HET NIEUWE NORMAAL
The New Normal; Nurturing migrants within collective housing OPPORTUNISTIC URBANISM 2017
MASTER OF ARCHITECTURE DESIGN THESIS BRIDGET O’BRIEN
The University of Melbourne Melbourne School of Design Master of Architecture Design Thesis Bridget O’Brien | 541868 Studio Leaders: Andy Leigh Fergus Katherine Sundermann
contents PREFACE 05 PROJECT INTRODUCTION & AGENDA 06 LITERATURE REVIEW 08 PRECEDENT PROJECTS 09 SITE OVERVIEW 18 SITE ANALYSIS 26 INITIAL RESPONSE TO SITE 34 NEIGHBOURHOOD MASTERPLAN 39 PROJECT AGENDA & CONCEPTS 40 PRECINCT MASTERPLAN 54 BUILDING CLUSTER PLAN 56 GROWTH DWELLINGS 64 CONSTRUCTION & MATERIALS 72 REFERENCE LIST 80
preface Opportunistic Urbanism has provided the opportunity to explore my broader agendas in architecture and apply it to the context of the Netherlands. The studio has been a journey and the study tour in South Holland was a rich way to learn about the ‘Dutch approach’ to urban planning, architecture and design. Through a series of workshops, discussions and field trips, the studio focused on the impact the built environment can have on a community, and on the physical, economical and social opportunities that architecture and urbanism can seize. Within the studio requirements, my project explores how architecture and urbanism can impact interaction and integration, in particular between different cultures and with new immigrants settling in South Holland. Over the course of 12 weeks of studio, I have had the chance to continue my interest and work focusing on new arrivals integrating into an existing community. In 2016 I had the opportunity to work with refugees living in a refugium and settling into the community of Buch in northern Berlin. Focusing on integration, our team designed and built an outdoor community area that included bringing an old football pitch back to life. Here it was clear to see that people who had differences in culture and backgrounds, truly came together over sharing such an acitvity and space. Continuing these interests into this studio, I have been exploring the intersection between issues regarding accommodation for migrants in the Netherlands, as well as exploring opportunities for collective housing and new methods for developing lower costs models that can grow and evolve over time. My project looks at using collective housing as a tool to accommodate migrants and that allows them to evolve over time in their houses and neighbourhood. I feel very lucky that my final university studio was such a special one and I would like to say a big thank you to Andy and Katherine for all their guidance and dedication to this class, to my friends and family for all their much-valued support, and to my wonderful classmates-turned-travel partners who I am so grateful to have met before this university experience comes to an end.
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het nieuwe normaal
the project
the new normal What is it to be ‘normal’ in the Netherlands? At a time where migration and resettlement is at a high and phrases and slogans such as ‘if it’s not Dutch, it’s not much’ and ‘Make the Netherlands Ours Again’ are being thrown around the political and social sphere, the idea of ‘normal’ is hot topic in the Netherlands. Reflecting this climate and the growing sentiment of many locals, Dutch Prime Minister Mark Rutt penned an open letter earlier this year; his sign off to immigrants - ‘doe normaal of ga weg’ - act normal or go away. This rising racial and social tension in the Netherlands has seen an increased fear of the ‘other’ and only serves to reinforces segregation between different cultures, particularly with migrant communities and the local Dutch. This is also reinforced through settlement patterns; where and how new migrants live can play a role in how well they integrate into the existing community, as well as how well the existing community can respond positively to this increase of diversity. This project, Het Nieuwe Normaal, looks at addressing these much broader issues of racial tension in the Netherlands through a small housing experiment on a site along the Rotte’s edge, just north of central Rotterdam. The project looks to nurture migrants within collective housing and advocates communal living and shared amenity to increase interaction between residents on different scales; from the individual to the local community and out to greater Rotterdam and beyond. The project calls for interaction and support between residents not just physically, but also in the funding of it; focusing on cross-subsidising affordable housing for migrants within a building co-operative. The project attempts to give all residents a purposeful place to live in the world, one that is anchored in community and a sense of belonging and allows for residents to grow and change over time.
accommodation for migrants
opportunities for collective housing
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adaptable, growing homes
literature reviews Lessons learnt from literature and research have been able to inform my agenda and design path this studio. Articles such as Alistair Parvin’s ‘Housing without debt’ and ‘an open manifesto for housing’ were particularly interesting in looking at the housing market and financial models and how to create a parallel housing and land market to open up affordable housing, opposed to trying to work with a system that can never be ‘beaten’. On an architectural scale, equally as interesting in ‘thinking outside the box’ is his writing on open sourced design and wiki-house. Architects such as Alejandro Aravena are inspiring in their approach to affordable housing; half houses that can be built into over time and the financial models that support this. Texts such as these also provided insight into urban planning and community and participatory design strategies and projects. Also inspiring are the lessons in the value of rules, and the value of the lack of them, and allowing for freedom from the users and giving energy and agency to this ‘software’ of a city to generate a valuable outcome for the users.
