F M 0 0 6 Capelle an den Ijssel
CITY
F M 0 0 6 Capelle an den Ijssel
page 1
publi
cia
lle 2.8 ct 00 ive s sp qm ac e
ce
co
er
7.500 sqm public space ( waterproof )
c spa
mm
sqmce 00 7.8 c spa t ) li n pub ( filtra
co
l
1.9 00 s ret qm ail 14.7 park 00 sqm ing lots
A
A
B
sqm tyle 00 s 19.0 en life gre
B C D
B
io pat
ses
hou
E
A
E
D
100.000 sqm
C
B
g
parkin
C
housing 1-2-3 parking A
E
housing 1-2-3 parking
housin
g
A
A
housing 1-2-3 parking commmercial / service public space
B D
E
E D
B
A
ts
fla
ye
llo
w
C
qm tyle 0 s fes .00 li 22 een gr
2 lif 4.30 es 0 ty sq le m fla ts
C
D
housing 1-2-3 parking
B
housing 1-2-3 parking commmercial / service public space
F
public space commercial / services
1. program
2. fragmentation
The program of re-development for the Europan site in Capelle an den Ijssel has been constructed registering the pre-existing housing stock on the site and implementing it with a provision of a 1.5 carpark place per housing unit. The public space, acknowledging the question of its management and maintenance, has been instead minimized and differentiated in relationship to its demand for control.
Once established, the program has been fragmented and then re-grouped in clusters. In each of the clusters, all the different components of the program appear in order to permit a form of discretization to the process of re-development which could grant a constant functional mixitè to the site. Moreover, such form of fragmentation offers the possibility to modify and adapt the re-development process in each of its potential steps throughout time.
ď † developmental sustainabiliy: to design urban processes with the capacity to evolve
CITY
F M 0 0 6 Capelle an den Ijssel
page 2
Phase 1 3.150.000,00 Eu
Demolition Cluster A
19.400 sqm
17.000.000,00 Eu
Cluster A plateau
19.600 sqm
11.000.000,00 Eu 28.000.000,00 Eu
Total Cluster A Cluster E
4.100 sqm
3.650.000,00 Eu
Cluster E plateau
3.000 sqm
1.700.000,00 Eu 5.350.000,00 Eu
Total Cluster E
A
ca. 39.000 sqm
B
ca. 29.000 sqm
C
ca. 8.500 sqm
450.000,00 Eu
Public space Total Phase 1
37.750.000,00 Eu
Phase 2 3.450.000,00 Eu
Demolition Cluster B
18.900 sqm
17.300.000,00 Eu
Cluster B plateau
10.280 sqm
6.450.000,00 Eu 23.750.000,00 Eu
Total Cluster B Cluster C
2.400 sqm
2.200.000,00 Eu
Cluster C plateau
6.120 sqm
3.250.000,00 Eu 5.450.000,00 Eu
Total Cluster C
E
ca. 7.000 sqm
D
Cluster D
1.500 sqm
1.350.000,00 Eu
Cluster D plateau
2.800 sqm
1.600.000,00 Eu
Total Cluster D
ca. 4.500 sqm
2.950.000,00 Eu
Public space
430.000,00 Eu
Public services
250.000,00 Eu Total Public
680.000,00 Eu
Total Phase 2
36.680.000,00 Eu
Total
74.430.000,00 Eu
3. spatial differentiation
4. economic estimate
The clusters have been differentiated in size in order to permit the re-development to happen through varying entities of investment. As a consequence of such differentiation, the site will offer the possibility of its re-development though pragmatic interventions which equate time by time economical availability with cluster sizes.
The economic estimate has been constructed in accordance to the fragmentation of the program in order to highlight the adaptability of the process of re-development to the potential fluctuation in time of the developer economical capacity. Public space, respecting the demand for a clear distinction between public and private space, constitutes per se an independent point of the economic estimate.
CITY
F M 0 0 6 Capelle an den Ijssel
F
ca. 22.000 sqm
C
ca. 8.500 sqm
page 3
A
ca. 39.000 sqm
E
ca. 7.000 sqm
B
Europan site
ca. 29.000 sqm
D
ca. 4.500 sqm
Rotterdam subway
5. public space autonomy
6. territorial relevance
In fact, we have understood the demand for distinguishing “what is public space” as the necessity for partly “objectifying” it. This decision has been intended as a countermeasure to the usual suburban production of public space which transforms it into a mere “filling” between developed land, a “filling” which, if it doesn’t contain a spatial character on its own, obviously implies problems of maintenance.
