Analysis 'de rotterdam'

DE ROTTERDAM

BUILDING TECHNOLOGY WITH EXTREME COMPLEXITY Maurits Berndsen Vivianne Heijkoop Hanna Jurkowska Sander Kik

table of content 1. Introduction....................................................................2 2. Key element & Perspective client..........................................................................6 architect...................................................................10 structural engineer...................................................14 municipality..............................................................18 building services.......................................................22 contractor................................................................26 facade engineer........................................................30 3. TIMELINE.....................................................................34

INTRODUCTION De Rotterdam is the largest building in the Netherlands and designed by OMA. This booklet is showing the process of the development of De Rotterdam seen through the distinct vocational perspectives and activities of key design participants who contributed to the realisation of De Rotterdam.

In order of appearance the participants are: Client: MAB represented by Mischa Molsbergen Architect: OMA represented by Kees van Casteren Construction: Corsmit represented by Jan Font Freide Municipality: City of Rotterdam represented by Mirk Jung Building Services: ImWest represented by Jan van ‘t Westeinde Contractor: Zublin represented by Frank de Roo Facades: TGM represented by Pim Leenders

Each participant gave a lecture concerning their specific role and involvement in the design process of De Rotterdam. In this booklet the lectures are analysed in two parts: a perspective part and an in depth analysis of a specific key element related to the speaker. In the perspective part the specific role and involvement of the participant is made visible and described. In the key element a specific part of De Rotterdam related to the participant is studied and visualised.

The timeline is showing the progress of De Rotterdam in time related to major events influencing the actual development.

It starts in 1978 when the first ideas of linking the city by the municipality were set-up and ends in June 2016, the date De Rotterdam was sold by the client. The timeline is in the back of the booklet and can be folded out, so during reading the seven parts of the booklet the specifi c and overall progress can be followed on the timeline.

Eindhoven, June 24th, 2016 Maurits Berndsen Vivianne Heijkoop Hanna Jurkowska Sander Kik

2

PERSPECTIVE_PARTICIPANT BASE OF THE PERSPECTIVE MAIN GOAL

process area, the individual process is being visualised seen through the perspective of the participant

Explanation of a perspective of each participant. A picture frame in the lower left corner showing the participant. A text frame on the upper left side describing the perspective of the participant and a process area on the right side showing the role of the participant In pictures, pictograms and specific quotes.

RESULT FROM THE PARTICIPANT PERSPECTIVE

Name of the participant

KEY ELEMENT_PARTICIPANT EXPRESSION KEY ELEMENT User configuration is the key element that is linked to all participants of De Rotterdam. Each participant is connected to this element in his own way and experiences the element from its own perspective. The building configuration changed many times during design. In this section the key element is explained in connection to user configuration.

A picture tells more than a thousand words. However some pictures need some explanation.

In this section two parts of the element are explained in detail to provide background information.

3

The pictures in the bottom section visualize the key element.

As a connecting element a line connects all the drawings. This line has a unique color for each participant.

PERSPECTIVES & KEY ELEMENTS

PERSPECTIVE_CLIENT BUILD TO MAKE A PROFIT MAB Development is a leading and innovative European developer of commercial real estate and multi-use city centre projects. The company’s vision has been and is the key to develop leading building projects. Inspired by users and their desires MAB creates high-quality and innovative multiuse city centre projects both in The Netherlands and abroad. For example, city centres with sustainable and successful combinations of living, shopping, working and recreation. Additionally, retail is often a key ingredient in mixed-used developments.

The development of De Rotterdam ÀWV SHUIHFWO\ LQ WKLV PLVVLRQ 7R ÀQDQFH this project the real estate bank FGH lend a maximum of 200 million euro.

The total cost is 375 million euro, so to make the development feasible MAB had to search for tenants who would invest and contribute to the project. This investment started with a collaboration with Rem Koolhaas (OMA), who was studying mixed-used BIG buildings (the concept of YHUWLFDO FLW\ -RLQHG HIIRUWV KHOSHG WR LQLWLDWH WKH ÀUVW WDONV ZLWK WKH FLW\ of Rotterdam. MAB contracted Amvest, a housing association for the ZHVW WRZHU ZKR ÀQDQFHG PLOOLRQ HXUR DQG EHFDPH DQ RZQHU ,Q WKH search for more tenants OVG and MAB joined efforts to accommodate Deloitte and spread the risks. Deloitte choose another development but 29* UHPDLQHG DV D SDUWQHU 7KH RQJRLQJ VHDUFK IRU WHQDQWV WR ÀQDQFH the project was the main prerogative of this complex project. Also, NH Hotels and the urban planning department of the city of Rotterdam became tenants and helped complete the business case and start the realisation.

