Big and beautiful comparing Stadshavens in Europe
Zandbelt&vandenBerg
spatial engineering and consultancy
Big and beautiful comparing Stadshavens in Europe
2nd print November 2005
Zandbelt&vandenBerg
spatial engineering and consultancy
Leiden
The Hague Zoetermeer
Westland
Delft
▼ Maasvlakte II
Rotterdam Port of Rotterdam ►
Stadshavens ▲
Dordrecht
Preface When the development corporation Stadshavens Rotterdam was created in January 2004, we took the initiative to organise a benchmark on port-transformation-projects and we organized an international workshop with eight other European port cities. This is the report on this benchmark combined with an impression of the workshop. I think it is essential to learn from each others best practices and also the mistakes that were made on dealing with large-scale transformation of old port-sites to urban areas. We learned again that a network of colleagues in different cities working with the same ambitions and problems is very fruitful. We found out that Stadshavens has quite a unique character as a still active port area. And we saw that large-scale transformation can only get started when supported by governments (local and national) with vision and investment capacity.
Fred de Ruiter Managing Director Development Corporation Stadshavens Rotterdam
How to do it A study is made of a selection of port transformation areas in Europe. To learn lessons from and to get a better understanding of the Stadshavens case. Comparisons are made to distinguish types -different forms of approach- on a wide range of subjects. All ten cities were visited. On an international workshop the main planning directors were interviewed. Consequently their port transformations were dissected and placed in their context. In the first part of this book five main themes -orgware, development, city & port, water, and design- cover the most important issues. In the second part each case study is presented separately to get a comprehensive view and to apply the typology in full.
Lisbon
Glasgow
Copenhagen Dublin Hamburg Amsterdam
London
Rotterdam Antwerp
Genoa
Barcelona
Scale of Transformation
Genoa Genoa 55 55ha. ha.
Porto PortoAntico Antico Stadshavens Stadshavens 975 975ha. ha.
Rotterdam Rotterdam
Rotterdam Rotterdam 90 90ha. ha.
Kop Kopvan vanZuid Zuid
Hamburg Hamburg 140 140ha. ha.
HafenCity HafenCity
Antwerp Antwerp 160 160ha. ha.
‘t‘tEilandje Eilandje
Dublin Dublin
Lisbon Lisbon
Dublin DublinDocklands Docklands
Parque Parquedas dasNações Nações
285 285ha. ha.
Clyde ClydeWaterfront Waterfront ++ Clyde ClydeGateway Gateway 1090 1090ha. ha.
Glasgow Glasgow
290 290ha. ha.
Sydhavnen Sydhavnen++
gen sbon
90 ha.
With a size 10 times that of the Kop van Zuid, Stadshavens is huge. Super huge. Among its European relatives only the London Docklands and Glasgow’s Clyde Corridor are larger. It is larger than the transformation areas of Genoa, Kop van Zuid, Hamburg, Antwerp and Dublin put together.
Amsterdam Copenhagen Copenhagen 470 ha.
490 ha. 470 ha.
Amsterdam 490 ha.
Barcelona Amsterdam 525 490 ha. ha.
Barcelona 525 ha.
Barcelona 525 ha.
Vell + Port IJoevers Olimpic + Forum 2004 ordhavnen + Havnestad Ørestad + Port Port IJoevers Port Vell Olimpic 2004 + Forum 2004 Sydhavnen + Nordhavnen + Forum das Nações+ Vell + Port Olimpic Sydhavnen + IJoevers Havnestad++Ørestad Nordhavnen +Port Ørestad Docklands 1725ha.
London
0
5 km
Docklands 1725ha.
London
Docklands 1725ha.
London
▲ Data is based on land area only.
nd of Port Era
evenement
Time span 1975 1975
0
2000 2000
@80
2025 2025
@
London @
@
@
@
Glasgow @
Rotterdam @
@
@
Barcelona @
@
@
@
Amsterdam @
@
@
Copenhagen @
@
Dublin @
@
@
Lisbon @
@
Antwerp @
@
Hamburg @
@
Rotterdam @
Genoa
@
▼ End of Port activities ▼ ▲ Port
▲ Brownfield
Event ▼
▲ Transformation
▲ City
Transformation Transformation
Port Docklands Port
▼
▼
Clyde Waterfront & Clyde Gateway
Stadshavens End ofEnd PortofEra Port Era
▼
2050 2050
Foundation of Development Corporation ▼
w
▼
2025 2025
▼
evenement evenem
Port Vell, Port Olimpic, & Forum 2004
1950 1950 IJ-oevers
ndon London @
Docklands Docklands
1975 1975 @80
@80
Sydhavnen, Nordhavnen & Ørestad
@
waterfront waterfront sgow Glasgow ClydeClyde
& Clyde & Clyde gatway gatway Dublin Docklands Stadshavens Stadshavens tterdam Rotterdam
In anticipation of things to come, the Development Parque das Nações Vell, Vell, Port Port Olimpic OlimpicCorporation Stadshavens celona BarcelonaPort Port & Forum & Forum 20042004 was founded. Contrary to all @ ‘t Eilandje IJoevers IJoevers msterdam Amsterdam other cases it is forecasted that a part of the area will HafenCity Sydhavnen, Sydhavnen, Havnestad, Havnestad, penhagen Copenhagen keep operating as a port. Nordhavnen Nordhavnen &Kop Ørestad & Ørestad van Zuid Due to the early reaction Docklands blin Dublin Docklands and its size it will cover the Porto Antico longest time span.
bon Lisbon
Parque Parque das Nações das Nações
‘t Eilandje twerp Antwerp‘t Eilandje
@
@ @
10
3
Preface Introduction on scale
12
Top 10
Tips & tricks
Themes 15
Orgware
31
Development
49
City & Port
67
Water
77
Design
- Organization structure - Landownership - Finance - Vision Partnerships - Infrastructure - Public programs -
- Shaping conditions - Chunks - Drivers - Grassroots strategies Anchors - Events - Marketing strategies - Spatial development strategy -
- Expansion - Mixing city & port - Port conflict - Urban balance Special program - Mass - Mix of program -
- Landscape - Threats - Area vs. perimeter - Accessibility - Use -
- Public space - Block size - Heritage - Parking - Freedom Landmarks -
11
Contents Cases
91 Amsterdam Antwerp Barcelona
IJ-oevers ‘t Eilandje Port Vell, Port Olimpic & Forum 2004 Copenhagen Sydhavnen, Nordhavnen & Ørestad Dublin Dublin Docklands Genoa Porto Antico Glasgow Clyde waterfront & Clyde gateway Hamburg HafenCity Lisbon Parque das Nações London Docklands Rotterdam Kop van Zuid Stadshavens
116 Appendix Glossary Bibliography Colophon
1
Top 10 Stadshavens is big. So big -in space, time and number of stakeholders- it cannot be controlled by a plan, in traditional terms. Alive and kicking. The Stadshavens area is not an area in decline. It is an economic vital port area and it is expected to stay that for a long time. Think big, start small. Develop a long term vision combined with short term gains. Stimulate small initiatives. Some will grow big when you need them. What’s small in the case of Stadshavens? Central periphery. For Rotterdam, Stadshavens is peripheral, but its position in the region is very central. Especially with a forthcoming A4 Midden-Delfland. And imagine the effect of a river crossing at Heijplaat. City & Port. Mixing city and port functions is more difficult than one might think. What should be investigated is to what scale new developments could benefit from it.
1
Package deal. Connecting peripheral areas with the existing urban fabric seem vital for success. Infrastructure and program are a package deal. Only then can big investments in infrastructure be covered. Typical. Chunks of Stadshavens, which will transform over time, could be considered typical regeneration areas. Only with a lot of water. Partnerships. To deepen support look for partnerships. What can Stadshavens do for others? What can others do for Stadshavens? Mental map. Make sure -through marketing strategies i.e.- that Stadshavens is on the mental map of everybody involved: citizens, politicians, investors ... Stadshavens is beautiful. Stadshavens is a unique chance for developing fresh ideas about what ‘city’ could be. The sense of freedom in the area should trigger a freedom of thought. Rather add than copy.
14
OR
15
RGWARE Most port transformation areas are redeveloped under authority of a development corporation. Their orgware* is analyzed here.
Organization structure Landownership Finance Vision Partnerships Infrastructure Public programs
*) Orgware: the organizational structure and culture and their means to control both hardware and software.
16
Organization structure Quango
Mix
None
Hamburg’s development corporation, HafenCity GmbH, is a quango -quasi autonomous non-governmental organization. Hamburg’s municipality and the regional government of Hansestadt Hamburg are its shareholders. This is the most common organization structure in Europe and is comparable to Stadshavens. ► Stadshavens, Copenhagen
Dublin Docklands Development Authority, DDDA, is composed out of roughly three types of stakeholders: public sector parties, private sector parties and local and national government.