Alex Lehnerer Grand Urban Rules
Alex Lehnerer
Grand Urban Rules
multi‐ function
short blocks
Alex Lehnerer Grand Urban Rules
difference Studio 24: Opportunistic Urbanism Studio 24: Opportunistic Urbanism
livability | opportunity
3 – 4 rules + framework = individuality Studio 24: Opportunistic Urbanism
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Bernd Becher & Hilla Becher, Water Tower Series 1972 - 2009
lessons from precedent projects
RITTERSTRASSE 50, BERLIN FAU UND JESKO FEZER, HEIDE & VON BECKERATH A successful baugruppe project that locks in the core at the centre and the exterior steel structure, to allow for flexible and adaptable configurations. Low cost materials to keep housing affordable. Double height communal area with mezzanine on ground is an inviting space. The building group decided to accommodate a Syrian refugee family, a decision that could be made due to the fact the residents had a formed community and communal spaces they could agree to give up for a period of time.
NEUE HAMBURGER TERRASEN , HAMBURG LAN ARCHITECTS Collective housing and participatory design through a more top-down process, a design competition and housing exhibition. Residents had choices in the process through workshops and meetings. Streets and garden space have different levels of public/ private for clusters of buildings.
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SPREEFELD BERLIN CARPANETO ARCHITEKTEN + FATKOEHL ARCHITEKTEN + BARARCHITEKTEN Diversity of housing types; in addition to conventional units there are six cluster apartments that provide a communal living structure for groups of 4 to 21 people. In exchange for the required equity capital, users could carry out needed construction work within their dwellings on-their-own. In this way, and also in showing solidarity by providing the necessary credit collateral, the project allowed the participation of people with very little capital. Rents are staggered and start at a level on par with government subsidized housing, without having received this subsidy. This has helped many of the Spreefeld residents, who could not otherwise afford to live in the city center under today’s conditions Economy of space: few elevators; shared and communal spaces Open to the neighborhood and city Differentiation between private, communal, public spaces Options for contemporary forms of living Resource-saving, low-cost building Modular building design and construction Uniform fittings, sparingly used in the apartments Self-help construction Joint ownership for long-term affordable rents.
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SOUTHSIDE PARK COHOUSING MCCAMANT & DURRETT ARCHITECTS Great Inner City Growth Sacrametno, California 25 Units, Completed 1993 Tenure: Condominium Common House: 3,000 sq ft Criteria for Redevelopment - Housing for range of income groups (20-40% of homes had to be affordable households with an average income less than 80% of Sacramento’s median income) - Provide community facilities and an environment for interaction and with the surrounding neighbourhood - Target current neighbourhood residents and a mix of income and ethnic groups - The common house was decided to not front the street and serve as a community centre as it was not the same, so they set it on the interior of the site, surrounded by green space and with limited access by non-residents - Porches on the houses and the community’s garden border the street, providing for easy interaction with neighbours. - The neighbourhood was wary initially. They did not want developers come in and try to make a quick buck, they did not want short-term rental housing that would attract people who weren’t interested in contributing to the neighbourhood or they assumed the development would gentry the area in an elite away. ‘Slowly they began to see that we were a group of owners who wanted to be part of the neighbourhood over the long term’ Strong Neighbourhoods Reduce Crime The successful national ‘Neighborhood Watch’ program is based on the premise that the most effective detterent to crime in residential areas is knowing your neighbour and looking out for one another. Cohousing emphasises building strong negihbourhoods instead of building strong gates. A suburban neighbourhood; single-family, suburban housing developments have long been attack for their massive consumption of land and energy. Most planners recognise the environmental benefits of higher-density multi-family housing, such as preservation of agircultureal land and open space, and facilitation of effective mass transit Thomas Cook, former chief of Housing Poilicy Development Division for California’s Department of Housing and Community Development, believes that the cohousing concept makes multi-family housing more attractive by offering advantages to home buyers that they cannot get in a single-family house. p157 INCORPORATING AFFORDABILITY The redevelopment agency held the land for the project, saving the residents from having to put downpayment money early. Half the cost of the land would be paid to the agency as the individual units closed, the other half held by the agency and offered as second mortages to households with qualifying low incomes. All homes were priced at market rates but those bought by qualifying families were essentially subsidised by these second mortgages.
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FROGSONG COHOUSING MCCAMANT & DURRETT ARCHITECTS Mixed Use, Smart Growth Cotati, California 30 Units, Completed 2003 Tenture: Private ownership Common Facilities: 4020 sq ft Commercial Space: 7500 sq ft Project site was zoned commercial use and the group and the architects ensioned a traditional mixed-use village with housing above commercial space and no setbacks. this combination of factors created viable in-town commercial space and a real neighbourhood at the same time. The streets of the commercial area is one of the places where cohouses interface with neighbours. Viable, useable, welcoming and giving front porches contribute to a choreography in cohousing. The group went through the standard procedures for finding tenants by advertising and listing with a local realtor. This yielded about three-quarters of the tenants right away adn the others trickled in within a year of completion. Five years later the complex has a pizzeria (which serves at least one pie named after a member of the cohousing community), a hair salon, a Mexican bakery and several professional offices. Complementary arrangement between the commercial and residential; parkign facilities used by businesses by day and residents at night.
