Julita Borys May 2020 Real Estate Architecture KU Leuven
Conclusions
Temporary Use Shaping the Identity of the NQ how the temporary users of the WTC and different actors contributed to the transformation process and helped to shape the new identity of the NQ
Conclusions on Temporary Use at WTC and NQ by Julita Borys This booklet contains the summary of research and conclusions on temporary use period of the WTC in Brussels. It presents the three main aspects; the management, the users, and the collaborations, that are critical to understanding the topic. This is followed by a chapter with suggestions for how the process can improve in the future. It is a part of a larger body of work which follows the traces of temporary use in Brussels, through the WTC, towards the future of North District. The larger scope provides objective research on the topic and the NQ specifically, with a personal commentary overlay. The interactive version of the full research can be found at the following link.
https://drive.google.com/file/d/1ZWP Uh80jBY3eNOMD5SJsWCLcvT70uB3c/ view?usp=sharing
What is temporary use and what does it do? What kind of activities do temporary users make and what purpose do they serve? Where can it take place and what is the importance of location? What impact does it have on its surrounding? Can it serve a greater purpose to the society, area and bigger challenges? How is temporary use organized? Who are manages temporary use? What are their motives? Is there a clear-cut line between a top down approach or bottom up approach?
THE MANAGEMENT What can we do with empty spaces and buildings, so they are not wastelands just waiting for a miracle?
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Temporary uses can serve as a solution to vacancy in many forms and purposes, from security, profit, temporary housing to revitalisation and community integration. These vary upon the time frame depending on whether there is a future development planned. Temporary uses will also differ in management, being the traditional top-down approach or the bottom-up approach depending on the intentions, if they are profit oriented prioritising the owner, or social initiatives prioritising the public needs. This has been a debate causing tension between different actors and their needs. With history causing uncertainty in planning and urban development, the NQ has seen a decline with high vacancy rates. The lack of life and progress highlighted a need for transformation. Up4North was established by main real estate owners to initiate this, while LabNorth was a coalition of Up4North, designers and
think-and-do tank, created to manage the transformation of the district, including Platform North and other initiatives. This temporary occupancy therefore became a time filler, while the redesign of the WTC I tower was in progress. However, the intentions behind temporary use of the WTC can raise questions, as it does partially stem from profit-oriented actors, but the process and goals are of socially beneficial nature. On one hand marketing and attracting new actors and investors by showing change is purely profit oriented and developers will gain from the increased activity around the area. On the other hand, mixed functions and diversity needed by the public does suggest the consideration of the social responsibility. LabNorth therefore places between private and public organisations depending on the different aspects.
How and what role do temporary use management practices play in development? Non-Profit Organisations
Private Organisations
time frame
typically undefined time frame with hope to become permanent or day events
defined time frame, typically short term before the new development
project initiation
spontanous, when a vacant property is available, initiated by the NPO or locals
planned often in advanced by the owners of vacant property, as part of development schemes
community integration cheap space for new initiatives diversity
prevent illegal squatting prevent vandalism and offer security provide income for owner
management
bottom up, freedom given to the users
top down, supervising and controlling the users
proccess
open call organised after analysis of the neighbourhood, selection of users that complement each other and create variety
open call is organised to find tenants that fit the future vision of the development and do not require changes to the building
payment
free contribution or service to the neighbourhood
rent paid per sqm
collaborations
supported by the authorities and organisations that want to collaborate on projects of their interests locals are involved in cocreation many volunteers take part
typically work only with the private owners not much involvemnt from outside organisations or authorities
impact on the neighbourhood
create diveristy and new uses in the neighbourhood socially integerate people more cultural and social activities support the neighbourhood in its challenges
usually impact is not very visible can boost the economy and bring new people or stakeholders to the area
impact on future development
sometimes can become involved in the process for a new proposal or give ideas for new uses at the site
usually no greater impact in terms of changing the planned project, but can create attraction to the site and proposal
typically relocates to another site or ends if it is a temmporary initiative
relocates to another building, if successful to a permanenet location
intention
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future of temporary use
Up4North/LabNorth
2 years, before the start of the new development initiated by owners as an NPO planned in advance before the new development test functions for the neighbourhood find balance between profit/and other functions research the needs of the area
By comparing Up4North to the 2 different approaches, we can begin to see which category the organisation falls into and how their actions compare. To no surprise a lot falls under the same label as private organisation, but some approaches are similar to non-profit organisations.