Glasgow deliberately choose not to have a development corporation. With the privatization of the port authority under Thatcher public authorities had lost control on the land. Instead of fighting over it for years, it was decided to team up with relevant stakeholders in an informal teamwork. ► Amsterdam
► Lisbon
17
A typical development corporation is a quango* with the port authority, local and regional governments as its shareholders. *) Quango quasi autonomous nongovernmental organization
1
Landownership
Lease
Sell out
No mercy
Copenhagen: Sydhavnen, Havnestad, Nordhavnen Land is owned by the Port Authority which is also the development corporation of the former port areas. Land is only leased out, in periods of 75 years. Control on the land is used to push port related companies out. This costs a lot of effort and money, but in another way it saves both energy and money. ► Stadshavens, Barcelona
Hamburg All land is inherited by HafenCity from Hamburg’s port authority. During the development all land is sold. The revenues are used for public investments such as sewerage, renovation of the historic quays and design of public space.
Glasgow In the ‘90s Glasgow’s Port Authority privatized. As a legacy it got all the land, for free! Worse, it is in no way obliged or committed to the redevelopment of the brown field areas. Its shareholders are only looking for maximizing their short term profits.
Power play Land owned by the development corporation. Hamburg 100% Stadshavens* 90% Glasgow 0%
*) Owned by one of its stakeholders.
19
Land positions Port of Rotterdam (most leased out) OBR Development Corporation City of Rotterdam Others Urban area (excluded from port area)
From all means to control the development process landownership is one of the most powerful. Rotterdam’s Port Authority is a large landowner in the Stadshavens. Most land is leased out to port companies. Lease terms will end or companies move towards for example Maasvlakte II. A strategy should anticipate on changes in land use in time. ◄ Hamburg.
For sale.
0
â–˛ Something to be proud of or an exception worth mentioning?
Finance
Fifty-fifty
Marriage
Spin off
Barcelona For the FORUM 2004, development was in a 50:50 ratio. In exchange for investing in the event site, developers acquired sites in the direct environment for housing, offices and retail, while the event itself was sponsored by governmental institutions.
Hamburg (1) As the Hansestadt Hamburg constitution states there is a marriage between city and port. The city needs to support the port and vice versa. In the case of HafenCity, land of the transformation area is mortgaged and used for investments of new port developments. Such as a new container terminal more seaward.
Hamburg (2) Private investment in the HafenCity area, most in real estate, is five times as large as public investment. Public investment is limited to the amount of land revenues. Only the extension of a subway line with two new stops is funded in another way.
21
▼A
decade is no exception.
As a publicly funded institution one of Stadshavens’ guidelines should be making efficient use of their budget by generating a maximum spin off ratio of private investments. ▲ Dublin.
A tunnel is built to relieve urban areas from port related traffic.
25 km
0
Lund University
Amerika Plads Havnestad Sydhavnen Ørestad
Bo01 City of Tomorrow
Vision Reinvention
Leadership
Regional Strategy
Copenhagen was connected to Malmö -Sweden’s third largest city- by the Øresund bridge in 2000. Uniting what used to be Sweden’s and Denmark’s borders for centuries. This cross-border region may function as a pivotal region in Scandinavia. Mentally a bridge was built too. On both sides of the Øresund large scale developments popped up. One of the new region’s spearheads is the pharmaceutical, biotechnological and medical development, dubbed Medicon Valley. It is an instant success.
Barcelona Former mayor Pasqual Maragall -now president of Catalonia- presided right from the start over the plans to host the Olympic Games in Barcelona. Through his leadership the Games were used to transform Barcelona into an international hot spot for tourism and congresses. The Catalans stood proud behind their leader. Freed in the ‘70s from Franco’s dictatorship Catalonia was in search of a new identity. Madrid served as the common ‘enemy’ and uniting Europe offered a chance to profile as a region.
Glasgow On their own the Clyde Waterfront and Clyde Gateway are big. The strategy they are part of is even bigger. The redevelopment of these brown fields are key projects of a Scottish strategy to develop a vital axis from the Clyde’s mouth, till Edinburgh’s bay that will function as Scotland’s economic backbone.
23
In order to collect wide support for a development strategy, a clear vision is needed to make it sustainable. All relevant stakeholders, like politicians, their voters, employers, investors and future residents need to be triggered to give their long term commitment to the development. â—„ Ă˜resund bridge merged two regions into one around the Sund.
Partnerships
Higher echelons
Private
Socioeconomic
Dublin (1) The Dublin Docklands are not only at the heart of Dublin. It is the most important regeneration project of whole Ireland. This level of support means it receives broad funding from national government. Large scale projects such as the Dublin port tunnel are even subsidized by the European Union. Till what level is Stadshavens a relevant project? ► Lisbon, Copenhagen
Dublin (2) The executive board of the Dublin Docklands Development Authority completely consists of representatives of big Irish firms. In the DDDA’s council members are appointed from all government levels and NGO’s. The port of Rotterdam was important for the growth of multinationals like Unilever and Shell. Who are Stadshavens’ private partners?
London In the Anglo-Saxon tradition spatial planning is accompanied by social and economic reform programs. In case of the London Plan deprived neighborhoods benefit not only from investments in accessibility and real estate in their area but also from education and employment programs that come with it. Can Stadshavens’ (re)development help establish a renaissance of Rotterdam south. ► Dublin and Glasgow
100 km
0
Level of support Can Stadshavens be a key project on Randstad level?
Stadshavens’ shareholders have their local interests. Positioning Stadshavens in a regional context and a wide range of public and private parties will increase local benefits.
Infrastructure Connection
Relief
Ørestad, Copenhagen A metro line -Copenhagen’s first- connects the historic center via the university quarter, an existing convention center to Ørestad and Kastrup, Copenhagen international airport. Ørestad is only now developed after the metro line is finished. It seems a success with a large new shopping mall and a headquarters of a pharmaceutical. But to make the interest burden bearable, developments in real estate must swiftly follow infrastructure. ► Lisbon
Dublin The Irish are building a tunnel to separate port related traffic from urban areas. The tunnel connects the airport and Dublin’s ring road M50 to the still active port area. The project fuels further development of port activities and delivers an improvement of the environment in the city center. ► Antwerp
Most port areas are fenced off and have limited accessibility. This was no handicap, even an advantage, during the glory days of a thriving port. But the vast amounts of land can hardly be sold if their connectivity is not improved. New infrastructure is a welcome fertilizer of the land.
â–˛ Ă˜restad.
First came the metro, then came a mall, followed by the cranes.
Apartment blocks
Public programs Reinvention
Good example
London Tate Modern was established as a counter part of the Tate Gallery in a former power plant on the Thames’ south bank. This new museum does not compete with its sister. It makes use of the authentic qualities of the industrial building: vast spaces for immense art installations easily accessible for a large audience. The south bank used to be the dark side of the city. Now the Tate Modern is a jewel on the chain of the Jubilee line on a thriving south bank.
Rotterdam For the redevelopment of the Kop van Zuid the tax corporation and the court of justice were transferred across the river Maas to give a good example to private investors. This Rotterdam tradition is now being continued by the Ontwikkelingsmaatschappij Stadshavens that is headquartered at Heijplaat in the center of the Stadshavens transformation area.
Residential spin off Public investment
Tax Corporation Apartment blocks Justice Court
An effective way for public parties to show their commitment is to give the good example: locate public programs in a development area. When one crosses the bridge more will follow. â–˛ Kop van Zuid
Public parties set the tune.
30
DEVELO Shaping conditions Chunks Drivers Grassroots strategies Anchors Events Marketing strategies Spatial Development Strategies
31
OPMENT The sheer scale of Stadshavens raises a question of control and sustainability of a ‘plan’ for the territory. The evolution of Stadshavens will take at least two generations and will survive a series of political climates, some major technical inventions and several economic cycles, each changing society on their turn. Without total control there are limited means to guide development in the right direction. Several tactics will be explored here on how to do that.
City Center
Metro ▲
▲ Hamburg - Fixed and finished.
Shaping conditions Masterplan
Strategy
Masterplans are detailed plans carried out under supervision of an architect/urban planner. The program is determined and execution time is limited. This approach demands full control and does not allow for a lot of flexibility. It is small enough to serve as a prestige project. For instance for a politician who wants to secure his next term in office. Masterplans are also used to execute parts of a spatial strategy. This traditional planning form is predominant in the cases of Amsterdam, Hamburg, Lisbon, Genoa and Kop van Zuid.