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TIETGENKOLLEGIET, COPENHAGEN, DENMARK LUNDGAARD & TRANBERG ARCHITECTS Communual amenities, sharing and swapping. Tietgenkollegiet has various layers of communal living; - The person in their private dorm room - The floor of multiple dorm rooms and a shared kitchen and living - The building group made up of multiple floors; each of these five building groups - has a shared amenity such as a recreation room, home cinema, music room and so on, as decided by the residents. - The building made up of five building groups; shared colourful and airy bike parking, mail room, laundry and outdoor space - The wider community, local area and beyond As a university dorm, residents are encouraged to actively participate in sharing, interacting, hosting events and engaging with each other. The communal amenity of the building group is unique to each group and encourages residents so bater and exchange so they can use each others facilities and in the process get to know more people in the building.
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SELF BAU, DELFT, THE NETHERLANDS Freedom within constraints to achieve diversity.
BORNEO SPORENBURG, AMSTERDAM, THE NETHERLANDS WEST 8 Freedom within constraints to achieve diversity.
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SOCIAL HOUSING, BÈGLES, FRANCE LAN ARCHITECTURE Adaptability, growth and expansion. Balconies to each apartment can transformed into an additional room with the addition of modular wall panels.
GRAND PARC, BOURDEUX, FRANCE LACATON & VASSAL Adaptability, growth and expansion. Winter gardens added to the exterior of the building allow for more usable space for residents and create a lively facade.
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FUNENPARK, AMSTERDAM LAN ARCHITECTURE Housing in landscape. Various housing types and different building blocks in integrated landscape. Flagstone paving, grass and trees.
BIGYARD, BERLIN ZANDERROTH ARCHITEKTEN, HERRBURG LANDSCHAFTSARCHITEKTEN Communal garden for several housing types. A place to play, meet, relax.
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rotte edge site
site overview The Rotte Edge site is located approximately five kilometres north-east of central Rotterdam. The area is quiet and predominantly residential, with relatively expensive houses sitting on large plots on the Rotte River and Vinex housing developments gathered in clusters in a polder. While not far from the centre of Rotterdam, the amount of wide open space, hobby farms, and horses, gives the area a rural feel. Houses along the Rotte are predominantly traditional Dutch style with occasional modern style houses interspersed. These houses sit on large plots and private boats are often moored out front on the river. On these plots are private hobbyfarms, often with horses, private sheds or stables on the lowest point of site by the polder. The area is well connected by road including a freeway, and is close to major hubs by bicycle, but it is not well connected by public transport which may be a contributor to the lack of density and development. The site offers a type of living environment unlike most areas of Rotterdam; access to natural landscape and the Rotte while still being in close proximity to the city centre. The current residents are mainly Dutch with a relatively high income and living in stand-alone houses or townhouses. In looking at increasing population and increasing affordable housing for both migrant and lower-income local Dutch residents, the challenge for this site is retaining the tranquil feel and connection to the natural landscape, while increasing amenity, housing and scope of community.
SITE
CENTRAAL
20
30%
W ES T ER N IM M IGR AN T S
+ 6 5
4 5 - 6 5
10%
2 5 - 4 5
1 5 - 2 5
0 - 1 5
Age Profile
S U R IN AM E
8%
24%
T U R KEY
COUNTRY OF ORIGIN
M OR OC C O OTHER NON-WESTERN
N ET H ER L A N D S 76%
28%
Weekly Personal Income
Housing Tenure 67% 68%
OWNED RENT
€569/week
33% 32 %
2010
$842/week 20 1 3
Household Type
Housing Type Single house + Townhouse 89 % Apartment 11%
28%
27%
H o use ho l d w i th chi l d re n
H o use ho l d w i th chi l d re n
53% H o use ho l d w i tho ut chi l d re n Data resource: http://www.cbsinuwbuurt.nl
20% S i ng le H o use ho l d
2016
1835
1936
1990
1995
1996
2016
21
53% H o use ho l d w i tho ut chi l d re n
19% 2011
Si ng le H o use ho l d
22
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site qualities The site is an urban oasis not far from central Rotterdam. The natural landscape and Rotte River are a the site’s unique offerings. Sport is an existing infrastructure with Sparta soccer club’s training fields and stadium located here.
ROTTE RIVER
LANDSCAPE
SPORT/FOOTBALL CLUB
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site constraints Despite being in close proximity to central Rotterdam, without a good public transport connection and without a direct road network to the site, there is a physical and perceived disconnect from the site from the urban density of the city centre. This is a possible contributer to the lack of density and development, as well as the lack of diversity in residents’ demographic groups and economic groups. The A20 freeway forms a physical barrier and routes to the site from central Rotterdam are not direct. While the soccer fields take over most of the site area, it is a closed club and local residents cannot use the facilities without being a member.