The ultimate goal for this development was building the project and sell it ZLWK D SURÀW 7KH .RUHDQ Amundi Asset Group bought the property in June VR 0$% ÀQDOO\ DFKLHYHG WKHLU JRDO

Mischa Molsbergen

6

BUSINESS CASE

½

hotel/conference housing offices public/leisure

SPREAD THE RISK

PROFIT ½

½

RENT

RENT

OFFICES

RENT

RENT HOUSING

5(17 ! S P

%8< ½ P2

investment 100 mln 22 mln LOSS investment 275 mln 200 mln 75mln

TENANTS SOLD TO:

7

KEY ELEMENT_CLIENT USER CONFIGURATION The user con!gurations is one of the key elements for the client. In order to sell De Rotterdam and spread the !nancial risks, a mix use of tenants was the best strategy.

To do so an optimal user con!guration of the building had to be found. Due to economic uncertainties, partnerships and new insights the user con!guration changed a lot over time up until after the building period. This key element was important for the client as well as for the architect and required constant cooperation between these two participants.

180000 160000

HOUSING

120000

Area (M2)

HOUSING

140000

PUBLIC

PUBLIC

OFFICE

MIXED USE

100000 80000 60000 40000 20000 0

Hotel/Conference

Housing

Offices

Public/Leisure

Total

9/11

Masterplan

HOTEL

MAB REM KOOLHAAS

HOTEL

LEGEND HOTEL / CONFERENCE HOUSING OFFICES PUBLIC/LEISURE 8

AEX

BUSSINESS CHANGES OVG

MAB

DELOITTE

MAB OWNER MAB

OVG

MAB USER

DELOITTE

Essential for MAB was the selling of more than 70% of the building on forehand. A potential client was Delta Lloyd.

However Delta Lloyd contracted OVG (a competitor) for !nding a new residence. Instead of competing against OVG, they decided to work with them.Therefore a partnership was suggested to realize De Rotterdam.

Just a few days before the start of the build, NH Hotels decided to change their investment strategy and stopped with the Rotterdam. MAB therefore had a huge problem to !nd within weeks a new tenant. Another solution solved the problem. MAB became owner of the hotel and NH rented it.

1. MERGE

2. OWNERSHIP HOTEL

180000

180000

160000

160000

140000

140000 120000

Area (M2)

Area (M2)