When a case becomes too big and complex to control the whole development process, strategies are used. Control is limited by the amount of stakeholders, the enormous time span or the vastness of an area. Instead of making a fullfledged design, efforts are focused on shaping conditions. Conditions are set by e.g. accessibility or a land use plan. They serve to steer developments in the right direction and function as a framework in which others operate. A strategy is flexible to changing needs and offers freedom ► Amsterdam, Hamburg, Lisbon, to developing parties. Genoa and Kop van Zuid. Stadshavens seems to meet all criteria of a complex project. ► Glasgow, Dublin, Barcelona
Glasgow City Center
Glasgow International Airport ▲ Clyde Gateway
Clyde Gateway ▼
Glasgow - Unclear future still. ▲
This situation asks for rebalancing the framework in which development takes place. A balance between what is defined and what is left to be filled in by others. To keep out what is undesirable, to protect what is vulnerable. A framework that generates maximum freedom. Freedom to –make mistakes, anticipate change, implement what is unthinkable now. And freedom from –the outdated past and crushing forces. This is more like playing simultaneous chess, than ordering a pizza.
KM
â–ź Noordelijke IJ-oevers
Silodam â–ź
â–ź Java Gouden reael â–ş Stationseiland â–˛
â—„ Shellterrein â—„ IJ-plein â–ź Java
Oosterdokseiland â–ş Oostelijke Handelskade â–˛ Abbatoirrerrein â–ş
Chunks
â–ź KNSM â—„ Borneo-
Sporenburg
sized chunks -30 ha.projected on Stadshavens.
â–˛ Amsterdam CHUNKSIZE HA !-3
Framed in freedom
Freedom in frames
Amsterdam has no comprehensive plan for the redevelopment of the IJ-oevers as a whole. It had one halfway, but this one failed (â–ş Urban Balance). Since the ‘70s a sequence of former docks were redeveloped. For each chunk a detailed masterplan was made. These chunks have an average size of 30 ha.
Dublin’s Docklands are split up in areas of approximately 65 ha. Each chunk is developed as a whole, but content is flexible. A competition is held to select a team -developer, architect, contractor-. Within a set of rules the team is free to develop what they want. This planning method is called Section 25 planning schemes.
â–ş Hamburg, Lisbon, Kop van Zuid â–ş Glasgow, Barcelona, London
CHUNKSIZE HA $5"
KM
KM
▼ East Point
Custom House Docks ►
◄ North Lotts
Grand Canal Dock ▲
sized chunks -65 ha.projected on Stadshavens.
▲ Dublin
To make efforts effective and not drown in isolation, focus is necessary. Chunks are one way to do so. Chunks are demarcated pieces of land that are developed in one stage with a wellorganized set of stakeholders.
Drivers
Policy
Centrality
Event
Dublin Longtime Ireland was deemed an economic failure. But in the ‘90s a Celtic tiger was born. The Irish boom was based on a mix of a low wage economy, zero corporate taxes and a shared language with the world leading economy, the USA. The International Financial Service Center served as one of the main engines for growth. Located in the Dublin Docklands, the IFSC attracted many foreign financial companies turning the Docklands into the back office of the financial markets of London and New York. Unfortunately for the Irish it seems that the growth spurt was a one time opportunity especially due to a series of longtime un(der)used qualities. Ireland has one of the highest GDP/capita in the EU now.
Copenhagen The Øresund bridge merged two separate regions into one. Thereby redefining what is central and what peripheral. Suddenly Copenhagen airport was one of the most central places in the region. Ferry terminals seemed obsolete. In the fresh cooperation the Øresund university was founded and a couple of now very well accessible areas are being developed. The most prominent are Ørestad on the Danish side, and the Bo01 housing exhibition on the Swedish side. Can the A4 Midden-Delfland do the same for Stadshavens?
Lisbon The ‘98 Expo and 2004 European Football Championships were showcases for Lisbon and Portugal to demonstrate its recent modernization. Improved accessibility with the 13 km long Vasco da Gama bridge, crossing the Tejo river and spacious development areas at former event sites attracted multinationals and the city’s nouveau riche. Mentally it put Lisbon and Portugal on the map of the international community, which boosted tourism and Foreign Direct Investment.
► Copenhagen’s Øresund region
▲ Dublin’s IFSC.
Engine of a boom
► Lisbon
► Barcelona and Genoa
Drivers are the great force behind change. They have a major influence on large scale processes. A driver can be a social-economic process –like decreasing household size, an ageing society– or magnets of centrality –such as airports, central business districts- fueled by new infrastructure or discriminating policies.
▲ Øresund bridge. Heart
of a new region.
▲ Pioneers at the frontier of new development.
Grassroots strategies
Breeding places
Local entrepreneurs
Amsterdam’s creative core acts as a pioneer to new development. Artists and theatre companies are allowed to work, live and perform in brown field sites. By doing so, the sites gets known as a cultural hot spot. Then, time is due to use the hip and positive image for redevelopment, while the former inhabitants move on to tomorrow’s breeding places. In this way, the Westergasfabriek changed from a polluted factory into a popular city park. The NDSM, a brownfield dock site, is growing increasingly popular as a festival and theatre location and is scheduled for redevelopment as a city quarter.
Rotterdam A set of local entrepreneurs was partially responsible for the success of the Kop van Zuid development. Hotel New York -housed in the former headquarters of the Holland-America Line- became an immediate success especially with its watertaxi service to the north bank. Ted Langenbach, a creative entrepreneur organized dance parties in the ‘90s in a derelict warehouse. A couple years later he founded Now & Wow a cutting edge disco on another brown field site. Recently the disco moved to a grain elevator in one of Rotterdam’s most deprived neighborhoods. And again it’s booming.
► Hamburg, Copenhagen
► Antwerp
▲ Joep van Lieshout’s world famous mess.
In the starting phase it is hard to attract large investors and anchor programs. The risk is simply too high. Grassroots strategies can help development get started. Small developments are sowed by allowing and stimulating small initiatives in the area. Some might become successful, most will fail. The costs are low and as a bonus a successful grassroot not only becomes an anchor for development, it also gives the area an identity. Someday Stadshavens will become a hype.
0
▲ Shopping mall, Lisbon
Anchors
Convention center
Mall
Public
Glasgow Convention centers draw both attention and international guests and therefore serve as anchors for further developments. Their design is often spectacular in some way. The Scottish Expo and Congress Center is housed in Norman Foster’s oddshaped structure nicknamed ‘The Armadillo’. It contains the UK’s biggest integrated facility in its kind. Except for congresses and conferences, it provides spaces for concerts, expositions and other big events.
Lisbon Retail is a growing market and therefore interesting for investors. Shopping malls generate a lot of visitors and bring basic services to an area. At the Parque das Nações, close to a metro and commuter train stop and motorway, a mall serves as an advertisement for housing and office development in the area.
London A public investment serves as a sign of resolution: when a government risks building in an unknown area, investment should be safe. The Tate Modern in London is a counterpart of the Tate Gallery in the city. Its design and reputation made the eyes of the world turn to the regeneration of the south bank.
► Genoa, Barcelona, Copenhagen
► Lisbon, Barcelona, Glasgow etc.
► Kop van Zuid, Hamburg
1
â–˛ Convention center, Glasgow
After the first pioneers have successfully started up, major parties are likely to get interested in the area. An anchor is a program that attracts other investors. This spin off consists of a generic program most of the time, like apartment blocks and office buildings.
Events
Olympic Games, Cultural Capital, EXPO ‘98 ... Barcelona Mediterraneans like to play it big: to ‘shock and awe’ by using the biggest possible means to get your project on the mental map. Cities are trying to acquire international events to bring life back to forgotten areas. By doing so, they not only draw attention and investments from all of Europe, but also welcome European funds for regenerating and preparing the area. By playing it international, not only the regenerated part of the city draws international
investors, it also puts the city or even the country back in the center of attention. In Barcelona for example, the city’s share in Catalonian tourism grew from virtually zero to 50% since the 1992 Olympic Games. Genoa used the 1992 Columbus’ anniversary and the 2004 Cultural Capitalship to redevelop its old harbour. Porto Antico started as a celebration space, but over the years redeveloped pier by pier into a leisure zone.
Lisbon used the 1998 EXPO to radically improve the accessibility of the city. A new bridge over the Tejo was built and the metro extended. The 2004 European soccer championship can be seen as a continuation: the metro and motorway system were extended and improved. The former EXPO site itself saved some of the most remarkable sights like the Teleferic and the aquarium and develops into an Edge City.
Big events create momentum to get things done. A well organized event brings a positive vibe to the city, draws in investors on the short term, and delivers an attractive image on the long term. Upgraded power plant
Forum Plaza
Apartments & offices Shopping mall
Port Olimpic
Imax cinema
Port Vell’s marina
Maremagnum retail and leisure center
Collserola Communication Tower
Plaça de Espanya Ramblas
Triomph Arch
Besos banks
Plaça Catalunya Station
Agbar Tower
HSL station
Ciutadella Park Montjuic Olympic Park
Port Vell
Forum Plaza Zoo Port Olimpic
Teleferic
Expo 1929
Biocenter Beach
Beach
Expo Olympic Games 1888
1992
Forum 2004
▲ Blijburg beach became an instant success on the still desolate artificial Amsterdam IJburg.