W E S T E R N I M M I G R AN T S S U R I N AM E TURKEY
COUNTRY OF ORIGIN
8%
MOROCCO OTHER NON-WESTERN
NETHER LANDS 76%
Weekly Personal Income
â‚Ź569/week $842/week
Household Type
28%
27%
H ous ehol d with c hi l dren
Ho u se h o ld with ch ildre n
53% Ho u s e h o l d without c h i ld re n
20% S i ngle H ous ehol d
2016
53 % H ouse h o ld without c hi ldre n
19% 2011
Sin g le Ho u se h o ld
C
BIKE 5.5KM, 21MIN TRAM #4 17 MIN+ 20 MIN WALK
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local context & connectivity Well connected by car but poorly connected to public transport. While having a variety of amenity nearby, access to these is not direct. RETAIL
RETAIL KINDERGARTEN
AMENITIES TENNIS TENNIS COURTS & CLIBHOUSE
DRIVING SCHOOL
ROWING CLUB
Utrecth - 60 mins Dordretch - 30 mins
ROTTE
MONTESSORI KINDER- PRIMARY CENTRUM SCHOOL
BERGSEVOORPLAS
LOCAL SPORTS COURTS
Antwerp - 90 mins
OBSERVATORIUM SPARTA AMATUER FOOTBALL CLUB POLICE DOG TRAINING
KRALINGSE BOS (PARK)
COMMUNITY GARDEN
LIGHT INDUSTRY
BEGRAAFPLAATS CROOSWIJK (CEMETERY )
AMATUER FOOTBALL CLUB
SOCCER, ATHELTICS & SPORTS COMPLEX
KRALINGSE PLAS
AMATUER FOOTBALL CLUB
Resi Retail Community Education Industrial
Car Bus Tram Train
R
Utrecth - 60 mins Dordretch - 30 mins
BERG
Antwerp - 90 mins
Amsterdam - 60 mins The Hague - 30 mins Brussels - 120 mins
BEGRAAFPLAATS CROOSWIJK (CEMETERY )
Car Bus Tram Train
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1KM
2KM
BAR
CHILD CARE AGED CARE
CAFE DINING
SPORTS FACILITIES
RETAIL NATURE RESERVE
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Surrounding local context
LEISURE CENTRE
PICNIC AREA
SCHOOL
PLAYGROUND
LOOKOUT
NATURE RESERVE
PARK
1:20000
3 KM 37MIN WALK 11 MIN BIKE 3.6 KM 45MIN WALK 14 MIN BIKE BUS 35 12 MIN 3KM
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new local development nieuw kralingen rotterdam
Planned residential development for the new Kralingen area, south of the A20 highway and south of the project site. The plan includes the development and construction of approximately 400 single family homes for higher income families, with an average price of approximately 530,000 euros. The total location is approximately 26 hectares. Construction of the new residential area will begin in 2018. “With this development, the municipality of Rotterdam wants to respond to the increasing demand for spacious housing with a unique central location: at the Kralingse Bos and near the center of Rotterdam. This will enable the city to meet the needs of families with higher incomes. For Rotterdam it is important that there are suitable housing for these housing seekers so that they do not have to leave the city.�
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a20 and the new a16 bypass
PLANNED A16 BYPASS
The A20 bounding the south of the site is expected to experience significantly less traffic numbers due to the creation of a new bypass to the north. Currently there is almost a daily file on the A13 at Overschie and the A20 between Kleinpolderplein and Terbregseplein (the major intersection east of the site). A new direct connection, the A16 will allow traffic on the A13 and A20 to move smoothly and lighten other local road networks. A20 The A20 is a 2x3 lane motorway in the Netherlands, leading from Hoek-van-Holland to Gouda. The connecting A20 from Terbregseplein junction to Hillegersberg opened on 29 August 1972 for traffic, with which all the connecting roads were completed.
CURRENT TERBREGSEPLEIN INTERSECTION
NEW A16 A16 Rotterdam: new highway between A13 and current A16 11 km long A13 motorway at Rotterdam The Hague Airport to the A16 at Terbregseplein TIMELINE 2017: Start preparatory work 2018: Rijkwaterstaat chooses contractor for realisation 2019: Start construction 2024: Project set to complete
PLANNED A16 CONNECTION AT TERBREGSEPLEIN INTERSECTION
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intersection intervention on the a20 & precedent n280 The N280 is a non-motorway and provincial road in the south of the Netherlands, in the province of Limburg, between Weert and the border at Roermond. The N280 has previously experienced downgrading and lost its motorway status. Previously known as the A68, the road is now the N280. The road is partly area closed road and partly flowway, largely east-west and has a length of 25 kilometers. Interections on this road set a precedent for a new intersection on the A20; on grade traffic light intersection, including pedestrian crossing.