120000 100000 80000

80000 60000

60000 40000

40000

20000

20000

0

0

Hotel/Conference

Housing

Offices

Public/Leisure

RESTART

Hotel/Conference

Total

ECONOMIC CRISIS

CITY OF ROTTERDAM

MAB

AMVEST HOTEL

HOTEL

L HOTEL MAB AS HOTEL OWNER

1

100000

2

DELOITTE

DELOITTE 9

Housing

Offices

Public/Leisure

Total

PERSPECTIVE_ARCHITECT BIGNESS 7KH IRXQGLQJ RI 20$ LV EDVHG RQ WKH LGHDV RI 5HP .RROKDDV ZKR ÀUVW VWDUWHG ZLWK WKHRUHWLFDO EDVHG DUFKLWHFWXUH IRXQGLQJ WKH EDVH RI WKH ODWHU UHDOL]HG EXLOGLQJV 7KHVH WKHRULHV LPSOLHG D UDGLFDO FKDQJH LQ WKH ÀHOG RI DUFKLWHFWXUH 5HQRZQ ERRNV RI WKHVH WKHRULHV DUH Delirious New York (1978) and S M L XL Delirious New York LPSOLHG D ODWHQW ´7KHRU\ RI BIGNESSµ EDVHG RQ ÀYH WKHRUHPV %H\RQG D FHUWDLQ FULWLFDO PDVV D EXLOGLQJ EHFRPHV D BIG %XLOGLQJ 7KH HOHYDWRU ZLWK LWV SRWHQWLDO WR HVWDEOLVK PHFKDQLFDO UDWKHU WKDQ DUFKLWHFWXUDO FRQQHFWLRQV DQG LWV IDPLO\ RI UHODWHG LQYHQWLRQV UHQGHU QXOO DQG YRLG WKH FODVVLFDO UHSHUWRLUH RI DUFKLWHFWXUH ,VVXHV RI FRPSRVLWLRQ VFDOH SURSRUWLRQ GHWDLO DUH QRZ PRRW 7KH ¶DUW· RI DUFKLWHFWXUH LV useless in BIGNESS In BIGNESS WKH GLVWDQFH EHWZHHQ FRUH DQG HQYHORSH LQFUHDVHV WR WKH SRLQW ZKHUH WKH IDoDGH FDQ QR ORQJHU UHYHDO ZKDW KDSSHQV LQVLGH 7KURXJK VL]H DORQH VXFK EXLOGLQJV HQWHU DQ DPRUDO GRPDLQ EH\RQG JRRG DQG EDG 7KHLU LPSDFW LV LQGHSHQGHQW RI WKHLU TXDOLW\ 5. BIGNESS LV QR ORQJHU SDUW RI DQ\ LVVXH ,W H[LVWV DW PRVW LW FRH[LVWV ,WV VXEWH[W LV fuck FRQWH[W 7KH VKHHU VL]H RI D BIG EXLOGLQJ FDQ LQFRUSRUDWH WKH YHUWLFDO FLW\ FRPELQLQJ PL[ XVH RI GLIIHUHQW SDUWLFLSDQW LQ RQH EXLOGLQJ 7KHVH SDUDGLJPV DUH VWXGLHG DQG LPSOHPHQWHG LQ WKH PDLQ FRQFHSW IRU D FRPPLVVLRQHG DVVLJQPHQW IURP WKH PXQLFLSDOLW\ RI 5RWWHUGDP LQ WKH ODWH ·V IRU LPSOHPHQWLQJ KLJK ULVH EXLOGLQJV LQ GRZQWRZQ 5RWWHUGDP RQ WKH ERUGHU RI WKH ROG FLW\ DQG WKH ULYHU ORRNLQJ WRZDUGV WKH QHZ FLW\ H[WHQVLRQ RQ WKH VRXWK RI 5RWWHUGDP Boompjes Maasboulevard $EDQGRQHG IRU UHDOLVDWLRQ EXW WKH VWXGLHV VXUHO\ LQÁXHQFHG WKH ODWHU PDVWHUSODQ IRU De kop van Zuid DQG UHVXOWLQJ LQ D FRPPLVVLRQ LQ WKH ODWH ·V IRU De Rotterdam DQG VXUHO\ FRQWULEXWHG WR WKH ULVLQJ VWDWXV RI 20$·V LGHDV JOREDOO\

Kees van Casteren

10

IDEOLOGY

BIGNESS

housing housing

offices offices

offices

WILHELMINAPIER, Rotterdam

hotel

VERTICAL CITY

VERTICAL CITY

public

11

KEY ELEMENT_ARCHITECT VERTICAL CITY De Rotterdam is designed from the concept of ‚the vertical city’ by Rem Koolhaas. The vertical city involves a large building that includes all elements of a city, hence it contains a mixed use program. However, the masterplan of the municipality did not !t the idea of mixed use, for it made a strict zoning plan where leisure, living and working were separated. Therefor the architect together with the client proposed a new masterplan for the municipality, that did contain mixed use. The municipality agreed under condition that speci!c view lines would remain. To express mixed use in its architecture, several model studies were done resulting in a composition of shifted volumes. The facade is generic, so that the use is expressed from inside.

REM KOOLHAAS: „SHIFTEDVOLUMES”

RESTAURANT

PARKING

HOUSING

OFFICE

WALKTROUGH

CONCEPTS IN DESIGN

HOTEL

1

UNDERLYING CONCEPTS

12

ARCHITECTURAL EXPRESSION

After his theory of the Vertical City, Rem Koolhaas has done a study to its expression. Below some of his !rst notes on this are seen. The mix of uses inside the building is expressed in his idea of ‚shifted buildings’. In De Rotterdam this idea is integrated and expressed in shifted volumes.

The !rst studies on the facade were a mix of materials.