Marketing strategies Landmark
Big events
Events
Kop van Zuid The Erasmus bridge connects downtown Rotterdam to the Kop van Zuid and the rest of Rotterdam south. But soon it was so much more. At the end of the ‘90s Rotterdam became hot and the bridge -designed by a young Ben van Berkel- its icon. This illustrates the power of a plan or design. A good one can mobilize people, make them enthusiastic and tap new resources.
Lisbon, Barcelona, Genoa Big events, like Olympic Games and World Expo’s, draw a lot of visitors during the event. The TV broadcast time, and all other forms of publicity, are free advertisement for a city and boost citizens’ self-esteem. The Mediterraneans have a tradition with holding big events successfully. The created momentum is used to realize long term goals at once and the event is used as a deadline to get things done -remember Athens’ Olympics.
Hamburg In Hamburg, an event manager is assigned with promoting festivals in the HafenCity area by offering 11 locations for short term events. In this way, the public gets familiar with the developments in the area in a positive way. Rotterdam Since 2003 the annual Fast Forward Dance Parade finishes on Katendrecht, a regeneration area halfway its transformation. One of the goals is to make people familiar with the place and its future.
► Glasgow, Genoa, London
â–˛ The Queen lured people to places they never went to before.
Marketing strategies are used to involve a larger audience. Several target groups can be distinguished: citizens, investors, politicians, tourists, potential residents... Some strategies aim at informing the audience only. This has a big advantage: you don’t have to go there to know what is going on. Though for other strategies going there is just exactly what they aim at.
Spatial development strategy City center
University
Convention center Mall
Headquarter
â–şSweden
New infrastructure gave Ă˜restad a central position in the region.
Headquarter Metro Suburban rail Highway Shopping Mall
Copenhagen’s Ørestad, a European edge city Ørestad is not a -former- port area, but it is a classic example of a European edge city. Edge cities are new centers that appear at what used to be the periphery of urban areas. These sites are often the best accessible places in the region. Better than the historic city center. This is especially due to their proximity to important highways and very European, they are even very well accessible by public transport. The most important features of a European edge city are a shopping mall -with an inte-
rior parking garage and a true pedestrian entrance-, a bunch of offices with some important headquarters, and at least one large scale venue such as a multiplex cinema or convention center. The area is served by highway exits and a metro stop, and located in the heart of suburbia. An airport is nearby most of the time. This is all valid for Ørestad, too. What makes this case extra interesting is that infrastructure -highway, metro and commuter train- all were realized before development took place.
48
CITY &
49
Y & PORT The city of Rotterdam grew big in harmony with the growth of the port and vice versa. This marriage has still a lot going for it. But with the redevelopment of Stadshavens the relation needs to be reinvented. How to make the best for both? Expansion Mixing city & port Port conflict Urban balance Special program Mass Mix of program
0
Uitbreidingsmogelijkheiden
▲ Dublin.
Development on hold?
Expansion City
Free space
Port
Sea
Reinvention
Brownfields City
Free space
0ORT
Hamburg, Londen, Dublin Amsterdam (Rotterdam) Uitbreidingsmogelijkheiden
Sea
Brownfield developments are problematic. Brown fields are derelict lands left by the Port Sea City industries some time ago. Especially in the ‘70s and ‘80s many industries in Europe closed down shop and moved to low wage countries. Leaving behind often polluted vast terrains and thousands of people unemployed. The socialeconomic dimension makes the redevelopment extra difficult. The city is broke and the port is empty. ► Glasgow, London, Antwerp, Amsterdam, Hamburg etc ...
Port Antwerpen, City Copenhagen
Free space
Sea
Fortunately Stadshavens is not a brown field, but still a vital port Glasgow area. Free And it will continue Genova, Sea to City stay so, space at least0ORTpartially. Ports tend to move seaward in the process of scaling up. This is speeded up in some cases by an expanding city that pushes Port Sea Cityout. So a healthy the port take over is established of the less vital port areas in proximity of the city. This may even contain a reinvention of the port activities, in a knowledge based, value adding industry. This approach requires a proactive attitude in anticipation of changing port activities. ► Stadshavens
Hamburg, Londen, Dublin Amsterdam (Rotterdam)
Antwerpen, Copenhagen
Genova, Glasgow
1
â–˛ Rotterdam.
A sequence of waterfront developments.
Rotterdam is becoming a part of a differentiated network city that encloses more than 3 million inhabitants in Zuid-Holland. The port, as part of this urban field, is driven seaward by ever larger vessels and industries. Stadshavens’ ambition is to anticipate these changes and avoid the birth of brownfields.
▲ Soft port
Mixing city & port Soft port
Hard port
Port activities can be categorized in roughly two types. Soft port activities are consumption oriented functions like marina’s and cruise terminals. This white fleet is generally perceived as ‘nice’. Mixing soft port with urban environments has been done successfully many times. Though even large vessels as cruise ships and ferries can cause environmental problems, as was experienced in Copenhagen’s Amerika Plads.
Hard port activities are production oriented. In general they are larger in scale, produce more noise and other forms of pollution than soft port activities. Featured functions are among others container terminals, bulk turnover and petrochemical industries. Mixing hard port functions with urban program is nearly impossible. It has only been done on city level, like in Hamburg and Genoa. Though hardly a mix, here hard port activities take place within a one kilometer distance from urban programs as apartments and offices.
► Everywhere
► Genoa, Hamburg
▲ Hard port
City center ▼ ◄ HafenCity
◄ Port
0
10 km
Mixing port functions with urban environments is not easy. Though many times done successfully with soft port activities, a mix with hard port program seems nearly impossible. Hard port activity is only exiting from a distance. ◄ Hamburg.
Hardly a mix, more a juxtaposition.
Amerika Plads
Frihavn
Load and ▼ park ◄ Ferry
Terminal
▼ S-rail stop
◄ Apartments
& offices
Mixing urban and maritime functions can be very attractive. Imagine having a marina in front of your condo. But large container vessels in the heart of a neighborhood is less than a dream.
A catalyzer could not take away all pollution
Port conflict
Makes more noise than they thought. Is it still nice when it embarks at 2 am?
â–˛ Amerika Plads, Copenhagen
'LASGOW
▲ Dublin Docklands offers apartment buildings and office blocks served by lite rail ...
Urban balance
#LYDE CORRIDOR COMPLEMENTARY
Competitive
Coopetition
Complementary
!MSTERDAM
'LASGOW
Amsterdam The transformation of the IJ-oevers has severely been hindered by the -virtual- development of the Zuidas, another Amsterdam area. Investors were more keen on this site, that now is being developed as Amsterdam central business district. The Zuidas is closer to Schiphol airport, will have a high-speed train stop and has a more central position in the region. Rotterdam must consider this a real danger, too. Finish other projects first.
#LYDE CORRIDOR COMPLEMENTARY Dublin Competition can also Glasgow In the case of be healthy. It delivers freedom Glasgow’s Clyde Corridor every chunk is complementary to of choice for clients and keeps !MSTERDAM !MSTERDAM suppliers sharp. another. Their program and Along Dublin’s belt way several form derives from the conedge city developments have text locally. They all seem not popped up in the form of busi- related, but as part of a wider ness and science parks, surstrategy they are. 4RANSFORMATION AREA COMPETING WITH CITY EDGE DEVELOPMENT 4RANSFORMATION AREA COMPETING WITH CITY EDGE DEVELOPMENT rounded by leafy suburbs. In the Dublin Docklands in a totally different, more urban, environment apartments and financial service jobs are offered. All together they make Dublin an attractive city to live and work.
4RANSFORMATION AREA COMPETING WITH CITY EDGE DEVELOPMENT #LYDE CORRIDOR COMPLEMENTARY
'LASGOW
Stadshavens is large enough to contain Zuid-Holland’s full need for housing and offices for a couple of years. There is a danger of flooding the market.
... while Dublin’s edge city Rathcoole offers suburban homes and hi-tech business parks dependent on cars. ▲
Glasgow Glasgow The river Clyde is the center of the development area of Glasgow. The transformation of the Clyde banks are part of a larger Scottish vision. Main point in this vision is to make a corridor from the Clyde’s estuary in the west to Edinburgh’s bay in the east. Glasgow is Edinburgh’s savior: Edinburgh is full and Glasgow has plenty of space, plus a waiting labor force. The so called Clyde Corridor consists of three engines or Development Zones; the Clyde Waterfront -located west of Glasgow city center, the Clyde Gateway -located east of the
city center- and Ravenscraig -a former steelworks. The Clyde Corridor unites north and south banks. Both the Clyde Waterfront and the Clyde Gateway are composed of several disconnected parts. Each chunk accommodates its own program. Near Glasgow international airport, a well accessible area, a shopping mall opened recently. On the east side of the city a park and a residential experiment are constructed. In the end they are more connected to their surroundings then they are to each other.