However it ended before the start of new construction as it was not financially viable to run the tower. Perhaps if the whole tower was used, it would have paid off.
Testing other functions and initiatives for them to stay should be implemented once the neighbourhood has some life, currently it was only to attract life to the area as none of the function were really intended to stay for longer.
top down with freedom for users to initiate their own projects open call with some users predecided by the organisation based on functions wanted 5 criteria selection process both forms of contracts can begin as free occupation with returned favour to neighbourhood later turning into rent
collaborated with design companies and think-and-do-tank stimulated authorities to take action in the area, but not directly work with temporary occupation
We will never know what criteria it was, some mentions of common goal and approach, but that is only 2 out of 5...
7 I wonder how they judged who needs which contract. Could be that it was based on ability to afford rent or returned service to neighbourhood, but it is not consistent with what happened.
Collaboration plays a more important role and more actors are involved in the proccess, but the actions themselves are not very directly linked and it is still limited to the chosen few, ie. they are simply used. The company remains on their own path to the future rather than working with others for trully common one.
new temporary activities and events attracted new investors/users changing percepetion of the area
confirmed and explored the type of fnctions needed in the neighbourhood influenced the design of the tower, but not its funcitons relocated to adjacent building and work further with the organisation trying to find their place in the neighbourhood
If they have contributed a lot to the process and ideas of what could be done, why haven’t they found a place at the new development? It seems like they have in a way been part of the design process, but in reality they did not influence it.
How has the building and the district been activated after years of unuse and monotony? Was there more transparency and interaction with the public and public space? Has more life been brought to the district? How has the WTC transformed with temporary occupancy? Is it a transformation centre not only in its physical form but also for the neighbourhood and urban practice? How have the users of the WTC contributed to the development of the neighbourhood? Will they stay longer? What impact have they made on the people and place?
THE USERS What has taken place in the meantime, in preparation for the NQ development?
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The WTC offices were released for a year from January 2018 offering space to about 50 occupants, 30 of which are in the WTC 1. These were small and medium-sized institutions, young startups or associations that could value to Noordwijk. The temporary use period was intended as experimentation, a test site, for exploring what is needed in the area. This was supposed to be done through research and initiatives by the users, as a returned favour for free space. However, here a note is needed that some users also had different contract and payed rent, showing the profit-oriented mindset and need to balance public and private owners’ interests. All intentions sound good, but the actual outcome is not very convincing. For one, the actions of the users and their process was not very transparent and public access was limited, therefore there was generally little interaction
between them and the public, and not so much activity apart from occasional events and workshops. Further in terms of collaborations, the users themselves have not been collaborating very much apart from a few, and the possibility for interaction especially with the management organisations, also the future planning ones, was limited to circulation routes. Therefore, it can be questioned how temporary occupancy inspired the multioccupancy and diversity, especially as Zin does not seem to provide much diversity and not include any of the users, which is a loss of a link to the public and more activity in the building. Furthermore, many initiatives have contributed and brought lessons for participatory processes with the public and explored their needs, but this is also not very visible in the ZIN proposal and planning process.