However, in 2006 its appearance changed to a generic expression. As Rem Koolhaas stated, he did not want a facade like the Monte Video building. The expression of the building should be by its architectural shape and its use, not by its facade. The use is expressed by the activities one will see from outside the building

1. SHIFTED VOLUMES

2. FACADES REM KOOLHAAS: „EXPRESSION BY USE, NOT BY FACADE”

2

13

PERSPECTIVE_STRUCTURAL ENGINEER KEEP IT SIMPLE The structure of a high-rise building is merely dictated by the weight of the XVHG PDWHULDOV DQG H[WHUQDO IRUFHV LQร XHQFLQJ WKH FRQVWUXFWLRQ OLNH XVHU FRQร JXUDWLRQ DQG ZLQG ORDGV ZKLFK KDYH WR EH UHODWHG WR WKH ORDG EHDULQJ capacity of the soil. Maintaining an equilibrium between these forces DQG RYHUDOO VWDELOLW\ LV WKH PDLQ JRDO IRU D VWUXFWXUDO HQJLQHHU WR HQVXUH D VDIH EXLOGLQJ PHHWLQJ XS WR VSHFLร FDWLRQV DQG OHJLVODWLRQ 7KH LQYROYHG SDUWLFLSDQWV KDYH DOO WKHLU VSHFLร F GHPDQGV DQG VSHFLร FDWLRQV ZKLFK KDYH WR be incorporated in the main structure of the building to meet up with their LQGLYLGXDO JRDOV In De Rotterdam construction design the goals were: (1) for the constructor D PD[LPXP IHDVLELOLW\ IRU WKH FOLHQW PD[LPL]LQJ WKH SURร W E\ LQFUHDVLQJ UHQWDEOH ร RRU DUHD IRU DQ HFRQRPLF SULFH IRU WKH DUFKLWHFW QRQ ORDG EHDULQJ IDFDGHV DQG YLVLELOLW\ RI WKH VWDELOLW\ VWUXFWXUH IRU WKH PXQLFLSDOLW\ D VDIH ODQGPDUN IRU WKH EXLOGLQJ VHUYLFHV HQJLQHHU DQ integrated design of systems and (6) for the (faรงade) contractor a logistic producible and economical structure.

'XH WR GLIIHUHQFHV LQ JRDOV QHJRWLDWLRQ KDG WR WDNH SODFH LQ RUGHU WR HVWDEOLVK D UHDVRQDEOH FRPSURPLVH $OWHUQDWLYH FRQร JXUDWLRQV GXH WR GLIIHUHQW JRDOV FDQ EH DQDO\VHG EXW VDIHW\ RI WKH EXLOGLQJ SUHYDLOV DERYH DOO 7KH LQLWLDO VWUXFWXUDO GHVLJQ RI UHLQIRUFHG FRQFUHWH FRUHV IRU VWDELOLW\ FRPELQHG ZLWK UHLQIRUFHG FRQFUHWH FROXPQV ZDOOV DQG ร RRU VODEV SURYHG to be the right choice for an incorporation of different demands. Additional V\VWHP ZDV DGGHG 'XH WR WKH FKRVHQ IRXQGDWLRQ DQG WKH FDQWLOHYHUV RI VKLIWLQJ YROXPHV LQ ORZ ULVH DQG KLJK ULVH LQ UHODWLRQ WR WKH VRLO FRQGLWLRQV VHWWOHPHQWV KDG WR EH WDNHQ LQ DFFRXQW DQG D MDFNLQJ V\VWHP LPSOHPHQWHG in the structure in order to correct these settlements.

Jan Font Freide

14

STRUCTURE

ARCHITECT

SIMPLE

CLIENT

STABLE MEP

TENANTS

ECONOMIC

CONTRACTORS

FEASIBILITY floor slabs concrete cores C53/65 columns in high-strenght concrete C80/95 trusses cantilevers TOWERS WORK TOGETHER FOR STABILITY

SIMPLE STABLE ECONOMIC

15

KEY ELEMENT_STRUCTURAL ENGINEER STRUCTURAL SOLUTIONS One of the main requirements of the architect was that the facade would not be load bearing. In order to realize this the structural engineer did a feasebility study on the different construction systems. The different user groups demanded other approaches for the structure of the building as well. Therefore the !nal design consisted out of different construction systems for each part of the building. ‚My !rst idea was realized eventually’ according to Jan font Freide.

The basic principle was a concrete core combined with other systems depending on the user requirement.