Special program
► Marina, Antwerp. Also in Barcelona , Genoa and Lisbon. ► Europe’s largest aquarium, Genoa. Also in Lisbon, Barcelona and soon in Hamburg.
Shopping mall Convention center Cruise terminal Marina Panorama tower Science & technology museum Europe’s largest aqaurium
In an attempt to make their site unique every city comes up with more or less the same ‘special’ program. To become successful a cruise terminal seems essential, as are a science and technology museum, a panorama facility, and last but not least, Europe’s largest aquarium.
► Panoramic facility, Lisbon. Also in Hamburg, Barcelona, Genoa and Glasgow. ► Cruise terminal, Rotterdam. Also in Hamburg, Copenhagen, Barcelona, Genoa.
0
▲ Amsterdam. Sea of houses.
Mass
Apartments & offices Residential
-ASSA
!MSTERDAM HOUSING FAMILY HOUSING
Dublin The most common form of mass is a mix of housing and offices. For housing apartment blocks are popular throughout Europe. As a reminder of the heroic industrial history they fit in the often urban and robust character. Offices are housed in $UBLIN 'ENOVA the same six APARTMENTS type of volumes: .O MASS ONLY AND OFFICES SPECIAL PROGRAM to ten story high blocks with a tough identity. ► Almost everywhere
No mass
Amsterdam Genoa is quite an exception. Most of the Amsterdam Here only special programs -ASSA -ASSA IJ-oevers redevelopments dominate the transformation are dominated by housing. sites: a museum, convention Especially after large office center, cruise terminal, hotel, developments were canceled marina and a shopping mall. and moved to the Zuidas (► The adjacent city itself funcUrban Balance). tions as the critical mass to In the residential mass the IJfeed the ‘special’ program. oevers offer both low rise one !MSTERDAM !MSTERDAM $UBLIN $UBLIN 'ENOVA 'ENOVA family housing and apartment HOUSING FAMILY HOUSING HOUSING FAMILY HOUSING APARTMENTS APARTMENTS .O MASS ONLY .O MASS ONLY AND OFFICES AND OFFICES SPECIAL PROGRAM SPECIAL PROGRAM blocks and towers. Both in a wide price range.
1
▲ Equally sized office and apartment blocks in a tough environment.
As a solid base of development two programs are dominant: housing and offices. The balance between them is determined by the market. The base is topped up with special program cherries to make the area ‘nice’.
Mix to the max
Zoning
Hamburg
Copenhagen
Transformation area Section Block
Building
Studio
Mix of program Mix to the max
Zoning
Hamburg HafenCity is predominantly filled with both office and apartment buildings. Each possible mix of offices and dwellings is offered. On the area as a whole in the form of an office and a residential quarter. But there are also mixed streets, mixed buildings and even studio’s -a unit to work and live in.
Copenhagen In the Sydhavnen area both offices and apartments are built. But they are kept separate in zones. In the southern part a business park is created with hightech companies as Nokia and Eriksson. In the northern part Sjoerd Soeters made a masterplan, based on his Java island in Amsterdam which mainly consists of waterfront apartment blocks.
► Antwerp
► Dublin, Glasgow, Lisbon
Apartments Offices
To create a vivid environment functions are usually combined. Though the ambition is equal this is not always done the same way.
â–˛
Mix to the max. HafenCity, Hamburg.
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65
WATER The regeneration of a port area does not differ a whole lot from any other regeneration project. Except for the large share of water. Water is both a threat and an opportunity.
Landscape Threats Area vs. perimeter Accessibility Use of Water
► City upon the stream
► City at the coast
Landscape Estuary
Delta
Some of the case study cities are situated at the point where river turns estuary. An estuary is the wide lower course of a river where the tide flows in, causing fresh and salt water to mix. The difference between high and low tide is big. The mouth of the river is wide. The forces of the in and out flowing sea erode the river bed and banks. Estuaries are relatively dangerous due to the large influence of the sea and the fast tidal currents. The Thames, Maas, Schelte, Elbe and Clyde all flow through an estuary into the sea.
Other port cities have grown directly at the coast, in a delta. A delta is a triangular deposit of sand and soil at the mouth of a river. The land is fertile and often densely populated. The sedimentation is caused by the sea, which is shallow and has a small tidal difference in height, like in the Mediter-ranean Sea, the Irish Sea and the Øresund. Horizontally there can be enormous tidal flats that are a beloved habitat for flora and fauna. The Nile, Rhône and Mississippi all have a delta mouth. The Netherlands as a whole can also be considered a delta.
► London, Antwerp, Hamburg, Glasgow and Rotterdam.
► Dublin, Copenhagen, Barcelona and Genoa.
The position of the port city at the river or the sea determines its lay-out. With a transition of port activities and their locations this lay-out of the city as a whole can be reinvented. â–˛ Dublin: Safe and fertile.
▼ Old warehouses ▼
▼ Elevated footpath
0 ▲ Elevated emergency street
▲ Elevated emergency street
◄ Accessible waterfront
▲ Waterproof parking
▲ Hamburg: Dry port.
Threats Flooding
Pollution
Hamburg About once a year Speicherstadt is flooded. The water rises 1 to 2 meter above street level. Warehouses were prepared for this. But with permanent occupation (offices and apartments) extra design effort has to be taken into account for safety reasons. A new elevated infrastructure is implemented for emergency. This way emergency vehicles can still get to the offices and apartments. The parking which is the modern ‘basement’ of architecture is waterproof.
Barcelona The FORUM site is one part of the ecological regeneration plan for the river Besos’ estuary. Being the site of the city’s water treatment and power plants, the area became a showcase for dealing with pollution: The treatment was modernized and then covered by the forum’s main square, the power plants were turned into a more eco-friendly facility.
► Stadshavens, Glasgow
▲ Road on a dike
◄ Regeneration of River Besos
▼ Power plants ▼
◄ River Besos’ mouth
▲ Clean beaches
▲ Forum Plaza with sewerage plant underneath
▲ Barcelona: Clean beaches.
The water as an attraction for people and program, together with its threats like flooding and pollution, make the waterside the incubator for smart spatial solutions. They could give the city as a waterfront a distinct character.
0
▲ Antwerp: Water sells.
Area vs. perimeter A room with a view
New balance
Floating fun
Antwerp Along the quays of the Willemdok luxurious apartments and offices with a panoramic view have been established. A classical style building, by German stararchitect Kollhoff, bears the name ‘Royal Entrepot’. Its location near the waterside and a view on Antwerp’s citymarina was a reason to design shallow rooms with a broad view. Water is a brand which sells.
Copenhagen At some places in the Sydhavnen are large water surfaces diminished at other’s extra water (in the form of shallow ponds and canals) is added. The concept is to create a maximum interaction between the urban environment and the water.
Barcelona Strategic waterfront locations are opportunities for retail, restaurants and entertainment. In Barcelona a floating shopping center with cinema, bars and restaurants is a modern highlight at the end of the Ramblas. Bridges, platforms and boats are a beloved setting for entrepreneurs.
► Everywhere
► Dublin
► Copenhagen, Amsterdam, Genoa
Shopping mall with a view Sydhavnen (depth >10m) Fake ‘water crossing’ New shallow water (depth <1m)
1
Offices Start of apartment blocks along ‘new’ waterfront ▲ Copenhagen: More is more.
Human nature has always been attracted by the fertile grounds along rivers or the sea. The species still loves it. The value of real estate increases near the waterside. What often comes with it is a panoramic view. Reason enough for optimizing the area to perimeter ratio.
▲ Malmö: A touch ...
Accessibility Boardwalk
Quays
Copenhagen Because of a waterlevel difference a boardwalk is introduced to still get close to low water. Some more strategies secure the use and accessibility of the waterfront: • A breakwater prevents waves at high water to wash the people of the quays. • By law it is ordered to keep an eight meter strip accessible for public and free of structures. • Ground level of buildings along the waterfront is mainly for public use. • Although the quays are sold with the land, ‘harbour dues are paid to the Port Authority.
Hamburg As an exception of the laborious renovation of the historic quays in Hamburg, a descending ‘landscape’ of surfaces designed by Enric Miralles bridge the height difference between water surface and quay. This solution makes the water accessible at all tides. In Stadshavens the small beach at the former quarantaine terrain north of Heijplaat - nowadays an artist colony - is probably one of the few places along the Maas in Rotterdam where you are able to really touch the water.
► Antwerp, Barcelona
► Copenhagen, Stadshavens
â&#x2013;˛ Hamburg: High price.
M â&#x2014;&#x201E;
M â&#x2013;ş
M
ď Ż ď Ż
Quays are often very high, especially in areas under tidal influence, like in estuaries. Without good design the water will hardly be accessible.