1: CROSS INTERSECTION WITH TRAFFIC LIGHTS
2: TRAFFIC LIGHTS FOR ON/OFF TRAFFIC BUT NO CROSS ROADS
3: RETURN TO HWY STATUS
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roads types, the netherlands AUTOSNELWEG (HIGHWAY) Controlled-access highways for fast motor vehicles only and are consistently built with multiple carriageways, guard rails and interchanges with overpasses. Autosnelwegen are consistently numbered and signposted with an A and up to three digits, like A12. Motorways are by definition stroomwegen (“flow roads”) and most of them are national roads: only a few shorter stretches are under provincial control. AUTOWEG (NON-MOTORWAY HIGHWAY) Designs range from dual carriageways, with full shoulders and grade separation, and center dividers, to single carriageways with just one lane per direction, no traffic barrier. Many intersections are at grade with traffic lights, or they are roundabouts. There can also be moveable bridges in these roads. Autowegen are always numbered and mostly signposted with an N (for Non motorway highway) and up to three digits, like N34. Almost all of these expressways are national or provincial roads. OTHER NON MOTORWAY HIGHWAYS Level intersections and mostly single carriageways. Many of them feature adjacent bicycle tracks. As far as these roads have (inter) regional significance, they are also numbered and to an extent signposted with an N and typically three digits. In that case, the roads are referred to as N-roads. WOONERF (LIVING YARD) Woonerf is the Dutch term for a specific implementation of living streets, abundantly applied throughout the 1970s and 1980s. The defining characteristic is that the living function of the street (walking, talking, playing) has official priority over its traffic function. Legally, pedestrians and children have priority over all other road users. They may use the full width of the street to walk and play. Road paving is more or less continuous. Under article 45 of the Dutch traffic code, motorised traffic in a woonerf is restricted to “walking pace”, which the Dutch Supreme Court has ruled to be 15 km/h. Parking is also restricted. FIETSSTRAAT (BICYCLE STREET) Not (yet) an official Dutch road type or category. The implementation comes down to paving the full width of the road (except for the sidewalk) as a cycle track, including the associated color. Signs are put up by the municipal authorities, informing motorists that they are guests and must yield to cyclists. Correspondingly, the road portion of the street (between kerbs) is then legally considered to be a bicycle track with benefits instead of a road in the conventional sense.
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NIEUW, NIEUW TERBREGGE
mid semester & first response to site A focus on introducing diversity of residents and housing stock, and creating a new community central meeting point where residents can come together to utilise qualities of the site, such as its nature and sport infrastructure, to engange and interact.
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density study on site Initial density study to determine the site’s capabilities to reach the Deltametropolis brief. Site at a large neighbourhood scale is looked at in conjunction with my studio peer Andre Bahremand to develop a project that addresses the Deltametropolis brief and density targets across the entire site.
New Development,
Site, intended 492 dwellings.
Heijmans partner development commencing 2018. 400 Homes .
Molenpark, Man-made
Proposed by Delta Metropolis.
landscape
A20, to be downgraded, 2020 Kralingse Bos, Man made landscape
Town Centre, Retail, community center, local faciliites and amenities
Permaculture Centre, training and community center. Encouraging a work live environment.
New Development Road
Ferry Terminal , Cycling and Walking Bridge
Intersection,proposed intersec-
tion (roundabout) connecting new development and the site.
Animal Bridge, connecting park to site. Creating a larger connection of green space.
-3m -5m
-4m
-4m
-3m
-7m
BERGES VOORPLAS KRAGLINGSE BOS/PLAS
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Housing Typology and Density Study
ROTTE EDGE ZONE:
Deltrametrapolis Brief: 20 dwellings/ha
TYPE: Single dwelling or terrace house/double dwellings PRECEDENT: Existing houses along the Rotte TOTAL DWELLINGS: 30 (single) or 60 (terrace house/double dwellings) OTHER DETAILS: - Renovated back houses/sheds/stables of current large properties - ‘Stealth’ houses designed to retain existing low density feel while increasing number of occupants in area
PROPOSED DENISTY AIMS: Inner Polder Zone: Higher Density =5.15ha total with aim of 441 dwellings = 85.5 dwellings/ha (Existing = 0 dwellings/ha, as is currently sport and police facilities) Rotte Edge Zone: Low Density = 10.8ha with aim of 81 total dwellings (51 existing, 30 new) = 7.5 dwellings/ha (Existing = 4.7 dwellings/ha)
INNER POLDER ZONE : TYPE: Townhouses, 3 storey, 6x15m PRECEDENT: Borneo Sporenburg, West 8 TOTAL DWELLINGS: 243 OTHER DETAILS: - Street width 16m to allow for 3m setback, 2m footpath, 6m roadway
INNER POLDER ZONE: TYPE: Cluster Townhouses or duplexes, 4 storey, 7x10m PRECEDENT: Neue Hamburger Terrasen, LAN TOTAL DWELLINGS: 130 (single TH option) or 260 (dual option) OTHER DETAILS: - Semi -private greenspace for cluster - Road widths for ‘living’ roads (space for play, pedestrians etc) - Clusters of 6 or 7 townhouses to encourage community
INNER POLDER ZONE: TYPE: Medium density apartment building, 6 Storey, 19-20 dwellings/building PRECEDENT: Ritterstrasse 50, ifau und Jesko Fezer (& Nightingale, Breathe) TOTAL DWELLINGS: 23 buildings = 441 dwellings
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COMBINATION OF HOUSING TYPES INNER POLDER ZONE: DWELLINGS: Total 277 (with single townhouse clusters) or Total 453 (dual TH clusters) BREAKDOWN DWELLING NOs: - Townhouses = 61 - Med-density Apartments = 12 buildings x 20 dwellings = 240 - Townhouse clusters = 46 (single) or 106 for (dual) ROTTE EDGE ZONE: - Stealth Houses = 30 (single) or 60 (double) TOTAL DWELLINGS: - Single TH cluster and Stealh House option = 307 - Double TH cluster and Stealth House option = 513
1:2500
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findng new connections
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neighbourhood masterplan
Het Nieuwe Normaal, Collective and migrant housing - 150 dwellings
Grow Home development - 52 dwellings Stealth houses, aquired through reverse mortage off private residents - 60 dwellings Development - 192 dwellings
Renovation of sports stadium to include addition of community facilities for precinct Carparking in sound earth mound barrier
New ferry dock
New ferry connection New road connection New bridge across polder and Rotte to connect to rowing club and amenities to north New on-grade traffic light intersection on the A20
0.
