The Ungated Community

The UNGATED COMMUNITY

Transformation of the PI Haarlem, into a Live/Work Community, realized in collective private ownership Marije Ruigrok P5 Presentation 16th of December 2014

1

The UNGATED COMMUNITY

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The UNGATED COMMUNITY

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4

VISION

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INTRODUCTION

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10

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DEMOCRATIC TRIANGLE

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BIG SOCIETY

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PARTICIPATORY SOCIETY

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MASTERPLAN DJI

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RPLAN DJI

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NEW STRATEGIES

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•

RIJKSMONUMENTEN

BIJLAGE 3

BENADERING ‘BEZIT & AFSTOOTPROGNOSES’ APRIL _2014

20%

± 1000 B ± 100 A

?%

± 1500 B ± 375 A

25%

DU

± 5800 B

20%

± 870 A 25%

± 4200 B ± 2000 A

50%

± 1000 - ± 4000 B ± 1000 A

?%

IER

3,5%

EN

± 42.000 B ± 2500 A

5%

00 0 40 .

00 60

55 0

0

%

50 00

10 0

0

AFSTOOTPROGNOSE

00

UL

10%

50 0

PA RT IC

± 3400 B ± 680 A

20%

15

ST BED RI RI EL JV E S EN EC EN TO R WO CO NIN RP GB OR OU AT W IES OR RE GA LIG NI IEU SA Z TIE E S ON TW P IK RO KE JE LA CT AR S

00

DE OV CEN ER TR HE AL MA DE E N AT SC H OR AP GA PE NI LIJ SA K TIE E S

± 1800 BEZIT ± 450 AFSTOOT

30%

45

EID

40 00

RH

00

VE

35

IN

SO

30 00

JK

25 00

RI

RO EP

0

EN AA RS G

20 0

E IG

RIJKSMONUMENTEN (AANTAL)

22

00

80

00

00

70 75

00 00

65

60

00

55

00

00

50

45

00

40

00

00

00

35

30

25

00

20

00

00

BIJLAGE 4

15

10

0

50

LEEGSTAND / AFSTOOTPROGNOSE ± 8000

TOTALE VOORRAAD RIJKSMONUMENTEN ± 64.000

•

BENADERING ‘BEZIT & AFSTOOTPROGNOSES’

RIJKSMONUMENTEN APRIL _2014

RIJKSMONUMENTEN (AANTAL)

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PROBLEM STATEMENT

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THE GROWING AMOUT OF (MONUMENTAL) REAL ESTATE IS IN DISBALANCE WITH THE DEMAND AND (FINANCIAL) CAPICITIES OF THE TRADITIONAL ACTORS.

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!

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RESEARCH QUESTION

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A

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CPO

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BUILDING IN COLLECTIVE PRIVATE OWNERSHIP CPO

ASPECTS OF CPO CPO

- Great diversity in housing; - Own dream house; - Financial security; - Social cohesion with neighbors; - Cost shared thus saves money; - Benifits of sharing common areas; - Collective durability plan;

‘Beter een goede buur dan een verre vriend’ 32

CPO traditional

CPO 2.0

A

source: de Hoofden

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CPO WITH LEASE CONSTRUCTION

COO

€ PERATION

€

€

€

€

MONTHLY RENT

Combination of owning and renting

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CASE STUDY

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PANOPTIC PRISON HAARLEM

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ten

PRISONS FOR SALE

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7

9 11

21 4

18

17 16

13 22

1

12

23 19 6 14

20

3

2 penintentiaire inrichtingen justitiele jeugdinrichtingen

8

detentiecentra forensische zorg (TBS)

23 gevangenissen sluiten

PRISONS FOR SALE

5

7

9 11

21 4

18

17 16

13 22

1

12

23 19 6 14

20

3

2 penintentiaire inrichtingen justitiele jeugdinrichtingen

8

detentiecentra forensische zorg (TBS)

3

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W. METZELAAR

J. BENTHAM FOUNDER PANOPTICUM Jeremy Bentham Londen 1748–1832

ViRGINIA STATE PRISON

DESIGN BOUET, 38 CELLS

WESTERN PENITENTIARY

DESIGN BOUET, 78 CELLS

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Fotos: Ros FLoor

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Spaarnoogplan_ reconstruction workers’ quarter 2005

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Quarter ‘Molen de Adriaan’_19th century