STUDY OF CONSTRUCTION SYSTEM

OPTION A

OPTION D - Concrete cores - 80% closed - Not nice for rental

- Cores with ourtiggers - Not enough for stability

OPTION B

OPTION E - Perimeter tube principle - 50% closed - Architect didn’t want load bearing facade

- Frame with beams - Needed more height, but height limited by municipality

OPTION C

OPTION F - Cores and trusses - Architect didn’t want load bearing facade

- Load bearing walls according to appartments - Not for of!ce area

„COST BENEFIT ANALYSIS SHOWED HARDLY ANY DIFFERENCES, SO ARCHITECT USED EVERYTHING” 16

TECHNOLOGICAL HIGHLIGHTS

During the feasibilitystudy on the columns the best option was a large column with some steel reinforcement (right !gure). However this study was conducted from the perspective of the stuctural engineer. Hence the !nal design contained a option (left !gure) which was more expensive to build but saved money for the client.The saving was due to the fact that there were more earnings from the gained "oor space than costs. With high-tech solution a very small column was created.

To create an fabelous building a nice architectual element was added in De Rotterdam. The high-rise part of the building was shifted so that a cantilever was created. The structual engineer had to solve this. His solution was a backpack idea shown in the !gure above.

COLUMNS

CANTILEVER

HOTEL / CONFERENCE HOUSING OFFICES

LOAD BEARING WALLS

SMALL COLUMNS 17

ONLY SHAFT BEARING

PERSPECTIVE_MUNICIPALITY LINK THE CITY Urban planning through master plans gives the city means and opportunities to control urban development in an organized way incorporating new insights based on the ongoing development through time. When it became evident in the beginning of the 1980â&#x20AC;&#x2122;s that the expanding Rotterdam harbour was to be relocated from the city centre to a better suited area to the west of Rotterdam, the former harbour site along the river Maas gave possibilities for connecting and expanding Rotterdam to the south side of the river.

Transforming a former industrial site, so close to the city centre, into an urban and vivid area demands detailed planning and anticipating, and can only start properly with a new bridge, which would connect two sides of the river. Thus, the Erasmus bridge, opened in 1996, established the physical connection from the city centre to Kop van Zuid.

Developing an abandoned area into a qualitative and boosting new part of the city needs an attitude of facilitating market actors to achieve their JRDOV Ă&#x20AC;WWLQJ ZLWKLQ WKH PDLQ SHUVSHFWLYH RI WKH IXWXUH GHYHORSPHQW RI WKH city of Rotterdam. So by participating in and adapting to the wishes of the actors, the progress of development is facilitated. Urban planning cannot be dictated by a predetermined master plan. The masterplan responds to RQJRLQJ GHYHORSPHQWV DQG KDV WR EH D Ă H[LEOH WRRO IRU FRPSURPLVH ZLWKLQ a clear vision towards future developments.

Mirik Jung

18

1994

1979 1986

1984

1982

CONNECTION

KOP VAN ZUID

MASTERPLAN

WILHELMINA PIER

CITY DEVELOPMENT

19

KEY ELEMENT_MUNICIPALITY BUILDING CONFIGURATION Over the years the con!guration of De kop van Zuid changed. With that the plot of the Wilhelminapier changed as well over time. In the beginning the plot was used as a harbor. As the shipyards moved the plot became unused and needed a new destination. A masterplan was developed for the entire area. Due to new ideas the masterplan was revisioned and the mix-use concept was introduced for the Wilhelminapier. The client and architect of De Rotterdam could now start with the design and following the construction of the building. After the design the masterplan changed again because of the height of De Rotterdam. The architect showed that the view lines of the building were important hence the other buildings were con!gured so that all buildings had good view lines.

DEVELOPMENT OF WILHELMINAPIER BUILDING OF ERASMUS BRIDGE

NORTH SIDE WILHELMINAPIER CONNECTION BETWEEN NORTH AND SOUTH

HARBOUR MOVED - Harbour became to small

REASONS FOR REVISION - Riek Bakker idea about not having a scattered city - Connection between North and South - New ideas about urben planning

1 20

ESSENTIAL CHANGES

The Eramus bridge is the key connection between the North en South of Rotterdam. The idea was !rst mentioned by Riek Bakker and she made a campaign to elaborate it. The realization was essential for the design and purpose of the Wilhelminapier.