Story
1:5000
In restructuring the site and planning developments at this neighbourhood scale, my studio peer Andre Bahremand and I have teamed up to develop a project that addresses the Deltametropolis brief and density targets across the site. GSEducationalVersion
The new proposal includes an on-grade intersection on the downgraded A20 freeway, a new central street (a Woonerf street) that connects to the new development to the South, new foot and bicycle bridges to connect across the Rotte to the rowing club and amenities beyond, and a new whisper ferry and dock to connect the site to central Rotterdam and other areas along the river. We have introduced a community centre and local amenities in the renovated soccer stadium, and parking in the existing sound barrier. In addition to this, the proposal includes four new housing developments that include my proposed migrant & collective housing, Andre’s permaculture precinct, and ‘stealth’ houses in renovated barns and buildings at the back of the large lots and new similar discrete housing that fits into the landscape, to keep the tranquil feel along the Rotte. Stealth houses are acquired through a reverse mortgage off private residents. Sports fields are aquired by Sparta Football club consolidating their pitches by adapoting synthetic grass that maximises playing time, the municipality sells off the other sports field land to fund this renovation and upgrade of facilities, and to introduce housing density in the area. Current police dog training facility along the A20 is proposed to move to a located appropriate area a few kilometres West of this site.
foot & cycle bridge precedent
whisper ferry precedent
intersection precedent (N280)
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Stealth house potential
migrants in the netherlands
...is this ‘normal’?
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immigration & the netherlands The Netherlands, like many parts of Europe, has a history of migrant settlement. During the 1960s and 1070s, migrants from Southern Europe, Morocco and Turkey were invited to the Netherlands as guest workers. Then, in the 70s and 80s, there was another wave of migration from Suriname and Netherlands Antilles. Recently, in the 90s, the Netherlands saw an influx of asylum seekers, predominantly from Iran, Iraq, Chile and Myanmar, and in the 2000s, from Central and Eastern Europe. While many migrants have settled over time, more recently there is a current climate of fear with increasing racial tension. This is reflected in current political discussions and debates and a rise of the alt-right movement. There are parts of the Netherlands such as Feijenoord, south of Rotterdam, that have migratory problems as a result of settlement patterns that reinforces separation of migrants, polarising them, making it harder to integrate as well as for interaction between existing Dutch residents and these new residents to the country.
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housing migrants and refugees Looking to models in Germany where the Baugruppe, a form of collective housing, exists. Some of these communities began housing Syrian families in exchange for rent from the government, as it was cheaper for the government than housing them in an institution. The Baugruppe families were happy to do it; when people interact with others as people, on a personal level and within their proximity it allows for acquaintances, friendships and an exchange of knowledge, skills and understanding to take place. Housing co-operatives in a number of cities, including Gelsenkirchen in the north west, have started reserving larger homes for refugee families and consciously renting them to Syrian refugees. “When apartments open up in the house, we encourage the residents to consciously rent them to Syrian refugees so that they come into a community with a social support system� - Gelsenkirchen housing co-opertive member
Gelsenkirchen
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sport Using the existing infrastructure of the site, sport, as a way to bring people together. Sport speaks the same language and it is on the playing field where we can often see social tensions and barriers break down. The Netherlands football teams have a history of well known star athletes who are immigrants or children of immigrants, such as Clarence Seedorf (Suriname). Already at the site we can see families from all different backgrounds come together and sport being the leveler and unifying factor.
Site, September 2017
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design precedent images
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HET NIEUWE NORMAAL
procurement Sparta soccer club consolidates training pitches and sells land back to municipality. The municipality sells the land to CPO type groups, selling the land cheaper on the condition they have a certain number of affordable dwellings for migrants. This aims to empower building collectives and cooperatives to invest in this additional building stock and create an innovative way to address this requirement when bidding for the property.
precinct masterplan The precinct is made up of 5 different building clusters laid out to create entrances and views from 3 different directions; into the neighbouring cluster; into the central park; and from the surrounding road and bicycle path. This creates view points and accessibility that connects the clusters to these different important site elements. The clusters centre around a park that leads back to the existing soccer fields and proposed community neighbourhood hub. The design aims to connect all residents back to the landscape and sporting amenities and their building cluster garden. Main views and activity is located on these facades of the buildings. A carpark at the south-west of the site services all five clusters and is designed to allow for adaptability over time as car use lessens. Each building cluster has a communal amenity on the ground floor that is for use by the cluster. The amenity is decided on by residents, such as a workshop, gym, home cinema, etc, and is unique to that cluster. The intention is that through swapping, bartering and connecting with other residents in the precinct, all residents can have access to more amenities as well as interact with each other and forge relationships. In addition to physical connections there are virtual connections. An app and online platform such as the existing ‘Nextdoor’ app, is implemented to keep residents connected, and able to organise, invite and connect with their neighbours.