ď Ż ď Ż
74
Use of water Transportation Resource of life Sports and leisure Public space Identity Barrier Stage Private space
75
76
77
DESIGN Choices have to be made. People have to be mobilized.
To create the best spatial conditions for all users and conquer a place on the mental map of citizens, decision makers and investors good urban and architectural design is essential.
Public space Block size Heritage Parking Freedom Landmarks
▲ Dublin: No second chance for a first impression.
Public Space What’s first
Experience
A fluid square
Dublin Although construction at South Quays and the Grand Canal Dock has just started, the public space at the waterfront has already been completed. A sense of place can be experienced, strolling along the quays. To design and construct some strategic public spaces in advance is far better than leave construction sites to be desolate deserts for years.
Amsterdam The bridges of Borneo Sporenburg are more than just a way to cross the water. Crossing these bridges you are elevated above the surroundings. With the breeze of fresh air and the openness of the water which comes with it, you get to know what good design can do for you.
Antwerp The size of the water surface can make a difference in experience it as a public square or an infinite lake. The distance of facades to the waterside can intensify this feeling of a public square. The Willemdok in Antwerp is now being used for boat shows. On 75 by 75 meters children get their first sailing lessons. People sit on terraces along the waterfront. Almost a square. What will the public water surface in Stadshavens be like?
► Glasgow, Dublin
► Lisbon, Stadshavens
â&#x2013;˛ Amsterdam: An experience.
Rotterdam
Waalhaven 1100 m.
Antwerp
Willemdok 110 m.
Hamburg
Innenalster 400 m.
Amsterdam
Spoorweghaven
95 m.
The water is the omnipresent feature of public space in port transformation areas. To exploit chances to overlook, to touch or to pass it, is a great opportunity for design.
0 Amsterdam IJburg Grid 200 x 100 m Block 173 x 73 m Street 27 m
Barcelona Cerda grid Grid 133 x 133 m Block 113 x 113 m Street 20 m
Rotterdam Business park Noordwest Grid 230 x 330 m Block 200 x 300 m Street 30 m
Block size
New York Manhattan Grid 250 x 100 m Block 225 x 75 m Street 25 m
1
The grid -a spatial instrument to provide a public framework for private development- can generate freedom or impose constraints. The block size determines programmatic (im)possibilities, promotes bottom-up developments and defines the urban experience.
▲ Glasgow: Here we are.
Heritage Industrial artefact
Real estate
Public Space
Glasgow Close to the ultramodern SECC an old harbour crane is preserved as a recycled icon and a last memory to the glory days of shipbuilding on the Clyde. The object is useless and transformed from a technical installation into a nostalgic piece of art.
Genoa In Genoa, the ancient 18th century cotton warehouse, which once was the harbour’s pride, was renovated to house a range of functions like congress facilities, a museum and a mall. The warehouse regained its central place in the Porto Antico.
Hamburg The dilapidated quay walls in the HafenCity got a key role in the public space design. They were carefully restored to serve as a historic maritime reference for the new city quarter. Although the cost of restoration is higher than a new structure, it’s difficult to create qualities of historic artefacts instantly.
► Everywhere
► Copenhagen, Antwerp
â&#x2013;˛ Hamburg: Dressing room.
Port heritage is a unique chance for giving the transformation area a â&#x20AC;&#x2DC;faceâ&#x20AC;&#x2122;. It is the reference of a maritime past. A beloved brand for new development. Could functioning port artefacts be just as successful as their historic, but above all clean and silent counterparts?
▲ Copenhagen: Private parking, public platform.
▲ Amsterdam: Parking cocoon.
Parking Basement
Drive-in
Convenience?
Copenhagen Next to Amerika Plads in Copenhagen two former port basins are restructured into a mixed-use office and apartments location. To provide enough parking spaces without having to sacrifice the public pedestrian walkway along the basin, a communal private parkingbasement is introduced. Outside is serves as a public podium around the waterfront.
Amsterdam To ensure local density combined with family housing at Borneo Sporenburg a solution for cars had to be found. To not exchange compact collective space for numerous parked cars, a successful drive-in type of family house was developed. The car is parked on private ground and the house is wrapped around it.
Stadshavens If you have a lot of space as in the case of Stadshavens, you might consider street parking still valid and convenient. If this is combined with a spacious lay-out with a real suburban quality it could bring back the middle class near the center of the city.
► Kop van Zuid, Hamburg
► Glasgow, Amsterdam
â&#x2013;˛ Dublin: Parking as a destination.
The local density of new urban waterfront locations forces the planners and architects to think of parking solutions as part of the private program. On the contrary in the remote areas, most exciting parts of the port, often only accessible by car, the parking is a public destination itself.
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Freedom to Wander Create Party Isolate Change Differentiate Be temporary Do nothing Get lost
87
Port areas -especially in the case of Stadshavens- are huge. A lot of space should encourage a â&#x20AC;&#x2DC;lack of designâ&#x20AC;&#x2122; for certain spaces. This creates freedom for others to fill it in with unexpected program.
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Landmarks
Van Berkel’s bridge: the ‘Swan’ ▲ Larsen’s disputed opera house ▼
Amsterdam
Frits van Dongen MVRDV Kollhoff Coenen West 8 Kees Christiaanse Soeters Antwerp Neutelings Riedijk Hans Kollhoff Richard Meier Barcelona Viaplana & Piñon Frank Gehry Calatrava Norman Foster Herzog & de Meuron Jopsep Lluis Mateo Copenhagen Henning Larsen Jean Nouvel MVRDV Soeters
Whale Silodam Piraeus Urban plan Urban plan
Dublin Genoa Glasgow
Museum MAS
Hamburg
Maremagnum Port Olimpic Montjuic Collserola tower Forum hall Convention center Opera house Ferring HQ
Lisbon
Silo reconversion Urban plan
London
Rotterdam
Richard Rogers Daniel Libeskind Manuel Mateus Renzo Piano Ben van Berkel Norman Foster BD Partnership Herzog & de Meuron KCAP Enric Miralles Alvaro Siza Santiago Calatrava Cesar Pelli Richard Rogers Herzog & de Meuron Norman Foster Ben van Berkel Norman Foster Renzo Piano Frits van Dongen Teun Koolhaas
Needle Arts center Bigo Ponte Parodi Armadillo Science Center Opera House Urban plan Portuguese Pavilion Oriente station Canary Wharf tower Millennium Dome Tate Modern Gallery Millennium bridge Erasmus bridge World Port Center Toren op Zuid Landtong Urban plan
89
▲ Columbus pavilion: Il ‘Bigo’ ▼ Glasgow exhibition center: the ‘Armadillo’
A landmark is a powerful tool to identify unknown grounds to decision makers, private investors, and the public. The sheer size of port transformation areas could be a reason to hire world famous architects but could also well be an opportunity to introduce the next generation.
0
1
CASES
NEMO/ BIMhuis Docklands/ former NDSM wharf New Technology Center Piet Hein tunnel
Noordelijke IJ-oevers
Ring A10
Westergasfabriek
Oostelijke eilanden
NoordZuid Lijn
Amsterdam: IJ-oevers Dev. Corp. none / DRO Amsterdam Time line 1975 - 2020 Land area 450 ha. Main Program Housing Special Program Shell technology center NEMO BIMhuis Cruise terminal Central Station etc. Infra Piet Hein tunnel Noord-Zuid metro line IJ-tramway
0
5 km
Summary Several maritime brown fields were redeveloped without an overall structure since the â&#x20AC;&#x2DC;70s. Among others Bikkerseiland, Prinseneiland, Abbatoir terrain, IJ-plein. Mid â&#x20AC;&#x2DC;80s an attempt was made to develop the total area of the IJbanks in the IJ-oever project. It failed. With a successful restart the eastern docklands were step by step redevelopped as a predominantly residential area. Part of this are the world class designs of Borneo Sporenburg, Java and KNSM island by West 8, Soeters and Coenen.
▲ Waterfronts near KNSM-island
Randstad Functional Urban Region (FUR)
◄ Amsterdam
Population Jobs Production Area
◄ Rotterdam
▲ Randstad FUR
source: GEMACA
7.0 3.1 € 185 6.000
million million billion km2
►
▲ Antwerp’s Ring
Phase 1
Phase 2
Metropolis multiplex bios Oosterweel-link Flemish Ballet Marina Museum a/d Stroom
City center
Antwerp: ‘t Eilandje Dev. Corp.
