4. MAsterplAns

5 Conclusion

Boiling down the Ideas

How can we examine the essence of both ideas? To conclude, Matteo Robiglio’s toolkit on a series of AR approach will be contextualised to summarise the key findings.

1) explore possibilities – use tools to

find potential reuse opportunities72

Selecting buildings to retain or eliminate is the key to optimise resources. In NDSM, almost all the surviving industrial leftovers are homogeneous single volume large structures tailored to accommodate parts of a ship. This allows almost infinite possibilities of reuse. In King’s Cross, varying types of buildings exist, encouraging diversity.

2) Assess potential – choose the right place, determine the appropriate scale of intervention, maximise the potential of existing structures, link a contemporary story to a powerful

memory73

Feasibility studies have to be done in order to justify the decision made. Both the sites in Amsterdam and London are brownfield sites with contaminated land and public access has to be opened up and ensure no disruptions to the flow. In NDSM, the funding was limited so the project had to start only in the Shipbuilding Hall, the Lasloods and the Slipways. Only later did the surroundings got developed through private investment. However, the private developer of KCCLP had rich experience in dealing with large projects hence they could renovate the buildings and sell it quickly, maintaining the liquidity of cash flow while continue to develop. Both sites have more than enough building space. The history of the industrial sites is used to generate cultural appreciation as well as investments.

3) envision the future – create a positive vision of the future that aligns with local and global trends

and interests74

Positive projection of legacy into future is showcased in NDSM where the masterplan is built around the model of incubator spaces. The masterplan of King’s Cross and its flexible framework allow designs to adapt to the latest trend and needs.

4) Involve partners – maximise

potential mix of activities75

SKN was the congregation of users of NDSM that initiated the project. They later cooperated with private developers, District and Municipality to develop NDSM into what it is now. King’s Cross development involved private developers, councils, English Heritage, local communities and interest groups in the planning process to formulate a successful design.

5) colonise the place – bring people to the space to attract attention,

resources and experimentation75

Marginal communities especially squatters and artists seeking cheap space are early adopters of the plans of NDSM, in addition to the success as event spaces brought fame to the site which further attracts investment. From film screenings that can be watched from the canalside steps to food festivals and one-off gala events, King’s Cross Central hosts all-yearround events that keep footfalls sustained. NDSM is a site of flexibility, for example the temporary spaces of Lasloods was an event space before it is turned into a street art museum. Historic buildings of KX are supplied with one energy centre that relieves the need of having a complex service piping and boiler room in old structures, allowing efficient reuse

7) place-making and funding – events to help raise money and draw attention, take advantage of public

and private funding opportunities77

NDSM receives grants and benefits as a cultural production hub from the municipality and the ministry, while earning rental income as a prominent event space. As KX is a private development, KCCLP was responsible for the development funds, but they earn incomes as well from managing the public space as well as rental for events.

6) design to reuse – comprehensive plan that mutually benefits use, users and spaces, taking advantage of any industrial features that might help

lower costs or attract attention76

8) run, and evolve – find a champion

that will steer the project through

uncertainty and opportunity78

NDSM-werf foundation is an organisation that is currently managing the shipbuilding hall and the outside space, whereas the other buildings are managed by District and BMB Development. Even though there are conflicting interest with regards to the reuse of space the three bodies manage to succeed in the conservation of the sites. In London, Argent King’s Cross is the entity that manages the site, supported by Argent LLP, which has a strong portfolio in managing large estates.

72 Robiglio, M., ‘The Adaptive Reuse Toolkit: How Cities Can Turn Their Industrial Legacy into Infrastructure for Innovation and Growth’, GMF Urban and Regional Policy Paper, no.38, 2016, p.12

73 Ibid., p.13-14

74 Ibid., p.14

75 Ibid., p.17

76 Ibid., p.19 -21

77 Ibid., p.21-22

78 Ibid., p.22

6 Appendix

detailing The Individual Ars

What functions are the buildings adopting or being planned?

ndsM whArf, AMsterdAM

shIpBuIldIng hAll-> KunststAd ‘Art cIty’

The shipbuilding hall houses the Kunststad (Art City), which is a complex of studios, workshops, rehearsal and working spaces. SKN provided the steel frames and concrete to build the “casco” or the hull that hosts these spaces, and they are completed by the artists and entrepreneurs themselves, hence the similarity of structures but with individual looks and finishes.