The Europan site in Capelle an den Ijssel has a specific territorial relevance: it is one of the few places around Rotterdam in which could be overcome the disjunction between public mobility - constituted by the Rotterdam subway system - and the “public ring” of green areas surrounding the city. In respect to this, we think the public space of the Europan site could find its own spatial character acting as a surface of interchange in which different public systems find a connection.
urban sustainabiliy: densification, accessibility and connection
CITY
F M 0 0 6 Capelle an den Ijssel
page 4
trip
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ce rvi
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public hub
le s
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7. public hub
8. car circulation system
The public space of the Europan site, that we have named “public hub”, appears to be a “place close to everywhere”, it being a point of interchange between public circulatory systems. As a consequence, the “public hub” and the pre-existing strip of public services located to the north of the Europan site can mutually benefit from their proximity.
Profiting from the inclusion of part of the Capelle an den Ijssel roadways within the Europan site, we proposed a renewed hierarchization of the system of roadways at neighborhood scale through a very localized intervention within the study area: an hybrid street type is in fact strategically inserted into the general mobility system locally elevating the roadway at the walkway level. Such solution aims at strengthen the interchange character of the site while permitting the appearance of internalized kiss & ride spaces. Within the rest of the re-development, an open circulatory grid has been adopted to avoid cul-de-sac effects.
CITY
F M 0 0 6 Capelle an den Ijssel
page 5
pu erv
cs
bli
maximum envelope
ice
patios’ plateau
ter
lus
-c
33 m
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ste
ath
clu
ep
g-
rid
rin
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gre
B-
15 m
th
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pre-existing buildings
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sub clu rA
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pat
9. section
10. context correlation
The program has been arranged in sectional: (1) on the ground level, commercial areas and parking spaces have been placed in direct contact to the public space, adopting an “internalized” solution which permits forms of semi-public management and avoids the steady presence of car in the outdoor spaces; (2) the first level is constituted by a plateau of patio houses, in which the expanded accessibility permitted by the proximity to public space is balanced by an enclosed condition; (3) above the first level, an envelope defining maximum development has been set to define a loose form of urban unity within the re-development.
The clusters have been arranged in plan: responsively to the correlation between the “public hub”, the public services, the subway station, and green areas, clusters have been displaced in order to offer their parking places to the use of temporary users besides the resident population, and thus to reinforce the interchange character of Europan site. Commercial spaces have been situated in the interface between the public space and the parking space while the remaining capacity of each cluster ground floor is meant to be used as bike-parking. In order to concretely permit a gradual form of re-development, the relationship between the demolition of existing buildings and the following re-development has been evaluated through correlating each cluster to a group of existing buildings.
CITY
F M 0 0 6 Capelle an den Ijssel
page 6
11. typological variation
12. “green” typologies
On top of each cluster plateau, above the patio house level, a catalogue of different architectural typologies has been displaced in order to offer to the housing market a set of units with varying ratios in the relationship between the amount of private spaces and the amount and quality of shared collective spaces. This is essentially meant to permit to different lifestyles, from “green” to “yellow” and beyond, to take place within the re-development.
In any case, besides it being dependant to the question of coexistence with neighbors, we think today’s lifestyles to be dependant to the question of coexistence with natural elements. Therefore, besides traditional building types, we put forward the possibility to complexify the various architectural typologies with the insertion of green materials in the forms of private sky-gardens. Furthermore, the resulting “iconicization of green” will provide an urban landmark for signaling the interchange possibility between the Rotterdam subway system, which here passes at a raised level (+ 7 m from the ground), and the ring of green areas surrounding the city.
ecological sustainabiliy: to combine urban and natural fabric
CITY
F M 0 0 6 Capelle an den Ijssel
page 7
is
l ura nat n) e e gr ting
(ex
april
44 mm precipitation
ring filte ay) (cl
f roo erp ) wat sphalt (a
july
70 mm precipitation
november
81 mm precipitation
13. water management
14. public space water management
The insertion of a “green typology” asked for the possibility of a properly integrated management system: a rain-water drainage and storage infrastructure has been inserted into the buildings in order to permit a certain autonomy of the re-development from the state-infrastructures for providing the enormous amount of soft water which plants normally require for their growth and maintenance.
Water management has been considered an issue in respect of the urban drainage system as well. As a consequence, public spaces have been properly differentiated: while we think the “public hub” to be paved with urban waterproof materials and therefore connected with the urban drainage system, we think the remaining interstitial outdoor spaces to be paved with filtering materials which open the way to partial processes of ground re-naturalization. In any case, in order to avoid the unexpected flooding of the ground in both the public space genres, compensation basins have been displaced along the ground surface forming a “negative topography” which during rainy seasons becomes a lacustrine landscape.
CITY