The masterplan of De kop van Zuid changed a few times over the years. A major change was proposed by Rem Koolhaas. Because of his idea of a ‚Vertical City’ the Wilhelminapier had to change from a side with only of!ces and a side with dwellings to a mix-use plot. Due to this the realization of De Rotterdam was made possible.

1. ERASMUS BRIDGE

2. MIX-USE

BUILDING OF KPN BUILDING

BUILDING OF DE ROTTERDAM

NORTH SIDE WILHELMINAPIER

40.000

60.000

40.000

40.000+20.000

110.000

SOUTH SIDE WILHELMINAPIER

20.000

REASONS FOR REVISION - KPN Building had to few "oor area - Mix use idea was introduced

REASONS FOR REVISION - Design height of De Rotterdam increased - Idea of all buildings should have good view lines

21

PERSPECTIVE_BUILDING SERVICES NOT ONLY PIPES The client (MAB) had a separate department for the design and project management of integrating MEP systems with architectural and structural design, throughout the development of De Rotterdam, under supervision of Jan van het Westeinde.

Systems for heating/cooling, ventilation, electricity, sewerage, light, hot DQG FROG ZDWHU YHUWLFDO WUDQVSRUWDWLRQ Ă&#x20AC;UH VDIHW\ DQG GDWD PDQDJHPHQW V\VWHPV KDYH WR PHHW WKH EXLOGLQJ OHJLVODWLRQV HVSHFLDOO\ IRU KLJK ULVH buildings. Building services are essential for the proper use of a building DQG KDYH WR EH LQWHJUDWHG LQ WKH GHVLJQ LQ RUGHU WR ZRUN HIĂ&#x20AC;FLHQWO\ UHGXFH energy consumption, building and maintenance costs. The dimensions of larger elements, like shafts, plant rooms, elevators and air ducts, have DQ HIIHFW RQ WKH UHQWDEOH Ă RRU VSDFH DQG WKHUHIRUH RQ WKH IHDVLELOLW\ RI D EXLOGLQJ $Q HIĂ&#x20AC;FLHQW GHVLJQ RI WKH ORFDWLRQ DQG WUDMHFWRU\ RI WKH EXLOGLQJ services is therefore essential.

7KH PL[ XVH RI De Rotterdam dictates a differentiation of systems related WR GLIIHUHQW IXQFWLRQV %\ SDUWLDO LQWHJUDWLRQ RI V\VWHPV LQ WKH Ă RRU VODEV WKH requirements of the different functions can be met and give the possibility to reduce the building height. Aditionally, as the site is bordered by the river Maas, the possibilities are used for supplying a major part of the needed cooling capacity. Where possible sustainability is introduced in the systems.

Jan van â&#x20AC;&#x2DC;t Westeinde

22

EFFICIENCY

water

ventilation

elevators

MAAS

electricity

fire regulations

temperature

INTEGRATED DESIGN

sustainability

NOT ONLY PIPES

MANAGEMENT SYSTEM

23

KEY ELEMENT_BUILDING SERVICES TECHNICAL SPECS ROOMS The building services engineer is responsible for the conditioning of the building. About a third of the total building budget was spend on the technical installation. The key element of these installation are the technical speci!cations of the rooms. Here the installations merge with the other building parts. The "oor height was essential in this case. Some of the HVAC (Heating, Ventilation and Cooling) were poured into the concrete. The chosen method led to a reduction of "oor height, which in case created two additional "oors. The collaboration with the structural engineer and contractor was vital due to the complex coordination.

HEATING, VENTILATION AND COOLING Cooling Heating Ventilation Sprinkler

DWELLINGS POURED IN CONCRETE

Floor height 3.02, width 25-28

24

TECHNICAL SOLUTIONS

To meet the design requirements the building services engineers had to come up with a HVAC system which was able to cool even with a facade consisting out of 63% of glass. This percentage was a issue which led to discussions between the facade contractor, architect and building services engineer. The induction unit was chosen as a delivery system. The advantage of this system was that there were no radiators needed which consumed a lot of space.

INDUCTION UNIT

In order to build a high-rise according to the !re safety legislation, the engineers of De Rotterdam choose to cover the entire building with a sprinkler system.

However there was a drawback to this choice. The "oor height would be lower with the system. A solution was found in the "oor itself. All sprinkler distribution pipes were poured into the concrete.