The Oostvelugel (East Wing) contains 12 studios with a mezzanine that houses travelling theatre groups, set builders and artists who produce large pieces. The south side contains a multipurpose area with a mezzanine.

The Vrije Kavelstrook are free plots reserved for tenants to design and build their own studio. Section 4, on the west is earmarked for youth-oriented projects and initiatives. A floating skate park was built but removed later, and various programmes were occurring underneath, such as puppet shows, a hiphop school, an internet café and chill-out areas.

At the Noordstrook (North Strip), a vast former shipyard workshop attic space is available for theatre performances, exhibitions, festivals or parties to be set up.

slIpwAys x And y -> worKshops And event spAces

Through the monumental ramps X and Y formerly 'downland' new mammoth tankers and ocean liners were festively launched. Renters were already present here since 1994, and they were included in the breeding place policy initiated by the SKN. It was sold off to Amsterdam North to due to debt of SKN in 2008. Under the two slipways are a number of spaces, including workshops and studios that sculptors, painters, a photographer, set builders and a coppersmith use for their profession.

The concrete Y-slope, where dozens of artists had their workspace, is currently being renovated. In its place 33 more modern, but also smaller workspaces,

which offer a much higher rent. Also the X-slope, the little brother of the Y-slope, needs to be repaired. Here are especially the artists who make large sculptures or spatial works. They feared the same fate as that of the users of the Y-slope, but the council puts a stop to this. X-slope: These are ten workshops, under a slipway of 1900 square meters.

Users pay a small user fee to SKN. Minus a small amount for office expenses that compensation will be paid to urgent maintenance jobs such as the construction of sewage and water up to the ramps and renewing the electricity to the meter boxes. Users provide their own necessary minor maintenance. They organize joint exhibitions and workshops there.

docKlAnds -> event spAce

Docklands hall is mainly used as a large-scale event space, with huge empty space without partitions, stages or bars, allowing flexibility to clients. However the rent income is below expectation, and was demolished in 2010 because it had asbestos containing materials. The building was used by SKN as a venue for festivals and events. The now-open space currently serves the same purpose but Biesterbos plans to building new office spaces and parking garage here.

sMederIj -> offIce, restAurAnt & studIos

Smederij is the smithy of the shipyard where ship components were forged and assembled. The Hoofdloods, or the main hangar building now offers office spaces for different companies, such as Foundation Greenpeace Netherlands Brooklyn Hotel and Emolife Campaigning Group, and restaurant Brooklyn.

The Puntloodsen, comprising 4 pitched-roof warehouses also does the same, and is occupied by the head office of Red Bull Nederland and ‘Fronteer Strategy. The original roof rafters and doors have been reused in the workspaces, while the rough masonry, the concrete floors and a metal construction also ensure that the monumental character of the sheds has been preserved. In between the two buildings is the Brooklyn Hotel, subsequently acquired by Double Tree Hilton.