Outcomes from Temporary Uses at WTC and NQ who/what Action
Outcome
Agenda North • activating the WTC and neighbourhood • creating a lively atmosphere • attracting the public
• events and cultural activities
You are Here, IABR 2018-2020 • new perspectives on the district • tools to help implement change • collaboration between actors, private-public
• exhibition in 3 parts • urban debate programme • shared workspace
Do You North? • • • • •
• “North Plek”- urban furniture and info boards on Bolivar square • urban garden
inform the people about the ongoing activities activating public space testing the needs and wants of the neighbourhood attracting the public inclusion of refugees
“North District, next step?“ • new view of the issues in the NQ • suggestions for improvement with focus on short term action • collaboration between actors, private-public
• 2 day workshop with actors and external experts
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Cafe North • • • • •
• workshops for municipality and regional development • events and cultural activities • 1 idea for neighbourhood = 1 free coffee
collaboration between actors, private-public activating the ground floor creating lively atmosphere participation of the public considering the needs and wants of the neighbourhood
Marcel Bike Cafe • • • •
• cafe with local products • bike repair space for the public
testing the needs and wants of the neighbourhood social integration through common interest reuse and recycling slow mobility and bike priority
Pool is cool • attracting the public • testing the needs and wants of the neighbourhood • activating public space
• one day pool in the public space • fountain swimming sessions
Alive Architecture • Farm Truck, a kitchen, workshop, cinema on wheels, brought to the NQ
• • • •
collaboration of designer and locals co-creation and participatory process inclusion of locals and refugees activating public space
Irma Farma • goat meadow, vegetable garden and a treehouse on the pedestal of the WTC towers 1 and 2 • build yourself concept
• activating the rooftop and improve bare look of the office towers • diversity of functions • public participation in the process • urban gardening as sustainable concept
who/what Action
Outcome
GRUE • • • •
• testing devices at the WTC and public space to collect waater and use it in public space • solving heat peaks and providing cooling element
insipration for public space design and architecture sustianble solutions for water management improving identity as sustainabile possible new collaboration
Illegal Brewery • attracting the public • activating the rooftop and improve bare look of the office towers • creating a lively atmosphere and forming idnetity • collaboration between users and mixed purpose
• open bar on the podium • making beers to finance artistic projects
Grizzly Films • • • •
• video projection of a 3D mapping • collaborates with a company that uses multimedia technology to enhance public space • event shared with Illegal Brewery
insipration for public space design identifing sites for improvement use of technology and forming identity collaboration between users
Ladiv Production • • • • • •
• covers events and progress of LabNorth through radio • sound room for public access • weekly live music at lunch breaks at ground floor
communicating information to the public transparency of actions publicly accessible activity activitaing the ground floor attracting the public creating a lively atmosphere
Nansen • • • •
• provide legal advice to refugees • set up info sessions to inform about the situation of the refugees and asylum seekers
inlusion of refugees into the NQ communicating information to the public clarify misconceptions about the migrant issue collaboration between users
Dreamocracy • identify projects in the neighbourhood that could be better • propose a new design from scratch
• identifing sites for improvement • inspiration for new solutions • identifying current needs
Samenlivingsopbouw • Woonbox Project, a modular building system that converts buildings into living units
• highlighting the housing issue • inspiration for cheap and efficient housing units • proposal for transformation of vacant buildings, tools to implement change
studio BRU.S.L.XL. • proposals on small scale, architectural/ urabn scale and neighbourhood vision • field interventions • presented work to other actors
• inspiration for future district and smal interventions • public participation • testing the needs and wants of the neighbourhood • collaboration between actors
Solidary Mobile Housing Design Studio • developing, testing and refining a model for co-creation and building of a solidary mobile home
• • • •
highlighting the housing issue public participation collaboration between users collaboration between actors
Adaptive Reuse Program Masterclass • focus on Bolivar axis as the main axis of NQ • interaction between building and outdoor space • reflected on defined functions vs adaptable and multifunctional uses • debates on 5 main goals with actors
• importance of public space and surrounding • new ideas on urban flows, transit, connectivity of NQ • collaboration between actors
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Lessons Learnt from Temporary Uses at WTC and NQ
new sites for improvement
definitely not visible in the ZIN project and intentions for further district development is not very clear, probably as there is no masterplan. But what about participatory process and public meetings for how the district should develop?
tools to implement change
different perspective on NQ
social integration of different users, especially refugees
informing the public and transparency of action
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public-private collaboration
cocreation between designer and locals
It is yet to be seen what kind of events and activities for the public will take place at the ZIN! It would be shocking if this was not a lesson taken from many activities that took place in this time and attracted people making the district less boring.
public participation it seems to play a huge part, but does not show through in the ZIN project or any future plans for the district
events and public access to create lively atmosphere and attract people open ground floors
activating roof top relationship of building to outdoor space
activating public space
Its been said that zebra concept came from temporary occupancy, but how? The distribution of users and their interaction has been limited, with little collaboration between them.