Projectbureau ‘t Eilandje Time span 1999 - 2015 Land area 160 ha. Main program Offices and apartments Special program Marina 0
Summary Compact in size and situated on walking distance of the center of Antwerp, the development of ‘t Eilandje -little islandresembles more the Kop van Zuid transformation then that of Stadshavens. Its development is based on private initiatives in all scales. 500 m
Antwerp FUR ►
Brussels FUR ►
Antwerp Functional Urban Region (FUR)
Population Jobs Production Area
1.5 0.7 € 39 2.300
million million billion km2
Brussels Functional Urban Region (FUR)
Population Jobs Production Area source: GEMACA
3.7 1.5 € 96 7.250
million million billion km2
Ronda Beltway
HSL station GloriĂŠs square
Olympic Stadium
Forum 2004 Port Olympic Port Vell
Barcelona: Port Vell, Port Olimpic and Forum 2004 Dev. Corp.
Port of Barcelona 1992 Olympics org 2004 Forum org Time line 1985 - 2004 Land area 525 ha. Main program leisure/congress, housing Special program marinas Forum hall Olympic village treatment/power plant Infra Ronda (Beltway) metro extensions
0
5 km
Summary A series of coastal redevelopments related to cultural events and tourism. Especially the 1992 Olympics and the 2004 Forum were used to turn the cityâ&#x20AC;&#x2122;s polluted coast into a recreational zone with beaches and infrastructures like the beltway integrated.
▲ Ronda Litoral: Traffic problems covered
Port Olimpic and Forum 2004, Barcelona Barcelona built a tradition of hosting big events ever since the 1888 world fair. The city’s self-consciousness and rivalry with Madrid created fertile soil for the organization of the 1992 Olympics. The event is still remembered as ‘the best games ever’ and repaired the city’s pride. The Games were used to face lift the city: The Beltway was completed and partly covered, areas restructured and Olympic facilities were strategically spread through the city. The attention for the city made
its image change and attract visitors ever since. As a sequel, in 2004 the International Forum was held in the deprived Poblenou area. The event, attracting 4 million visitors, adds congress space to the city and will act as a motor for the redevelopment of the area: an attractive coastline, high-end housing and a change from industrial production to knowledge economy. The city’s experience and feeling makes it a pioneer in using big events for promoting both city and quarters.
Copenhagen: Sydhavnen, Nordhavnen, Havnestad
Dev. Corp.
Copenhagen Port Authority Time line 1990-2010 Land area 190 ha. Main program offices and apartments Special program National Library Opera house Cruise terminal Shopping Mall
Summary The Øresund bridge and the merger of the Malmö and Copenhagen port authorities made ferries and port activities move out and opened up waterfront space in the city. Several projects create different areas connected by the city harbour. Copenhagen’s canal system is reinvented and gives access to the new developments.
Copenhagen: Ørestad Dev. Corp.
Ørestad Development Corporation Time line 1993-2023 Land area 280 ha. Main program Offices and apartments Special program Shopping mall Convention center University Infra Metro Highway
Summary To benefit from the new Øresund connection, Ørestad is one of Copenhagen’s edge cities connecting the city center with the highway to Sweden. The project is a linear development along a metro line with both existing program -as a university and a convention centerand new functions a shopping mall and headquarter offices.
Sydhavnen Amerika Plads
National Library Opera house
City Center Port of Copenhagen
University Metro Bella Congress Center Shopping mall Headquarters
Ă&#x2DC;restad International airport Ă&#x2DC;resund Bridge
0
5 km
100
DART
Port Tunnel IFSC CHQ shopping mall U2 Tower Venue The Point
City Center
River Liffey
Dublin: Dublin Docklands Dev. Corp.
Dublin Docklands Development Authority, (DDDA) Time line 1995-2012 Land area 285 ha. Main program Offices and apartments Special program International Financial Service Center The Point theatre Infra LUAS, lite rail tram Tunnel to separate port and city 0
1 km
Summary After the establishment of the International Financial Service Center (IFSC) in the Docklands, following the company tax cut by the Irish Government, Dublinâ&#x20AC;&#x2122;s portal area became a popular location for foreign investments. Then the government and city council made a masterplan for the area in order to promote balanced development with a mix of uses.
101
Edge city Edge city Edge city
City center
◄ Port ▲Docklands
Edge city
Edge city
5 km Edge city
▲ Regional Coopetition in Dublin Metropolitan Area.
Celtic Tiger Dublin Ireland is often referred to as the Celtic Tiger due to its booming economy over the last 10 years. One of the factors that accommodated this growth was the 0% tax cut for company taxes in 1994. This turned Ireland from Europe’s backwater into a footstep to the continent for American and Asian companies. As a result, these companies chose Ireland an Dublin in particular
as their European headquarters and the country experienced a boom in office space. To control development, the national government and the Dublin City Council appointed the Dublin docklands and made a masterplan for development. Ever since, building is controlled in socalled S25 procedures which assure a mix of functions is established in each developed section of 25 ha.
0
10 The Mediterranean Sea is Genoa’s only growth opportunity. ▼ Apennines
Elevated highway ▼
▼ Port area
Mediterranean ▼
Genoa: Porto Antico Dev. Corp. Porto Antico SpA Time line 1988-1995-2010 Land area 55 ha. Main program Leisure Special program aquarium panoramic tower convention center museum
▲ Waterfront and the ‘Bigo’
Summary Genoa is changing its ancient harbour into the city’s playground. Abandoned piers provide the necessary space for large scale attractions in the dense hillside city. A part of the harbour is still in use as ferry port.
10
Elevated Highway
Ferry Terminal
Old City
Modern Port
Ponte Parodi Marina Cottone Bigo / Aquarium
0
1 km
10
SECC / Armadillo Science & tech. museum Glasgow Harbour Housing Braehead Mall
IKEA
Hospital
Clyde Waterfront International Airport
Glasgow: Clyde Waterfront & Clyde Gateway Dev. Corp.
Scottish Enterprise (gov) Clydeports (priv) Time line 1985-2002-2020 Land area 660 ha. Clyde Waterfront 430 ha. Clyde Gateway Main program Offices and apartments Special program SECC (convention center) Science Center Mall Infra River crossings Lite rail
0
3 km
Summary To improve the quality of the river and develop a waterfront, the Clyde waterfront is part of a national (Scottish) strategy. It stimulates development of brownfield quays with commercial and public services ranging from malls to a convention center to housing projects.
10
Broomielaw CBD Homes for the future Celtic FC stadium Business & industry park
City Center
Glasgow Green Park
Clyde Gateway
Metro Clyde Gateway
▼ Glasgow
Edinburgh▼
Glasgow Functional Urban Region (FUR)
Population Jobs Production Area
1.8 0.8 € 47 3.200
million million billion km2
Edinburgh Functional Urban Region (FUR)
Population Jobs Production Area
source: GEMACA
KM
0.8 0.4 € 21 2.600
million million billion km2
10 City Center
Speicherstadt
Opera House Metro extension
River Elbe
Cruise terminal Elbebrücken Modern Port
Hamburg, HafenCity Dev. Corp. HafenCity GmbH Time line 1995-2017 Land area 140 ha. Main program Offices and apartments Special program Cruise terminal Panorama tower Convention center Infra Extension of metro line with two new stops 0
500 m
Summary Thanks to its proximity, Hamburg’s HafenCity is more like an extension of the city center than a new city quarter. It offers a central urban environment between Elbe and ‘Stadtmitte’. The historic ‘Speicherstadt’ is preserved and integrated in f.e. the site’s flood protection.
10
Temporary panoramic view to City Center â&#x2013;˛
10
Lisbon, Parque das Nações Dev. Corp.
Parque das Nações s.a. Time line 1993-2010 Land area 290 ha. Main program Offices and apartments Special program Mall Aquarium Convention center Marina Tower Teleferic Infra Vasco da Gama bridge Metro line
Summary Being the site of the 1998 EXPO, the parque inherited some landmarks and attractions in its second life as a business/congress park. The new Vasco da Gama bridge puts the site at Lisbon’s front door and makes it a typical European edge city with a mix of leisure, housing and office space.
Vasco da Gama bridge Panorama Tower Convention center Oriente Metro station Mall Aquarium
River Tejo Metro Line
0
1 km
10
▲ The 1998 Expo’s Portuguese pavilion
▼ Lisbon Metropolitan centers
Parque das Nações EURO 2004 stadiums Baixa/center River Tejo
Vasco da Gama-bridge
Atlantic Ocean
25 April bridge 0
10 km
110
City
Tate Modern
Thames
London, Docklands Dev. Corp.
London Docklands Dev. Corporation Time line 1980-1998-2010 Land area 1725 ha. Main program Offices and apartments Special program Domestic Airport Tate Modern Millennium Dome Infra Docklands Light Railway Jubilee Line Extension
0
3 km
Summary When in 1980 most of the London docklands were derelict, the national government started one of the first European brownfield redevelopments. The area was subdivided and redeveloped by private companies, which led to a wide range of uses, from the high-rise offices and renovated docks at Canary Wharf to the London City Airport and suburban neighborhoods.
