IJmuiden old Harbour by Wouter van Faassen

HARBOUR DEVELOPMENT // IJMUIDEN

“A bottom-up approach for the development of a creative harbour district to connect IJmuiden with its harbour once again”.

Wouter van Faassen - november 2012 - TU Delft, Msc Urbanism, Q1 studio coastal quality, Tutor: Louisa Calabrese

I. DIAGNOSIS 1. SITE: Visserhaven When one thinks about the identity of IJmuiden many people will tell you about the industry and the dull postwar neighborhoods. But what makes IJmuiden unique? What in IJmuiden is nowhere else to be found? The locks and the view on the Tata steel factory are unique but are, for the large part, quite far away from the city. The harbour with its fishing ships on the other hand gives the city itself a strong identity. The fishery, the warehouses, the lighthouse, the raw character and the smell of salty water give a certain athmosphere that the people of IJmuiden like. And the best thing about it is, contrary to most working harbours, that it’s really well accessible. The quays for the fishing ships are at the same time a boulevard with all kind of harbour related businesses. Currently the harbour is used by the North Sea trawler fishery. But in our vision in 20 years time most fishing will become large scale industrial fishing. Most of the fish will arrive frozen in big transport ships. On the other hand small scale ‘sustainable biological’ fishing will grow. An increasing part of the consumers want to know where their foods comes from. This means that an increasing part of the building stock will never be used again for the current function. Allready a large part of the building stock is for rent.

Industrial area Old town Vissershaven

Post war residential neighborhood

The Vissershaven seen from the east; the plan area is marked.

2. PLACE IN THE VISION We want to attract a higher income creative group of users and residents. These residents are the fist hurdle in the rejuvination proces that IJmuiden will experience. The Vissershaven will become an important part of the new image of IJmuiden. A creative place, that is known by the general public for its galleries, creative companies, art exhibitions, great terraces at the water and top quality fish restaurants. The promenade is regulary used by both tourists and the locals to strawl through the harbour area. We will respond to the developments in the fish industry by transforming the relatively smallscale warehouses to mixed use buildings for creative industries and living. In this way we improve the housing stock of IJmuiden. On the other hand small scale fishing must be supported by providing a dayly fresh fish market at the quays. Both developments will atract the new usergroups that IJmuiden desperately needs to become a more fibrant and economicaly sustainable place.

Warehouses for rent; formerly used by the fishery but now empty.

. Poor spacial form of the Vissershaven nowadays (source: Google street view)

Typical project development; empty commercial units.

3. QUALITIES The best thing about harbours is that there is always activities to be found. Boats comming in and out day and night, fish is unloaded, small repairs on ships and equipment are being made. The athmosphere and smell of the harbour appeal to a large group of people. The strong grid dictates the urban structure. Within the grid a great variaty of sheds, buildings and warehouses is to be found. The big exception on this strict rithm is the diagonal road that cuts through the grid. In between the main roads alleys onregularly provide shortcuts. But the permeability remains small compared to the structure of the surrounding districts: this should be improved in the future. Unfortunately the grid does not connect to the rest of the city in an understandable way, it is a seperated entiy. The relatively small plotsize is an exception to the standard dutch harbour or industial area. The density and continuity on the buildinglines give a great sense of scale to the quays and streets. Low quality of some warehouses: gives a chance for redevelopment Poor public space Monofunctionality: fish and cars (but also a research institute, head office of the lifeguards KNRM)

Clear grid

Strong diagonal

Random alleys

Relatively smal plotsize

4. STARTING POINT In this short analysis we discovered that multiple problems need to be adressed. In the design the following issues at least need to be addressed. good quality of public space strong connections to the surroundings more freedom within the strong grid new usergroups: e.g. creative class more variety of functions next to fishery improvement in the quality of the building stock more variety in the typologies whitin the buildingstock

II. CONCEPT 1. A NEW PLANNING APPROACH! The current model of blueprint planning and the modernistic paradigma of seperation of functions seems to become outdated. Old warehouses are empty for long times, without a chance of finding a new user in the fishery industry. On the other hand, it has become extremely difficult to find teanants for the newly build commercial units, developed by a project developer within the plans of the municipality. The inflexible attitude in the bestemmingsplan makes the developsment proces extremely slow. The dynamics of a thriving districs are totally and completly gone. This unflexilble attitude towards planning will eventually kill of an area like the Vissershaven. The monofunctionality makes it vulnurable for future changes in the economy and more importantly changes in the fishery industry. For a sustainable economic but allso social future, a major change in the functional program has to be made. Mono-functionality and blueprint planning are therefore rejected! Large monofunctional clusters are forbidden in this development to make shure that there will allways be an opportunity to change functions of individual buildings. In this way the area can be sustainable in time. At the same time , existing social relationships can be preserved.