On this graphic we can see what lessons could have been learnt and the extent to which the temporary users addressed them. Underlined are the lessons taken forward to the ZIN project, showing how little was actually implemented. A lot of the design ideas for the ZIN proposal seem to come from generic concepts and needed transformations rather than more direct connections to the temporary occupancy. The other lessons that were learnt could be seen in the process, however this is only reflected on after the fact.
collaboration between occupants
multi-occupancy
new and external collaborations
Diversity is an indirect lesson from the whole process however it has not been implemented to a far extent.
urban gardening water management
environmental sustainability concepts
reuse/recycling
identity search/ creation
diversity
design inspiration
housing issue
needs of the neighbourhood It was a multi-occupancy temporary use to test functions, however apart from the school and a cafe, there did not seem to be functions that could potentially stay, especially not in the building.
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this issue has been addressed by some of the occupants, however with no direct link to LabNorth or future plan. Was it ever the intention to deal with this issue or it was just an image?
refugee issue
mobility and connecitivity
What is the role of LabNorth in the process of developing the NQ? How much have the stakeholders impacted development? What are the roles of public vs private bodies? Who has the power in the process? Has there been a shift in public and private collaboration? Has the public been involved in the process of development? Are immigrants considered in future plans? Are immigrants just unwanted and ignored users of the NQ? Who are the current and future users of the NQ? What are the next steps and who is involved?
THE COLLABORATION Has there been transparency and collaboration between users, management, and the public?
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The network of actors involved in the development of the North District is very complex and contains many levels of hierarchy. Many of the relationships between actors are not clear and many intertwine in different process. What is interesting to establish are the collaborations of LabNorth as they have the role of encouraging different actors to come together to work for a common vision. Up4North and LabNorth has initiated the transformation and provoked authorities to act. With this there is a more visible link between them, however it cannot be said that it is improved. The two sides, although working towards the same goal, have a shifted balance of power, or rather not a clear distinction of their roles. While private developers need to have less dominant influence on the process, public authorities should take charge in regulating and directing the district towards what is best for the progress. This being balancing both the social and economic needs. Apart from these two main actors, the designers are also essential, however they are lost in the political debate. Their role could however be more prominent, linking
different actors and bringing another perspective, of the common user, to the discussion. Currently there is some influence of the designers to promote concepts that support social aspects, but this is not very well grounded in context and seems driven by the client and generic trends. A collaboration which is barely, if at all, visible is the link with the public and social organisations, as well as incorporating the temporary users in the design process. The direct collaboration is missing therefore the public needs and their challenges are not becoming heard. This is especially true for the marginalised groups, like refugees, which are constantly being pushed away as someone else’s problem. Despite temporary users and organisations present at NQ, this group simply cannot be helped in the eyes of the private players and even local public authorities. The representation of the general public needs is very low and temporary users, could be an even stronger link between the public and the planning bodies, contributing knowledge of the neighbourhood needs and becoming a part of the design process.
Collaborations of LabNorth on the development of the NQ
AG Real Estate Allianz Benelux AXA Belgium Banimmo Befimmo
real estate owners
Belfius Insurance
Real estate stakeholders (capital)
Immobel Triuva Belgium Engie Jaspers Eyers
Up4North
building contractor/architect
NPO
L’AUC 51N4E irisphere greenloop port.brussels 16
greentech.brussels atrium.brussels (Regional Commerce Agency) lateral thinking factory Communaute portuaire bruxelloise
architecture agency
Architecture Workroom Brussels (AWB)
think-and-do tank co-curator of IABR 2018-2020
Lab North coalition
VraimentVraiment design agency
proprete.brussels EcoRes Beci (brussels enterprises commerce and industry La Ferme Nos Pilifs
users of the NQ
Platform North temporary occupancy project
KU Leuven employees public servants backpackers visitors students
SOCIAL INPUT
artists IABR Samenlivingsopbouw Nansen Society Building Brussels Service Volontaire International (SVI)
GOVERNMENTAL/ADMINISTRATIVE INPUT
OTHER ADMINISTRATIVE AND PUBLIC ACTORS IN NQ HUB.brussels SNCB/NMBS Renovas Kenniscentrum Vlaamse Steden Cabinet Min. Pres. Vlaamse Gemeenschapscommisie (VGC)
citydev.brussels
brussels.mobilite
OTHER SOCIAL ACTORS IN NQ
Bruxelles Environnement. brussels
BmA.brussels Bouwmeester maitre architecte
municipality of St. Josse
Perspective.brussels Territorial Strategy Department Territorial Knowledge Department
municipality of Brussels
sau-msi.brussels public urban operator
public authorities Brussels region 3 municipalities
residents of NQ
municipality of Schearbeek
Pole Nord Ferme Maximillelien BRAVO Toestand KANAL & Kaaitheater Ass. Foyer lakenoise FABLAB (cityfab 1) Comites de quartier ComitĂŠ de district Inter-Environnement Bruxelles BRAL ARAU Bruxelles Formation VDAB Actiriss IBEFE Trace Brussel De Harmonie BXL Refugee Woningen 123 17 Art Basics for Children JES Atelier Groot Eiland City Mine(d) Lancelot FĂŠBUL Soleil du Nord Endeavours
On this graphic we can see the collaborations of LabNorth during the process and planning for the future. It is based on research and other attempts at mapping networks in the North Quarter. The links are drawn from the relationships that can be found in the conducted research, therefore there might be some collaborations that could be happening which are just not visible to the public.