SPRINKLER

HOTEL LOWERED CEILING Floor height 3.00, width 28

OFFICES POURED IN CONCRETE AND LOWERED CEILING Floor height 3.40, width 28

25

PERSPECTIVE_CONTRACTOR FIXED PRICE AND TIME In the summer 2008 Zublin was asked by MAB to build De Rotterdam with a À[HG PD[LPXP SULFH DQG D À[HG PD[LPXP EXLOGLQJ WLPH %HFDXVH RI WKHVH VSHFLÀF GHPDQGV RI WKH FOLHQW =XEOLQ VXJJHVWHG FKDQJHV WR RSWLPLVH WKH GHVLJQ WR HQKDQFH IHDVLELOLW\ DQG WKH DFWXDO SURGXFLELOLW\ LQ WKH JLYHQ EXLOGLQJ WLPH 7KH FRPSOH[LW\ RI D GLDJRQDO ZLQG ORDG EHDULQJ VWUXFWXUH SURSRVHG EHIRUH =XEOLQ HQWHUHG WKH LQYHVWPHQW ZRXOG VORZ GRZQ SURGXFWLRQ WLPH DQG ZDV H[SHQVLYH WR PDNH %\ DOWHULQJ WKLV VWUXFWXUH LQWR D FRPELQDWLRQ RI GLDJRQDOV YLVLEOH IURP 5RWWHUGDP VTXDUH DQG ZDOOV RQ WKH XSSHU ÁRRUV LQVWDOODWLRQ WLPH FRXOG EH OHVVHQHG :KDW LV PRUH DGGLQJ FP RI ÁRRU VSDFH WKURXJKRXW WKH ZKROH EXLOGLQJ KDG QR VLJQLÀFDQW LPSDFW RQ WKH VWUXFWXUH DQG DGGHG P2 UHQWDEOH ÁRRU VSDFH ZLWK PLQLPDO FRVWV 0RUHRYHU FKDQJLQJ WKH VL]HV RI WKH ÀUH FRPSDUWPHQWV PDGH LW SRVVLEOH WR VDYH PRQH\ RQ H[SHQVLYH ÀUH GRRUV 'UDZLQJV ZHUH UHYLHZHG DQG DGMXVWHG LQFRUSRUDWLQJ DOO LQIRUPDWLRQ LQWURGXFHG E\ RWKHU SDUWLFLSDQWV 7KH HQJLQHHULQJ RI HVSHFLDOO\ WKH ZLQG ORDG EHDULQJ VWUXFWXUH MDFNLQJ V\VWHP DQG WKH FDQWLOHYHUV KDG WR EH H[WHQVLYH DQG GHWDLOHG WR JXDUDQWHH DQ HIÀFLHQW LQVWDOODWLRQ WLPH 2QO\ LI DOO WKHVH LQWHUIHULQJ DFWLYLWLHV DUH ZHOO HQJLQHHUHG GLVFXVVHG GRFXPHQWHG LQWHJUDWHG LQ D FRQFOXVLYH SODQQLQJ DQG PRQLWRUHG ZLWK VWULFW FRPSOLDQFH RI DOO SDUWLFLSDQWV WKH EXLOGLQJ WLPH DQG EXLOGLQJ FRVWV FRXOG EH SRVVLEOH %HFDXVH RI WKH FRPSOH[LW\ RI WKLV EXLOGLQJ SDUWLFLSDQWV KDG WR EH ÁH[LEOH WR GLVFXVV SUREOHPV RSHQO\ DQG QHJRWLDWH IRU D FRPSURPLVH

Frank de Roo

26

OPTIMISATION

adding 2000m2 floor area

feasibility building time building cost

simplify windload structure engineering cantilevers change fire compartments review 18.000 drawings CONCEPT DESIGN

€ € €

170.000.000,-35.000.000,-45.000.000,--

building time 4 years

DESIGN COORDINATION

FEET ON THE TABLE PARTICIPANTS

SITE INSTALLATION - LOGISTICS -PLANNING concrete 75.000 m3 reinforcement 12.500.000 kg steel construction 800.000 kg 5 cranes jacking settlements

DELIVERY ON TIME ON BUDGET

MONITORING -JUST IN TIME

27

KEY ELEMENT_CONTRACTOR OPTIMIZATION Key to the construction of De Rotterdam was the !nancial framework. The building had to be designed and build within budget to make it feasible. Due to this the contractor had to optimize the design and construction. Besides the !nancial requirements there also were some technological challenges.