2. FUNCTION MIX AND BOTTOM-UP PLANNING The area around the vissershaven will be transformed into a multifuncitional mixed zone where a new creative class has opportunities to settle. The planning will be bottom-up so that the identity of the harbour with it’s historical harbour warehouses will be preserved. Large monofunctional clusters are forbidden in this development to make shure that there will allways be an opportunity to change functions of individual buildings. In this way the area can be sustainable in time. At the same time , existing social relationships can be preserved. The public space of the quays will be transformed into a boulevard close to the water where some terraces and fishrestaurants will provide livelyness. This investment has to come from both the municipality and the local businesses (B.I.D. for instance). The athmospher of the harbour area will remain nautic and fish related; historic warehouses need to be preserved and restored but allso need to be extended, densified and reinvented. A part of the harbour will become a marina intended for visiting yachts, and ships that are used for leisure trips at sea (like fishing and sail training); All these developments provide an oppertunity to connect the “middenhaven’ area with the ‘old’ town near the locks and with the dunes by making a new route through the harbour. A cruise terminal in the Vissershaven will be build opposite to the fish auction and will become part of the city life.

3. CONNECTED DISTRICTS The city of IJmuiden is characterized by the fragmented urban tisue. The fragmentation was mainly caused by the destruction of the original urban structures in the second world war and the modernistic reconstruction afterwards. The new plan, made by Dudok, envisioned a strong separation between residential and industrial functions. The harbour is devided from the rest of the city by an important road which has the appearance and use of a regional route. Because of the sharp hight difference between the harbour (+3 NAP) and the surrounding neighborhoords (+10 NAP) there are few clear connecting routes with the surroundings. This is a problem for the functioning of the city and needs to be improved. In the new masterplan for the harbour new connections are made. The main route will be relocated more distant from the water to allow for harbour front development. The seperation between the old town and the harbour was historically defined by the rail yard for the train station that existed next to the ferry towards England. In the 1990â&#x20AC;&#x2122;s this rail connection was discontinued and the area became Height differences between the harbour and the surrounding districts cause spatial disconnections and even seperations. (source: www.ahn.nl)

Fragmentation of the the different districs. They funcion as seperate entities.

The harbour district needs to become one of the connectors: new routes bring the harbour and the surrounding districs closer together.

III. PROGRAM 1. STRATEGY The area around the vissershaven will be transformed into a multifuncitional mixed zone where a new creative class has opportunities to settle. The planning will be bottom-up, but with clear building rules, so that the identity of the harbour with it’s historical harbour warehouses will be preserved. The public space of the quays will be transformed into a boulevard close to the water where some terraces and fishrestaurants will provide livelyness. This investment has to come from both the municipality and the local businesses (B.I.D. for instance). The athmospher of the harbour area will remain nautic and fish related; historic warehouses need to be preserved and restored but allso need to be extended, densified and reinvented. A part of the harbour will become a marina intended for visiting yachts, and ships that are used for leisure trips at sea (like fishing and sail training). All these developments provide an oppertunity to connect the “middenhaven’ area with the ‘old’ town near the locks and with the dunes by making a new route through the harbour. A cruise terminal in the Vissershaven will be build opposite to the fish auction and will become part of the city life.