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common use room in each cluster
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layers of communal living 1. Private dwelling 2. Apartment building 3. Building cluster 5. Precinct with other building clusters and park 6. Local neighbourhood, and new community facilities 7. Rotte edge site 8. The rest of Rotterdam and beyond
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PRECINCT MASTERPLAN physical connections cluster connections pedestrian and cycle car
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building cluster plan 3 buildings with a variety of dwellings, total of 32 dwellings: A large baugruppe or collective-housing apartment building that has cross-subsidised dwellings and apartments that can evolve over time; such as a winter garden or balcony that can be grown into as the family grows. Communal areas for the building residents such as a recreation room, roof terrace, bicycle parking and rooftop laundry. Buildign form is cut with two roof terraces to allow for views and light. Exterior circulation and perforated mesh balconies connects residents to cluster garden and each other. - 6 townhouses with adaptable balconies, 4 apartments with adaptable balconies, 9 single level apartments, 2 two-storey apartments = 21 dwellings Smaller residential building, with ground floor communal area for neighbourhood; building cluster decides on amenity such as a workshop, music room, home cinema, gym etc. This amenity is different from the other building clusters and allows for bartering and sharing between the community. 4 dwellings on 1st floor, aimed at the elderly as the communal space on the ground floor can adapt to treatment and rehab space at idfferent times. Self-bau townhouses; concrete frame that residents can infill with walls and materials of their choice = 7 dwellings
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building assembly Bare and exposed building materials and a modular panel system keeps building costs down to create more affordable housing for residents. Concrete building base and exterior steel frame of columns, balconies and balustrade, and infill panels. Geopolymer concrete with high recycled content. Steel frame is separated from the interior to prevent thermal bridging and thermal conductivity. Secondary walls are highly insulated infill sandwich panels. Panel system of 600/900mm infill modules.
1. Concrete slabs and load bearing walls
2. Columns, beams and perforated mesh balconies
3. Exterior staircases and railings
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4. Insulated sandwich panel infill walls
5. Building evolves over time as residents make surface layer changes and grow into balconies of the growth dwellings
TYPICAL WINDOWS TYPICAL TYPICAL &WINDOWS DOORS WINDOWS TYPICAL && DOORS DOORS WINDOWS & DOORS TYPICAL WINDOWS TYPICAL & DOORS WINDOWS & DOORS
TYPICAL WINDOWS AND DOORS 600/900mm modules
600/900/1200mm MODULES 600/900/1200mm MODULES MODULES 600/900/1200mm MODULES 600/900/1200mm MODULES 600/900/1200mm MODULES 600/900/1200mm
D01 (GROUND) BIFOLD DOOR W: 3000 H: 3200
D02 (GROUND) HINGE DOOR W: 3000 H: 3200
DO3 (LO2, LO3, LO4) BIFOLD DOOR W: 2700 H: 2800
DO3 (LO2, LO3, LO4) HINGE DOOR W: 900 H: 2800
W01 (GROUND) DOUBLE WINDOW W: 1200 H: 2200
W02 (LO1,LO3,LO4) DOUBLE WINDOW W: 900 H: 1800
D01 (GROUND) D01 D01 (GROUND) (GROUND) D01 D02 D02 (GROUND) D03 (GROUND) (L02, L03, D02 D03 L04) D03 (GROUND) (L02, (L02, L03, L03, D02 L04) L04) (L01,L03,L04) D03 (L02,D02 L03, D02 (L01,L03,L04) L04) (L01,L03,L04) W01 (GROUND) D02 W02 (L01,L03,L04) W01 W01 (GROUND) (GROUND) W02 (L01,L03,L04) W01W02 (GROUND) W02 (L01,L03,L04) (L01,L03,L04) W02 (L01,L03,L04) D01 (GROUND) D01 (GROUND) D02 (GROUND) D02 D03 (GROUND) (L02,D02 L03,(GROUND) L04) D03(GROUND) (L02, L03, D02 L04) (L01,L03,L04) D02 (L01,L03,L04) W01 (GROUND) W01 (GROUND) W02 (L01,L03,L04) (L01,L03,L04) BIFOLD DOORBIFOLD BIFOLD DOOR DOOR HINGEBIFOLD DOOR HINGE HINGE BIFOLD DOOR DOOR DOOR HINGE BIFOLD BIFOLD DOOR DOOR DOOR HINGEBIFOLD DOOR DOOR HINGE HINGE DOOR DOOR DOUBLE HINGE WINDOW DOOR DOUBLE DOUBLE DOUBLE WINDOW WINDOW WINDOW DOUBLE DOUBLE DOUBLE WINDOW WINDOW WINDOW DOUBLE WINDOW BIFOLD DOOR BIFOLD DOOR HINGE DOOR HINGE BIFOLD DOOR DOOR BIFOLDDOOR DOOR HINGE DOOR HINGE DOOR DOUBLE WINDOW DOUBLE DOUBLE WINDOW WINDOW DOUBLE WINDOW W:3000, H: 3000 W:3000, W:3000, H:3000 H: 3000 W:900, 3000 W:3000, H: W:900, H:W:900, 3000 W:H:2700, H: 3000 H: 2800 W:900, W: W: 2700, 2700, H:H: 3000 H:3000 H: 2800 W:900, 2800W: H:2700, 3000W:900, H:W:900, 2800 H:H: H: 3000 3000 W:1200, W:900, H:W:900, 2200 H:W:1200, 3000 W:1200, W:900, H: H: 2200 2200 H: 1800 W:1200, W:900, W:900, H: H: 2200 H: 1800 1800 W:900, H: 1800 W:3000, H: 3000 W:3000, H:W:900, 3000 H: 3000 W:900, W: 2700, H: H: 2800 W:3000 2700, H: W:900, 2800 H:3000 3000 W:900, W:1200, H: 2200 W:1200, W:900, 2200 H: 1800 H: 1800
