser-ved within the walls of TCM. fig. 6.19

Club House grounds are characterized by the colour of the

red clay courts.Photo: B.E. Campbell

summary_analysis tennis club milano alberto bonacossa

Documents