The harbour as a part of the city and a part of public space

Rethink main sea defence

Urban plan with mixed typologies aimed to a creative user group New functions in harbour

Improve public space

Rules for building and typologies

Current situation The FSI, GSI and OSR are comparible with compact historical villages. Density seems to be really low, but most warehouses have a high ceiling so the scale is larger than what the indicators seem to show.The plotsize and scale of the buildings make in this case the difference. total area = 253.000 m2 footprint = 76.800 m2 layers average = 1.7 (estimation) total floorspace = 130.000 m2 (estimation) GSI FSI OSR

= 0.30 = 0.51 = 1.35

The data is influenced by the spatial differences within the plan area. The current Middenhaven gebied has an GSI of 0.40

2. MAIN PROGRAM

cea

ng %

% 50

usi

20% renewal 10% rebuilding

40% renewal 10% rebuilding min. scenario

max. scenario

total area = 253.000 m2 footprint = 76.800 m2 layers average = 1.7 total floorspace = 130.000 m2

total area = 265.000 m2 footprint = 100.000 m2 layers average = 2.8 gross floor area = 280.000 m2

total area = 265.000 m2 footprint = 120.000 m2 layers average = 4 gross floor area = 480.000 m2

GSI FSI OSR

= 0.37 = 1.05 = 0.58

usi ng ho %

150.00 - 350.000 m2 creative companies

tiv e in cea

70% densification

50% densification

present situation

= 0.30 = 0.51 = 1.35

500-1000 homes

130.000 m2 renewal

280.000 m2

130.000 m2

480.000 m2

cea t 10 ive in % au dust tom rie oti s ve

fish

development (m2)

str % ies leis 5% ure fish

tiv e in

automotive creative industries

du str % ies lei 5%sure fish

PROGRAM BAR

= 0.45 = 1.81 = 0.30

new types of building typologies new public space harbour promenade Leisure program: fish market cafe, restaurants art galleries

SUET

= 0.30 = 0.51 = 1.35

The data is influenced by the spatial differences within the plan area. The current Middenhaven gebied has an GSI of 0.40

Future: High scenario

Density calculations 15% more footprint with an average building hight of about

+ 7500

4 layers. This development will be comparible in scale to the Grachtengordel (canal belt) in Amsterdam total area = 265.000 m2 footprint = 120.000 m2 layers average = 4 gross floor area = 480.000 m2 GSI FSI OSR

= 0.45 = 1.81 = 0.30

+ 1000

Future : Low scenario

+ 3000

15% more footprint with an average building hight of about 2.8 layers. This development will be comparible in scale to the Grachtengordel (canalbelt) in Amsterdam total area = 265.000 m2 footprint = 100.000 m2 layers average = 2.8 gross floor area = 280.000 m2 GSI FSI OSR

= 0.37 = 1.05 = 0.58

new program = 350.000 m2 (= 2 x rotterdam building) renewal: 130.000 m2 ( = 50% current housing stock) densification: 350.000 m2

new program = 90.000 m2 (= 0.6 x rotterdam building) renewal: 130.000 m2 ( = 50% current housing stock) densification: 350.000 m2

work: 65% = 227.500 m2 = about 760 companies (of 300 m2) = about 9000 new desks housing: 35% = 122.000 m2 = about 1000 homes (of 122 m2) = 1700 new inhabitants

new jobs

+ 600

= 38 homes / hectare

3. A CHANGED IDENTIY Right now the harbour of IJmuiden allready has a positive identity when yo only considder the residents of IJmuiden. But because of the lack of well designed public space and the lack of connections to the other districts the general public is not able to see and enjoy this quality; right now the harbour is most suitable to cars and trucks. In the vision for IJmuiden we allready described that IJmuiden needs a new identity as a fun location to work and recreate next to the identities of steel industie, dunes and fish. IJmuiden needs an identity that is attracting to a young creative (and ondernemende) class. To attract a creative class the municipality needs to be flexible in providing spaces of different prize and size. The harbour is the ideal location for a new young creative class to settle. Prices for housing and for renting office or workspace are still relatively low. But the proximity to Amsterdam and Haarlem, infact the position in the Amsterdam Metropolitian Region, make that a highly mobile target group like the creatives can operate easily from IJmuiden as their basis. Exampele of a more active harbour use. Quays are used by the general public, while the harbour is still functioning. (source: Kay Elliot)

4. PUBLIC SPACE The public space will be the first and most important step in the proces of changing the harbour. When the quality of the public space is excelent, the quality of the buildings is not so important any more. People will come to the area and enjoy the athmosphere. And people attract businesses! Existing building values will rise and gentifrication can start. Public space needs major investments in the comming years. The municipality will pay most of these expenses. On the other hand the municipality has not got endless money. Therefor the costs of the maintainance of the public space will be payed by the users in a â&#x20AC;&#x2DC;business improvement districtâ&#x20AC;&#x2122; construction. In this construction the uses have a large say in the quality and the use of the public space. Creative companies might use the public space for activities that they organize.