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Ground floor townhouse interior Basic & raw materials allow for affordability & users to make their own Indoor-outdoor interaction; opererable windows and doors connects private interior to the cluster garden
Building cluster garden A place to play, meet, exchange, relax Interior flows to exterior through operable doors, windows, decking and spill-out garden space Column, wire and balcony structure provides a framework for users to customise
Level one roof terrace A place to gather, meet and host events Central point of building and a main circulation path, connecting both halves of building and meeting the exterior stairs and internal circulation routes Overlooking of cluster garden and entrance provides for visual connections with others
references Wavid Walters, Designing Community, Sharrettes, Masterplans and Form-based Codes Kristien Ring, Self Made City Kristien Ring, Urban Living Kathryn McCamant, Charles Durrett, Creating Cohousing: Building Sustainable Communities,May 17, 2011 Alejandro Aravena, Elemental Alistair Parvin, Wikihouse A manifesto for open housing, Housing without debt https://www.itdp.org/wp-content/uploads/2014/07/42.-LifeandDeathofUrbanHighways_031312.pdf http://www.unesco.org/fileadmin/MULTIMEDIA/HQ/CLT/images/CultureDriverEnablerSocialCohesionENG.pdf https://www.rotterdam.nl/wonen-leven/nieuw-kralingen/20160504_Ruimtelijke-studie-Nieuw-Kralingen_CPR-web-v2.pdf http://www.nieuws.top010.nl/gebiedsontwikkeling-groot-kralingen.htm http://environmentdesignguide.com.au/media/misc%20notes/EDG_78_NP.pdf http://www.architectureanddesign.com.au/features/comment/tips-for-masterplan-projects-and-creating-vibrant http://www.melasocialenterprise.com/social-cohesion-and-public-space-by-noha-nasser/ https://www.archdaily.com/593154/r50-nil-cohousing-ifau-und-jesko-fezer-heide-and-von-beckerath https://www.rotterdam.nl/wonen-leven/nieuw-kralingen/ https://www.archdaily.com/587590/coop-housing-project-at-the-river-spreefeld-carpaneto-architekten-fatkoehl-architekten-bararchitekten https://footielive.com/feature/netherlands-footballers-with-suriname-heritage-xi http://www.goal.com/br/news/619/especiais/2012/07/07/3225946/clarence-seedorf-uma-carreira-em-imagens https://www.archdaily.com/593154/r50-nil-cohousing-ifau-und-jesko-fezer-heide-and-von-beckerath/54cb07d9e58ece457a00030c-r50_aa_dsc3041-jpg http://www.falaglorioso.com.br/noticias-gloriosas/seedorf-nao-considera-a-holanda-uma-das-favoritas-na-copa-de-2014-tiroda-lista/ http://www.santabanta.com/gallery/sports/euro-2004/netherlands%60-edgar-davids-reacts-during-their-euro/7032/#w http://www.gettyimages.co.uk/detail/news-photo/dutch-midfielder-clarence-seedorf-congratulates-teammate-news-photo/50989986 http://www.onsoranje.nl/over-ons/over-onsoranje http://www.onsoranje.nl/jonge-leeuwen https://www.archdaily.com/593154/r50-nil-cohousing-ifau-und-jesko-fezer-heide-and-von-beckerath https://www.lan-paris.com/ https://www.lacatonvassal.com/ http://www.landezine.com/index.php/2013/02/funenpark-by-landlab/ https://www.archdaily.com/793287/bigyard-zanderroth-architekten https://vimeo.com/87466748 http://popupcity.net/klaus-overmeyer-on-the-importance-of-urban-pioneers/ https://www.cbs.nl/en-gb/news/2016/04/population-growth-fuelled-by-immigration https://ec.europa.eu/home-affairs/sites/homeaffairs/files/what-we-do/networks/european_migration_network/reports/docs/migration-statistics/asylum-migration/2007/18._netherlands_national_report_2007_final_version_18sept_2009_en.pdf https://nltimes.nl/2017/07/31/immigration-drives-dutch-population-growth http://focus-migration.hwwi.de/The-Netherlands.2644.0.html?L=1 https://www.government.nl/topics/immigration 80
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