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
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The UNGATED COMMUNITY
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The UNGATED COMMUNITY
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VISION
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INTRODUCTION
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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
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)
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)
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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
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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
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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
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COO
€ PERATION
€
€
€
€
MONTHLY RENT
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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<<<
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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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