residents of all ages immigrants strong collaboration link weak collaboration link members other collaborations
Why have the temporary users been displaced? How can temporary users still play an active role in future development of NQ? Can we find a place for temporary users in the neighbourhood? What if all users stay at the WTC? Can the WTC make profit and support social actions? 18
Can there be a balance between public and private functions? Could temporary users be more involved in the design process? How can ZIN become more inclusive? Can the impact of temporary use become more permanent? Will temporary use become the new identity of the district?
GUIDANCE FOR FUTURE from lessons learnt of temporary users at NQ and Brussels
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collaborations participatory process public - private balance diversity in the district checklist
Collaborations Strengthen collaboration between the different users, and private and public organisations
An improvement of the process and future developments lies in improved collaborations, especially between the planning bodies and the users of the area in a cocreation process. As well the inclusion and collaborations of private and public organisations, including social organisations representing the general and disadvantaged public.
1
Support of Temporary Users by Public Authorities Why?
This will allow temporary use to reach its full potential and support from public authorities can ensure that the temporary use contributes to the needs of the public and the neighbourhood. Improving collaborations with planning bodies will assure future needs of the area by learning from the activities of temporary use and including them in future development proposals.
How?
This can be done by improved participation and contribution to the activities of the temporary users, as is done by Toestand at Allee du Kaai. Investigation of the different activities and feedback from temporary users can be observed and gathered to inform the future plans before the decisions are made, therefore more directly responding to the neighbourhood needs.
2
Improved collaboration of private players and public authorities Why?
This collaboration has shown signs of improvement, however further collaborations and discussions can result in better solutions that will meet both needs and form a coherent proposal for the district. Both parties can greatly influence the development of the area and they cannot function without each other.
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How?
A transparent process and communication are key to a clear vision and progress in the same direction. Both parties must respect each other and make clear the goals and requirements to find common ground. It is important that this starts early and is developed in collaboration through meetings, workshops, presentations, and even external parties’ contributions.
3
Consideration of migrants in current and future planning Why?
Migrants should not be ignored nor displaced. They should be considered in design for the future district as they are currently the main users creating life in the district and this will not change. Migrants should play an equal part in creation of the neighbourhood as it should also serve their needs. By providing and supporting migrants, public and private bodies will also benefit from improved situation and relationship.
How?
Migrants should not be treated as a problem, but as an equal user of the area. Private actors and public authorities should start to locally adjust and provide solutions to distribute migrants through the quarter and integrate them into the community. Temporary uses can be a way to provide these possibilities temporarily, as are organisation like WONINGEN123 or Samenlivingsopbouw, until more permanent solutions are found.
4
Inclusion of social organisations in the planning process Why?
Social organisations represent the needs of different and marginalised users, therefore are the best source of information and initiatives that prioritise their needs. They can contribute to the discussions of the planning bodies for an inclusive district and highlight the current challenges and needs.
How?
They should become an integral part of the research, design, and evaluation phases to defend the public interest and support these groups of people in the transformation. Apart from defending the people’s interests, they can contribute to the planning process by making initiatives and improving communication between the planning bodies and the people.