Public space will be used and maintained by the residents and entrepeneurs from the surrounding buildings.

5. NEW CONNECTIONS In the new masterplan new connections are envisioned between the harbour and the surrounding districts through the harbour area. The new connections will make the Middenhaven area more lively and make the the public space more intensly used. The connection from the old town to the south will cross the bridge that is the entrance to the marina. This bridge will be a real eyecatcher and the new icon of the harbour. A new promenade along the water makes the second route along the water. The promenade will have amenities like a fishrestaurant, cafe, bar and a visitorcenter for fish research. The promenade will be closer to the water than the quays and will allow for fast boats to pic up tourists for a ride.

Old town

to the locks

to the cruise terminal

to the center

This new more permeable network of routes will bring back a scale that is more suitable for pedestrians and bikers. It becomes interesting for the locals (with a dog) from the surrounding neigborhoods to make a short walk to the harbour.

to t

Dudok extentions

View from new loft apartments, skybar and offices over the marina towards the south. In the background the new cruise terminal provides impressive views on a working harbour.

6. BUILDING RULES The Dutch planning system allows only for very limited flexibility to change functions. In the Leisure harbour most functions are basically allowed. Some functions are encouraged most are tolerated and only a couple are not permitted. By planning like this companies that are not exactly in one category can find there place. Start up companies that grow and change in a matter of years can grow in there original location.

General limitations

Maximum freedom comes with the setback that it will attract project developers that only want to make the maximal money out of there projects. In principle all developments are free to private developers, but certain developments are more desired for their sustainability, durability or meaning for the city. In the proposed system for building regulation these desired developments are rewarded with lower tax pressure or the possibility to develop with a higher floor space index.

- floorspace index: defined per city block min. fsi = 1 max. fsi* = 3

- building envelope: defined per city block max height; depends on zone max dakgoot height; depends on zone max % of development of the building envelope; = 90%

- parking has to be realized on own plot; visitors are allowed on the street with special permission card. - primary functions: DM scenario dense mix SC scenario small scale company L /A scenario leisure, public functions/amenities IBB scenario industrial/fishery big box typology F fishery related companies * = QD quay dependent

LEGEND I. Middenhaven gebied II. Leisurue harbour IJmuiden III. Voormalig rangeerterein

18 22

DM2

bike route

18 22

secundairy road

III.

18 22

main road sightline

L/A3

DM3

Removed road 15 22 15 25

To be demolished

L/A*2

DM2

max. building heigth at building line

15 22

max. building height building block

15 22

d bo xq ig

DM1 SC1 L/A1 L/A*1 IBB1 IBB*1 R low medium DM2 SC2 L/A2 L/A*2 IBB2 IBB*2 high DM3 SC3 L/A3 L/A*3 IBB3 IBB*3 50m

100m

200m

cre

yB he r ati o

Le is

ur e/

Ac ti

vit ie

ies vit

Ac ti

co m

IBB2

density

ur e/

3.5

15 22

ll s

SC2

em ix

DM2

15 22

fis

DM2

bo x

en de

plan area

15 22

ua yd

15 22

DM3

us tr

15 22

Ind

DM2

15 22

SC3

SC2

max fsi per building block

15 22

tri

DM2

Big

15 22

DM3

// expansion

Le is

15 22

Live - Work

Sm a

DM2

L/A2

// existing plan

Ind

DM3

Work - Live

DM2

15 22

fis

II.

ial

15 18

15 22

7. BONUS FSI To encourage sustainable development and growth, we proposed to award bonus floor space for positive developments.