BAAnderIj -> Ij-KAntIne + offIce

The building was called ‘Gebouw Kersten’ and served as an office building, drawing room, assembly hall and the canteen of NDSM since 1957. After the NDSM demise, the laid-off workers established Belaarsvereniging Baanloos Scheepsbouwers (association of unemployed shipbuilders) and took over the building. The building functioned as an association where billiards, drinking happened, hence its subsequent name, De Baanderij. On the ground floor is now brasserie "De IJ-Kantine" located and the first and second floor are rented out as office spaces.

crAne 13 -> hotel crAne fArAldA

It transformed into Crane Faralda Hotel with 3 luxury suites, a professional TV Studio as well as a spa pool and a bungee jumping platform on top. A new business model was devised to control the extremely high costs: financial commitment from (sub) contractors, determination by value of its marketing and tight supervision of the constantly changing development.

tIMMerwerKplAAts -> vIAcoM MedIAnetworKs northern europe

The carpenter workshop is part of the industrial heritage. Mediawharf revived the place into MTV event hall and office units for new media since 2005. VIACOM Media Networks Northern Europe, formerly known as MTV, moved his headquarter to the NDSM wharf in 2007.

AfBrAMerIj -> fAlcK sAfety servIces & pIzzA restAurAnt The Afbramerij was the warehouse where deburring occurred. Streelder Metaal, specialising in cold cutting and cold forming, moved into the building until 2006. Remco Streelder acquired the building and “De Afbramerij in between” was initiated to realise temporary uses: a bakery, a workshop and possibly a business space . The owner set up Booiz Projectonwikk BV and devised a reuse scheme that increases the floor space through the additional built space on top of the building , but had not been issued a building permit. There was another idea on making the building a maritime training centre by Collo Architects but it did not happen. It is currently occupied by Falck Safety Services, which

supplies training in the fields of safety, contingency and crisis management.

lAsloods (weldIng shed) -> street Art MuseuM

The building is still empty and rented out for events and activities with no permanent use. It is being renovated and restored by BMBontwikkeling (Mediawharf B.V.). Aarding Construction BV was a company that builds ships and ship sections, industrial equipment and the execution of offshore activities, but the rental expired in 2006. The former user of the hall was not displaced by new users with a higher socio-economic status but instead by the local government with the intention to transform the hall into other stuffs. Boxpark Amsterdam was planned in this building , however with unstated reasons the scheme did not happen. Currently the building is being transformed into Street Art Museum.

KIng’s cross london

grAnAry BuIldIng -> centrAl st. MArtIns

The Granary Building was built to store Lincolnshire wheat for London bakers, while the transit shed used to have railways that direct trains into them to drop and pick up freights avoiding the passenger station in Kings Cross station. The north-south direction that the railways were lined up rationalised the shape of the transit shed to allow efficient moving of goods. Off-loading from the rail carriages was made easier by cranes and turntables powered by horse and, from the 1840s, hydraulic power. Stables were located under the loading platforms and today they contain bike sheds for Central St. Martins University. The offices at the flanks were added in 1860s to provide more clerical space .

Central St. Martins occupies the Goods Yard Complex except for the street level of Western Transit Shed and the Granary Building. Part of the University of Arts London, the university offers courses from arts to fashion. The Granary building is converted to two restaurants at street level, a library on the first floor, Train Assembly shed to studios, workshops at Eastern Transit Shed, a performance spaces including two theatres and dance studios are designed alongside exhibition areas, a roof garden, bar and ticketing area.

coAl drops -> retAIl shoppIng

The Victorian building served as coal storage and a depot for transporting coal from rail wagons to road carts. The change in level was to harness the power of gravity: the coal would be dropped from the bottom-wagons through a hole in the middle level where it was sorted and graded before being shovelled into sacks at yard level to be transported by horse and cart . As Regent’s canal slowly took over the place where coals were offloaded, a huge portion of the site was converted to warehousing, until being purchased by glass manufacturer Bagley, Wild and Company.

