Mixed-use, a strategic challenge for the cities of tomorrow

Covivio, through its emblematic and innovative projects, is demonstrating that mixed-use is much more than a simple planning choice: it is a powerful lever for creating resilient, inclusive places that are adapted to the changing needs of territories and their inhabitants.

What is mixed-use?

Mixed-use refers to the coexistence and integration, within the same space, of diverse functions such as housing, offices, shops, leisure and services. Unlike traditional urban zoning approaches, where each space is dedicated to a single use (residential, offices or commercial), mixed-use aims to bring these functions closer together to create living, dynamic and efficient ecosystems.

Mixed uses in the city: towards multi-functional urban planning

In this way, the model avoids “dormitory towns” and “empty business districts” after 6pm. By reintroducing diversity into urban spaces, mixed-use encourages social interaction, reduces commuting and optimises the use of existing infrastructure. It is also in line with major contemporary urban trends, such as the concept of the “quarter-hour city.

The “quarter-hour city”: a vision at the service of citizens

Popularised by Carlos Moreno, the concept of the “quarter-hour city” is based on a simple but ambitious idea: to enable every inhabitant to access all their essential needs – work, housing, entertainment, healthcare – in less than 15 minutes on foot or by bike.

Covivio embodies this vision in several of its projects, including Scalo di Porta Romana, which will house Milan’s Olympic Village. This project, led by Coima SGR, Covivio and Prada Holding S.p.A., represents one of the greatest urban planning challenges for Milan between 2025 and 2030.
After the Winter Games in 2026, Scalo di Porta Romana will be transformed into a multifunctional district including student residences, green spaces, shops and community infrastructures.

The objective is clear: “To create an Olympic village that will become a lasting legacy of Milan’s heritage“, explains Anna Di Gironimo, Covivio’s co-director of development in Italy, in Reinventing our real estate stories, issue no. 6 of our magazine Urban Designers.

Mixed-use in buildings: towards multifunctional, flexible spaces

The integration of mixed use does not stop at the city: it also applies to the buildings themselves. These spaces are becoming multi-functional hubs, capable of meeting the needs of users by integrating a variety of services.

Take the Stream Building in Paris, for example. This building, winner of the “Réinventer Paris” competition, comprises offices, a hotel and shops at the foot of the building. It also houses the Stream Café, designed as a space where people can meet, relax and reflect, with a large library on Stream research topics. Finally, the Cinaspic coworking space, managed in collaboration with the city’s Department of Attractiveness and Employment, will also be home to neighbourhood associations.

Opportunities in specialised assets: multi-purpose hotels and residences

There are also opportunities for mixed use in traditionally mono-functional assets such as hotels and residences. Covivio transforms these spaces to integrate new uses and maximise their value.

A key example is the Hilton Lille, renovated by Covivio. This project goes beyond the traditional hotel framework by integrating event spaces. These transformations have turned the hotel into a genuine community hub and a driving force for the city’s attractiveness.

In the residential sector, the Noème project in Bordeaux is another example of a successful mix of uses. By combining housing, green spaces and local shops, it illustrates Covivio’s ability to design multi-functional, sustainable spaces. This project is also part of a strong environmental approach, with the use of bio-sourced materials and green roofs.

Another example is in the heart of Rueil-Malmaison, where Covivio is transforming five office buildings previously occupied by Suez into a residential complex of 149 flats. With the aim of creating a mix of uses, this residential project will also include a 100 m² retail space and the renovation of the existing auditorium into a public space, a cultural space for creation, meeting and sharing, thus contributing to the liveliness of the ground floor, which is open to its surroundings.

The strategic benefits of mixed-use

Incorporating a mix of uses into real estate projects offers many advantages, for users, investors and local authorities alike. The main benefits included:

• Greater urban resilience: By diversifying functions, mixed-use limits the economic risks in the event of a crisis.
• Fewer journeys: By bringing services closer together, it reduces the number of daily journeys, thereby reducing CO₂ emissions.
• Optimisation of resources: Pooling infrastructure (car parks, common areas) improves the efficiency of investment.
• Enhanced appeal: Multifunctional spaces attract a diversity of users, boosting the vitality of neighbourhoods.

Covivio’s vision: building the cities of tomorrow

Through its emblematic projects, Covivio is proving that mixed-use is not just a theoretical concept: it is a concrete strategy that is redefining the real estate landscape and reinventing urban spaces.

Whether it’s projects such as Stream Building, Rueil-Malmaison/Degrémont or Noème, each one demonstrates a clear commitment to a sustainable and innovative vision.

“Offices, hotels, housing: we create intelligent, flexible, environmentally-friendly spaces that are a pleasure to live in“, explains Christophe Kullmann, Covivio’s CEO, in Reinventing our real estate stories, issue no. 6 of our Urban Designers magazine.

By reconciling innovation, sustainability and economic performance, Covivio is establishing itself as a key player in urban transformation. Mixed-use is much more than a tool: it is becoming a driving force for building inclusive and resilient cities.