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Scheepmakerskwartier_currently under construction

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Scheepmakerskwartier 2015

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Waardepolder _industry

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koepel

St. Bavo

Legenda Spaarne

row housing canal-side houses bigger building units

Source: De Key, Masterplan Scheepsmakerswartier, july 2011

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PROGRAM

Affordaible housing

Public functions

Green spot

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OBJECTIVES

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PRESERVATION MONUMENTAL VALUE INTEGRATION WITH CITY AND SURROUNDINGS, YET MAINTIANING EXLUSIVE POSITION INVERTING PANOPTICON; FROM ABSOLUTE ISOLATION TO INTENSE COMMUNICATION FROM DEJECTED ENVIROMENT TOWARD A QUALITIVE RESIDENTIAL AREA INCORPORATION INTO CIVIL POPULATION (PARTCIPATION SOCIETY) FINANCIALLY SOUND

58

HOFJES Bakenessekamer_1395

Attic

Hofje in den Groenen Tuin_1616

GF

GF

Hofje van Noblet_1761

Codde en van Beresteyn_1969

Attic GF

GF

De 3 hoven_ (1965) 2007

Johan Enschede Hof_2007

2nd

Attic 1st

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Bakenessekamer_1395

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‘HETEROTOPIA’

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DESIGN

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ALDO ROSSI

MONUMENT: ELEMENT OF PERMANENCE *Formal Permanence > physical sign/symbol of the past

*Vital permanence >

able to change functions over time continue participating in the city

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ALDO ROSSI

MONUMENT: ELEMENT OF PERMANENCE *Formal Permanence > physical sign/symbol of the past

*Vital permanence >

able to change functions over time continue participating in the city “In this case it becomes more than a sign of hisotry or collective memory. It continues to have a meaning for the city of today and becomes more than a symbol�

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National monument Built before 1950 with high rated architectural value for the cityscape Built before 1950 with different rated architectural values. The facades contriute to the streetscape but indiviualy don’t own special architectural or urban value Built after 1950 Plannend for 2014-2015

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PROGRAM

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INTERVENTIONS

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ACCES TO THE COURTYARD

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ACCES TO THE COURTYARD

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OPEN STRUCTURE OF THE DOME

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CONSTRUCTION DOME 1901

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BALCONIES

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INITIAL STARTING POINTS

1902

ABSOLUTE ISOLATION

DEPRESSIVE ENVIRONMENT

2016

INTENSIVE COMMUNICATION

HAPPY OASE

C

UNDER CONTROL

TAKING CONTROL

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REFERENCE TO THE ‘HAARLEMSE HOFJES’

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DOME FUNCTIONS AS LANDMARK

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ADAPTING CELLS

CELLS ELLS

1956 96

SCHEME FOR ADAPTING CELLS IN PAIRS OF TWO

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CONNECTION NEW TO OLD

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FLEXIBILITY OF NEW BUILDING

EXAMPLE THIRD FLOOR

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FLEXIBILITY OF NEW BUILDING

EXAMPLE FOURTH FLOOR

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FLEXIBILITY OF NEW BUILDING

ROOF

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SUN SCHEME

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SUN SCHEME

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SUN SCHEME

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SUN SCHEME

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SUN SCHEME

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SUN SCHEME

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SUN SCHEME

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SUN SCHEME

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SOUTH WEST FACADE

AFTERNOON SUN

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FINANCIAL MODEL

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CPO WITH LEASE CONSTRUCTION

COO

€ PERATION

€

€

€

€

MONTHLY RENT

“ shortage affordable housing to rent free sector”

source: PvdA haarlem 2012

“ more interest in CPO than available locations; in search for new possibilities and locations ” source: Gemeente haarlem 2013

134

PROJECT COSTS

DEMOLITION + PREPARATION CONSTRUCTION

PURCHASE

+/-

3.0

00.

000

+/Eur

o

1.0

00.

000

Eur

o

REFERENCE PROJECT PI NOORDSINGEL ROTTERDAM PI HAARLEM_ 1900 20.054m2 f 500.000,- = E 6.300.000 in 2012

NEW CONSTRUCTION 25 PARTS OF 4 LAYERS 100 UNITS 35000 E / UNIT E5.100.000,DEMOLITION 20 E /M2 BVO

PI NOORDSINGEL_ 1863 26.232 m2 f.1.000.000 = E10.000.000 in 2012

ALTERATIONS OLD PART INTERVENTIONS E2.900.000,DOME E940.000,-

4290 M2

MAKING AREA READY FOR CONSTRUCTION 35 E/M2 14500 M2

If we can compare the inflation of the prisons, PI Haarlem could cost.