The decreased popularity of railways in favour of road transport coupled with the blaze at the Eastern Coal Drops caused the buildings to be abandoned, but were given a new life as the heart of night life at Kings Cross, where nightclubs flourished. The buildings were used as studios and workshops as well . Now, they are restored and have become a new unique retail quarter called the Coal Drops Yard where restaurants, galleries, music venues and retail fashion stores are.

west hAndysIde cAnopy -> event spAce

The canopy roof spans across Eastern Transit Shed and Midland Goods Shed to shelter the unloading of fish and other perishable goods like potatoes from railway carriages for distribution around London. The space also served as roadway access to the goods shed on both sides and the Goods Yard beyond. The roof was cladded again with corrugated asbestos sheeting in the mid20th century, and the glazing has been largely replaced with metal sheeting and translucent plaster later . In the 1970s the area continued to be used for deliveries and parking even when the railway traffic ceased . The canopy, since the start of regeneration of the site, has been restored to be used as event space and to house weekly and seasonal markets, such as food market KERB and the Canopy Market.

stAnley BuIldIngs -> offIce group

The buildings were built by Improved Industrial Dwellings Company to provide low-rental ‘philanthropic’ housing to working men. One block remained from five as they were destroyed by bombings in WW2 and demolished for proposed road improvements. The location of Stanley Buildings was rational, rehousing those displaced by the planned construction of Midland Railway’s London extension terminating at St. Pancras that had involved extensive demolition and clearance on the streets in the area . They were durable multistorey construction and exhibited high density usage of the site. Flat roofs were provided for clothes drying and children playing space.

Today, the building serves as serviced offices for The Office Group, with a new build office wrapped around the single building, providing serviced offices, club rooms and meeting space to Londoners. It is an example of coworking space , where the office space is shared and could be hired per hour suitable for freelancers, startups and small businesses who could not afford yearly rented space. These kinds of buildings were lost to wartime bombing and ‘slum’ clearance for urban development.

gerMAn gyMnAsIuM -> restAurAnt

The Gymnasium was the first purpose-built gymnasium in 1864-64 for the German Gymnastics Society, and held the indoor events of the first Olympic Games . The gymnasium and its ancillary buildings such as society rooms were initially designed as one. The frontage on Pancras road was developed to provide shops where the rental helped compensate the cost of maintenance of the building. The original single-volume space was lost to the subsequent alterations made within the hall to separate shop units from the main building . Only the main hall remains from the demolition for the CTRL, and it is now the home to German Gymnasium Restaurant by D&D London, styled after the European grand cafes and brasseries.

gAsholder trIplets -> ApArtMents

The triplet group (Gasholder No. 10, 11 and 12) were built to expand storage capacity of gas cylinders as the Pancras Gasworks obtained extra space to the west of the original gasholder, and enlarged with new interconnected guide frames and telescopic lifts . Pancras Gasworks ceased to make gas in 1904, but the gasholders continued to store town gas piped from other gasworks . They were later dismantled for the extension to St. Pancras Station CTRL and stored adjoining Gasholder No.8.

The gasholder frames are restored and re-erected around a series of apartment buildings. The buildings consisted of 145 apartments, 9 penthouses each with a roof garden. These offer views over the water and they are close to the Gasholder Park which is contained within the frame of the restored Gasholder No. 8.

coAl And fIsh BuIldIng -> toM dIxon

The offices were built to administer the growing trade of incoming coal and fish, and provided accommodation for the clerical staff needed to handle the paperwork of the trades . As observed, the buildings consisted of different phases in the same style with different height and length. The trading in coal was stopped and the offices served throughout the working life of the railway goods yard until its disuse caused by a blaze. The Coal Offices have been restored as the new home of Tom Dixon and serves as the Headquarters with a flagship store, showroom and a café .

regenerAtIon house -> Art fund hQ

The building served as the principal office for the Goods Yard and can be seen as the ‘nerve centre’ for freight operations across the site, then functioned as railway offices. The building was reconstructed after the WW2 bombardment and refurbished again in the 1980s by the London Regeneration Consortium.

The building has been refurbished and renamed Two Granary Square, and houses the Art Fund headquarters (upper floors) and House of Illustration (ground and lower ground floors). The Art Fund is the national fundraising charity that helps museums and galleries buy and show works of art while House of Illustration is a registered charity and the UK’s only public gallery dedicated solely to illustration and graphic art.

7 Bibliography &Reference

tracking the sources of information

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