These challenges encouraged the contractor to optimize not only his work but also the design of the structural engineer (the jacking system and trusses). For the client this was the ideal situation, in his case the savings from the "oor expansion and a more optimal !re compartimisation which saved !redoors.

OPTIMIZATIONS FOR CONSTRUCTION JACKING SYSTEM

EXPANSION FLOORS

90 cm EXTRA FLOOR 28

SAVINGS

During the project there had to be made an additional saving of 8 million euro. The contractor proposed to expend the "oors 90 cm. This would gain 2000 m2 of "oor area which could be sold for 9 million. The construction of this extra "oor only costed 1 million because it didnâ&#x20AC;&#x2122;t affect the other systems (MEP, construction and facade).

To realize the building the construction had to be within budget. Dutch contractors could not realize the building due to this. Zublin suggested a new approach which would save millions. Instead of structural trusses all over the building, which for each truss 64 bolds had to be screwed manually, a system with a concrete core was build. This saved 6 months of construction time. Because the building could be !nished earlier, money was saved.

FLOOR EXPANSION

DIAGONALS

TRUSSES

OLD

FIRE COMPARTMENTS HOUSING OFFICE CENTRE OFFICE CORE OFFICE EAST 29

NEW

PERSPECTIVE_FACADES FOCUS ON THE DETAIL TGM was asked to be the consultant for the façade of De Rotterdam.

The façade incorporates many different aspects into one element, like DUFKLWHFWXUDO H[SUHVVLRQ VWUXFWXUDO VSHFLÃ&#x20AC;FDWLRQV HOHPHQWV RI EXLOGLQJ SK\VLFV DFRXVWLFV HQHUJ\ HIÃ&#x20AC;FLHQF\ GD\OLJKW DLU WLJKWQHVV HWF

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Pim Leenders

30

FACADE TECHNOLOGY

STRUCTURAL INTEGRITY MOVEMENT TOLERANCES

ACOUSICS FIRE SAFETY

freedom of appearance independent responsible innovatove sustainable FACADE DESIGN

FACADE TECHNOLOGY

MEP EXTERNAL SAFETY BUILDING PHYSICS ENERGY

1:1 PRINTOUT INSTALLATION LOGISTICS

FINDING SOLUTIONS

production

20/30 per day

construction site

31

KEY ELEMENT_FACADE FACADE TYPOLOGIES A facade typically consist out of multiple elements. Sometimes these elements create a diverse view and sometimes it all looks like one plain. For De Rotterdam the last is applicable.

The entire facade looks exactly the same. However if you look closely there are some essential differences beginning with the two contractors. MAB wanted to spread the !nancial and technical risks of the facade over multiple parties. Therefore Scheldebouw and TMG were contracted to construct the facade. Scheldebouw constructed the hotel and of!ces, TMG the dwellings and the plint. Each party used their own solutions to construct and solve challenges. Though both had to participate and coordinate with all other building parties about impression, indoor climate and technological solutions.

DIFFERENT OPTIONS ARCHITECTURE OF FACADE

PLINT

TOWERS

G-VALUES FACADE

OFFICES: g<0,27

DWELLINGS: g<0,34 32

UNIQUE ELEMENTS

The settlements of the building had effect on the facade as well. The structural solution for the settlement (jacking system) had as a result that the "oors were tilted during construction. Due to that the facade and the windows are tilted as well. The different contractors had their own solution solving this. Scheldebouw made connections at the corners so the windows could ‚swing’. TGM used another method and made moveble connections so the windows could glide.

Due to changes in the legislation precautionary measurements for a ship or fuel !re event had to be made. For De Rotterdam this had effect on the facade because it had to be !re resistant up until the plint. A model was created to reduce the number of tests. This model was validated with some tests and used to predict the other situations.

When the building was !nished it was concluded that the precautions were unnecessary due to new insights.

BUILDING MOVEMENT

FIRE PROOF GLASS

BUILDING MOVEMENT

SCHELDEBOUW OFFICES

TGM DWELLINGS

CONNECTIONS

FACADE OPENINGS

OFFICES - MULLIONS OPEN

DWELLINGS - WINDOWS OPEN

OPENING PART FACADE 33

TIMELINE

34