E2.900.000,SOURCE: RVOB

INTERVENTIONS OLD BUILDING + NEW CONSTRUCTION

ESTIMATION:

E742.000,-

SOURCE: SPREADSHEAT DAG VH LEGE GEBOUW

GARDEN AND SURROUNDING TERRAIN E4.200.000,-

ESTIMATION:

E13.140.000,-

SOURCES: 1. SPREADSHEAT DAG VH LEGE GEBOUW 2. REKENEN MET VASTGOED

135

PROJECT COSTS

DEMOLITION + PREPARATION CONSTRUCTION

PURCHASE

+/-

3.0

00.

000

+/Eur

o

1.0

00.

+/000

Eur

o

REFERENCE PROJECT PI NOORDSINGEL ROTTERDAM PI HAARLEM_ 1900 20.054m2 f 500.000,- = E 6.300.000 in 2012

E2.900.000,SOURCE: RVOB

000

.00

0E

uro

25 PARTS OF 4 LAYERS 100 UNITS 35000 E / UNIT E5.100.000,ALTERATIONS OLD PART INTERVENTIONS E2.900.000,DOME E940.000,-

4290 M2

MAKING AREA READY FOR CONSTRUCTION 35 E/M2 14500 M2

If we can compare the inflation of the prisons, PI Haarlem could cost.

13.

NEW CONSTRUCTION

DEMOLITION 20 E /M2 BVO

PI NOORDSINGEL_ 1863 26.232 m2 f.1.000.000 = E10.000.000 in 2012

INTERVENTIONS OLD BUILDING + NEW CONSTRUCTION

E742.000,-

E. 17.000.000,-

ESTIMATION:

SOURCE: SPREADSHEAT DAG VH LEGE GEBOUW

GARDEN AND SURROUNDING TERRAIN E4.200.000,-

ESTIMATION:

E13.140.000,-

SOURCES: 1. SPREADSHEAT DAG VH LEGE GEBOUW 2. REKENEN MET VASTGOED

136

COO

€ PERATION

€

€

€

€

MONTHLY RENT

137

E. 17.000.000,-

138

COO

PERATION

139

5%

FUTURE HABITANTS DEPOSIT ACCORDING TO M2 >E 850.000

140

5%

FUTURE HABITANTS DEPOSIT ACCORDING TO M2 >E 850.000

15%

FUTURE TENANTS ENTREPRENEURS DEPOSIT ACCORDING TO M2 >E 2.500.000

141

5%

FUTURE HABITANTS DEPOSIT ACCORDING TO M2 >E 850.000

15%

BANK

FUTURE TENANTS ENTREPRENEURS DEPOSIT ACCORDING TO M2 >E 2.500.000

80%

142

5%

FUTURE HABITANTS DEPOSIT ACCORDING TO M2 >E 850.000

15%

?

BANK

FUTURE TENANTS ENTREPRENEURS DEPOSIT ACCORDING TO M2 >E 2.500.000

80%

143

5%

FUTURE HABITANTS DEPOSIT ACCORDING TO M2 >E 850.000

15%

FUTURE TENANTS ENTREPRENEURS DEPOSIT ACCORDING TO M2 >E 2.500.000

30% - 50%

>>>THE CROWD<<<

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SHARE : STARTING FROM 500 EURO >>>THE CROWD<<<

145

5%

BANK

25-50% * EXPLOTATION GARANTEED * NO LEASE CONTRACT GROUND (ERFPACHT)

FUTURE HABITANTS DEPOSIT ACCORDING TO M2 >E 850.000

15%

FUTURE TENANTS ENTREPRENEURS DEPOSIT ACCORDING TO M2 >E 2.500.000

30% - 50%

>>>THE CROWD<<<

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total benefits

Euro

18 MIL

3 MIL 2

VARIABLES

interest duration morage maintainance costs cost increase inflation rent

20

10

4,0% 30 35.000 3,0% 1,0% 850.000

rent increase value increase start value vacancy vacancy increase

30

years

2,0% 1,0% 17.000.000 5,0% 0,0% 147

Conclusion

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149

QUESTIONS?

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