111
Thames
London City Airport Docklands Light rail Greenwich
Millennium Dome Jubilee Line Canary Wharf
London Functional Urban Region (FUR)
Population Jobs Production Area source: GEMACA
13.2 6.7 â&#x201A;Ź 413 12.850
million million billion km2
11
City Center
Willemsbrug
Metro
Entrepot Erasmus bridge New Metro stop Justice Court Hotel New York
River Maas
Rotterdam, Kop van Zuid Dev. Corp. dS+V (gov) Time line 1984-2010 Land area 90 ha. Main program Offices and apartments Special program Justice Court Cruise Terminal Infra Erasmus bridge Metro stop 0
1 km
Summary The Kop van Zuid project is the connection of the north and south shores of the Maas river, which makes the river the heart of the city again. The actual connection is formed by the Erasmus bridge that grew into an city icon. The area also contains displaced city services like the justice court, Luxor theatre and schools.
11
▲ From ruin to flagship: Hotel New York, Wilhelminapier
Randstad Functional Urban Region (FUR)
Population Jobs Production Area
source: GEMACA
7.0 3.1 € 185 6.000
million million billion km2
11 Caland metro
Central station
Merwehaven Vierhavens Maastunnel
Nieuwe Maas Rotterdam Ring Sluisjesdijk Eemhaven
Waalhaven
Quarantaine site ECT container terminal Heijplaat village Stadshavens HQ Erasmus metro
Rotterdam, Stadshavens Dev. Corp. Time line Land area Main program
0
Ontwikkelings mij. Stadshavens 2004 - >2030 975 ha. City & Port
3 km
11
â&#x2013;˛ Stadshavens: working port â&#x2013;˛ Stadshavens: Biga and beatiful.
11
Glossary Anchor
A key function in an transformation area that is supposed to attract other investments in that area: i.e. a congress venue that attracts hotels and restaurants.
Big
Beautiful
Block size
Block size can determine programmatic (im)possibilities, promote bottom up development and defines urban experience.
Breeding place
A place where grassroots are tested and and helped to grow out, to test its aptitude for the site and support in the city.
Brownfields
Any land or premises which has previously been used or developed and is not currently fully in use. Although it may be partially occupied or utilized. It may also be vacant, derelict or contaminated.
Chunk
A piece of something, for example, bread, chocolate, or a plan. Here a unit of development.
Orgware
The organizational structure and culture and their means to control both hardware and software.
Docklands
Originally a type of harbour where docks were necessary to keep out the tide, like for example in London or Antwerp. Nowadays more and more accepted as a fashionable term for port areas in redevelopment.
Driver
The engine behind change. A process on a higher level that determines or has a major influence on developments in an area like the company tax-cut in Ireland or the construction of the Oresundlink between Denmark and Sweden.
Edge city
A large concentration of office and retail space outside the historic center. Located along important highway arteries in the midst of suburbia. Frequently the airport is not faraway. In Europe edge cities often are well accessible by public transport.
Event
The organization of an international manifestation like the Olympics or the World Exposition.
Framework
A set of ideas, interventions, agreements, or rules that provides the basis or the outline for something that is more fully developed at a later stage. Frameworks define conditions for later development.
Grassroots
Small scale initiatives with a future potential. Grassroots are characterized by their bottom up approach, low budgets and mobile characters like small enterprises, artist workshops and small events.
Grassroots strategy
Grassroots are nurtured by i.e. subsidies, rules or promotions from authorities. A grassroots strategy is an active and deliberate support of grassroots to settle in an area by i.e. a planning council.
11
Greenfield
Opposite of brownfields. ‘Virgin lands’, sites that are not yet developed for intensive or urban use like meadows, parks and forests.
Grid
An orthogonal system of roads and lots, is a public framework for private development.
Hard port
Traditional port with an industrial character. These are the activities mostly kept away because of their polluting aspects.
Leadership
The ability -of a person, board, city council- to mobilize a society to reach certain goals like the establishment of companies, infrastructure -Øresund link- or the organization of prestigious events.
Mass
The ‘meat on the bones’. Program that doesn’t attract other investments in particular. Makes up the larger part of the built area for general needs. Comprise typically housing and offices.
Masterplan
A detailed plan carried out under supervision of an architect or urban planner. This frequently used tool officially is an exception not anchored in spatial planning legislation. The construction is based on consensus and shared interests.
Pioneer
A -private- investment as a frontier of development or the first function to settle in a development area, thus stimulating others to follow.
Program
Functions that require space. Like offices, dwellings, parks, marina’s, infrastructure. The elements an architect or urban planner designs and plans.
Quango
Quasi autonomous nongovernmental organization. Often a privatized former public utility company, in which government still has a large share. Such as electricity companies, railways and port authorities.
Spin off
Indirect effects from investments in an area in the form of revenues, developments or attention.
Stakeholder
A person or party that has interests. or is interested in the development of a certain area.
Strategy
A carefully devised plan of action to achieve a goal, or the art of developing or carrying out such a plan. Central is the lack of total control. By action other parties get inspired are seduced, challenged or forced to act.
Soft port
Leisure oriented maritime program, like marinas and cruiseships. This white fleet is in general city friendly.
11
Bibliography Stadshavens in Europa
Rotterdam
Ontwikkelingsmaatschappij Stadshavens Rotterdam N.V.
2004
GEMACA
Paris
Economic Performance of the European Regions Les Cahiers, nr. 135 IAURIF ISSN 01536184
4th quarter 2002
Masterplan Antwerpen Eilandje
Antwerp
Projectbureau Eilandje
2002
Dublin Docklands Area Masterplan
Dublin
Dublin Docklands Development Authority
2003
The Clyde Waterfront Regeneration Plan
Glasgow 2004
Ă&#x2DC;restad
Copenhagen
City of Copenhagen ISBN 87-988964-2-3
2003
National Planning Framework For Scotland
Edinburgh
Scottish Executive ISBN0-7559-4195-0
2004
Master Plan Concept
Hamburg
Hamburg Port Area Development Corporation
1999
The Draft London Plan
London
Greater London Authority ISBN 1-85261-376-X
2002
11
Interviews Name René Daniëls Filip Smits Hans Smit
Function
City
Trans Area
Organization
Project manager
Antwerp
t Eilandje
Projectbureau ‘t Eilandje
Spatial planner
Antwerp
t Eilandje
Projectbureau ‘t Eilandje
Advisor
Amsterdam IJ-oevers
DRO Amsterdam
Barcelona
Institut d’ Estudis Territorials Generlitat de Catalunya
Francesc Carbonell Karl Gustav Jensen
Port Olimpic, Port Vell, Forum 2004
Copenhagen Port Authority
Peter Coyne
Copenhagen Amerika Plads, Sydhavnen, Havnestad Dublin Dublin Docklands
Euan Dobson
Glasgow
Clyde waterfront
Scottish Enterprise
Assistant manager
Glasgow
Clyde gateway
Glasgow and the Clyde Valley Structure Plan Joint Committee
Uwe Carstensen
Assistant to CEO
Hamburg
HafenCity
HafenCity Hamburg
John Worthington
Cofounder DEGW London
Grahame Buchan
Roger Read Leo van den Berg Director
Dublin Docklands Development Authority
DEGW
Glasgow
METREX
Rotterdam
Euricur, Erasmus University Rotterdam
1 0
Colophon Project team Daan Zandbelt and Rogier van den Berg with Bart Witteman, Danli Sheng and Jeannette de Waard. Image credits All illustrations, images, photos and text are a product of Zandbelt&vandenBerg, except photoâ&#x20AC;&#x2122;s on: page 45 and 59 (bottom)
Willem van den Grinten
Special thanks to Alexander G. Vollebregt
This product is made by:
Zandbelt&vandenBerg spatial engineering and consultancy Westblaak 37 3012 KD Rotterdam The Netherlands t +31 (0)10 - 270 92 16 f +31 (0)10 - 270 92 17 e info@zandbeltvandenberg.nl i www.zandbeltvandenberg.nl commissioned by Ontwikkelingsmaatschappij Stadshavens Rotterdam NV 2nd print, 800 copies November 2005 ISBN 90-809487-1-3 1st print February 2005 Š 2005 Zandbelt&vandenBerg, Rotterdam All rights reserved. No part of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, photocopying, recording or otherwise, without the prior written permission of the publisher. Printed and bound in The Netherlands.
Most Rotterdammers know the Kop van Zuid transformation fairly well. Not many of them will have a wider frame of reference to compare the development of the Stadshavens to. This book presents, next to the Kop van Zuid, ten other cases of so-called port transformation areas. This comparison is made to get a grip on the sheer scale of the process both in time and space, and secondly to learn lessons on a variety of issues dealing with these kind of transformation processes.
Zandbelt&vandenBerg
spatial engineering and consultancy
ISBN 90-809487-1-3