+ FSI

STIMULI

- environmental frendly design: + 5 % fsi - space for startup companies: + 20% fsi

-costs of m2 for OZB tax

- public functions on groundfloor: + 5% fsi - regeneration of old building: + 15% fsi -10% m2 for OZB - new appartment/lofts: first 10 years no OZB - all parking on own plot: +20% fsi - dubble high story hight with temporary floors in between: m2 do not count in the fsi - stronger foundations that allow building to the max building envelope; + 5% fsi

monofunctional use; -50% fsi combining parcels:

-30% fsi

- FSI

8. ZONING DM; In the dense mix multiple functions are allowed within the buildingblock, but allso within the plot. For the safety it is really important that there are actually people living in the area. That is why there is a minimum of 35% of residential functions for every block. SC; Small companies with a maximum of surface area 300m2 are the basis of the creative industy. In this scenario offices, workshops, practices, and combined. L/A; Leisure is a major attractor of visitors to the area. This is a first step in changing the identity into a more fibrant and creative one. Public functions are important to attract the local inhabitants from the surrounding districts. Amenities will increase the value of the business climate. IBB; Large scale fishery will grow in the future. The need for cold storage will thus grow. The typology will remain big box, but multi story storage can be a solution for future space shortage. F; For fishery to survive a palette of supplying companies is necessary. These companies need to be clos to the fishing ships for maximal efficiency. QD; Some companies need the direct proximity of a quay. To prevent project developers to claim all this space some reservations have to be made.

allowed desired not allowed

restaurant hotel cafe small industrial large industrial appartment lofts work/live housing singel family home atelier workshop/garage retail webshop office kindergarten clinic dentist general practitioner privat hospital education coolhouses small fishery industrial fishery

+ + + +

-+ + +

+ + + + + + + + O

-O -

SC O O O

O O

+ +

+ + + + + + + +

L/A

L/A*

+ + + +

O O O O O O O O O O O O O O O O O O O O O

-+ + +

-+ + + + + + + + + + +

+ +

IBB

IBB*

-+ O

-O

+ + + + +

+ + + + + + + + + + +

O O O O

O O O O O O O O O O O

+ + +

Improved public space, but also a new connection in between two city districts; a promenade along the Vissershaven with leisure amenities.

SUET 8. SUSTAINABILITY Sustainability is the capacity of an urban area to endure and remain both economically and socially relevant, for a timespan of multiple generations. Renewal, the capacity to change, to adopt new unforeseen developments are important aspects for an urban area to be sustainable. A high amount of energy efficiency has to be considered in the total lifespan of the structure even though the user/builder will only use it for a shorter amount of time. The masterplan for the Vissershaven area is made in such a way that it can adapt to change; change is used as a strategy for development. In this way the fishing industry can slowly be replaced by new creative industries and residential functions. Renewal and gentrification are important in this process because older structures have to be incorporated in new design. In this way no energy is spoiled for using new building materials. In the building rules there is explicitly place for multiple functions for every plot. In this way developers are forced to think about the future of the building they build; a building that can be transformed in the future really easily will have a higher future value. In the building rules most of the simuli aim for a more sustainable development. Investment strategy; first urban renewal, directly followed by public space and in the end densification.

Improved relationship inside-outside; groundfloors are in the best scenario, used for public functions.

SUET 9. ENERGY DEMAND The future energy demand will increase in time because of the extra program that is added. On the other hand, the renewal of the current building stock will have a positive effect on the efficiency of the energy use. This makes it difficult to come up with exact numers for the energy demand of the area. So lets make a worst case scenario first: In the case that households and companies are not so efficient with their energy use: 2 person household

3.550 kWh/year

4 person household

4.750 kWh/year

average teraced house =

1.450 m3 gas /year

office space

90 kWh/m2 year

= 15 m3 gas/year (source: http://www.nuon.nl/energie-besparen/e-manager/gemiddeld-energieverbruik.jsp and http://www.klimaatplein.com/wp-content/uploads/downloads/Klimaatplein-Benckmarks.pdf )

1000 homes x 4000 kWh/year =

4.000.000 kWh/year

227.500 m2 office x 90 kWh/year =

20.475.000 kWh/year

An average windmill (750 kW) will produce 1.500.000 kWh/ year so can provide for about 6 % of the energy demand of the new development. So if we build 16 windmills the complete energy demand would be covered.

10. DELTA SYSTEM The harbour area of IJmuiden is outside the main sea defence. Thats why there will allways be a risk of flooding. The seadefence consists mainly out of old dunes and are the remainance of the cut away dunes. In the future a new dike in the harbour can be considdered to protect the new economic importance of the harbour as a place to work and live. This would probably become the main sea defence, but it could become a dike that might flood once every 200 years

Cut away dunes Young dunes Old dunes

50m

100m

200m

Project area Main sea defence dikes / locks Main sea defence dunes