Designers should take into account the users of the future space, considering needs of all people and adaptability for the future. Following trends and generic concepts will not fix site specific challenges.
exsisting link strengthened link new link
designers
temporary users
administrative bodies
LabNorth locals
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real estate owners
There needs to be better understanding between the private and public bodies, and balance between profit and social needs. As these developers rule the quarter, they are the ones who can also change and give space to other functions. With better communication and showing benefits of alternatives this could lead to a change of the NQ.
migrants
other users social organisations
These do not usually have a direct link to planning process but aid with the raising challenges. They can also play an important role to highlight the challenges faced by the locals and users, and with support of the government, they can help in the transition process and future, much better if they are a part of the transition planning.
Migrants have not been included in the process, but they are in fact the most impactful user of the area. Without taking them into account and their relationship to the rest of the society, there will never be coherence and an integrated community. We need to create proposals that incorporate migrants’ needs and if only their voice was heard and they worked with others, maybe a solution that fits all would be invented without forcing anything on anyone.
Participatory Process Improved participation through all stages of design process and temporary use
Because the collaborations and process is not very clear from the available sources, and the future proposal does not show signs of inclusive design and implementation of the outcomes from temporary users, a participatory process should become more prominent in early stages of such transformations.
1
Continuous information and analysis phase including all actors Why?
The transformation should stem from open conversation and thorough analysis of the neighbourhood. Continuous analysis will ensure the most appropriate solutions for the current and raising challenges of all actors. Good communication to the public is key for acceptance of new projects by the public and their implementation. It will give everyone an equal chance to participate and reach a common goal.
How?
The information can come from different actors however the public authorities should communicate officially to the public and other information sessions should involve representatives of all stakeholders. Initial planning and analysis can be done through workshops, questionnaires, and activities to give an equal opportunity to all concerned to participate and reach a common goal.
2
Ensure a co-creative process between Locals and Designers Why?
A co-creative process can strengthen the relationships between these actors and allow the locals to be part of the transformation, seeing their views be considered and implemented in the process and then the outcome. This will create a feeling of belonging and sense of place in the area making it more humane and for the public.
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How?
3
This can be achieved through different activities of temporary users done with the public rather than for the public, following the example of ParkFarm. The activities will emphasize the contribution of locals to making the area. A key element is transparency of actions by the temporary users and designers, showing their process in workshops, exhibitions, open debates and encouraging the public to participate from early stages of design.
Temporary users should be an integral part of the design process Why?
Temporary users can give insight to what the new development can become and functions it should include, as they can have a more direct relationship with the public and better know their specific needs. Temporary use can serve as a link between the designers and the public, and be more than just a source of information, but also a representative of the public opinion.
How?
The temporary users carry out important research through their initiatives, therefore a reflection on the process and outcome is necessary to inform the design stage. The initiatives taking place should be reflected upon through observations, mapping, surveys, or workshops, followed by or in collaboration with planning bodies.
4
Systematic reflection and feedback on the process to inform decisions Why?
This aspect is often missed, however can greatly help in future planning, especially when lessons can be drawn from a small part of a larger development. It will also be an important step throughout the process to adapt and respond to the comments of different actors to ensure the direction of the project meets all needs fairly. At the end it can give an overview of which actions have achieved best results.
How?
For most informative feedback, this part of the process should be done by a participatory process through gathering public opinion, surveys, and workshops, but it can also be done by the organisations and planning bodies themselves. The reflection and feedback can take place during and after the initiatives and decisions, as at all stages it is important to reflect on the actions to find if the process can be improved.
takes longer than just initial impressions and requires thorough analysis and all perspectives
so many outcomes could have influenced the design and transition, but it was never used properly through the design process
an independent process that started before this collaboration timeline and never really joined
collaborations only start after everything else is basically decided
long term cooperation with perspective.brussels
design phase press conference
competition understand the neighborhood coallition
inventory of current projects benchmark
participative workshops
temporary ocupancy
co-organization seminar LabNorth & Perspective
contnuous actions:
contact stakeholders masterclasses with universitiy
analysis and exploration
Explorative 1. meetings and debates 2. mapping 3. surveys 4. workshops 5. activities and events
cafe north
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earlier and longer
constant collaborative process
original timeline
implementation and participation implementation 1. workshops 2. public contribution 3. progress sessions 4. feedback sessions
platform north
competition
Informative 1. public meetings 2. questionnaires 3. activities and events 4. initial collaborations wth actors
initiation and information
co-creative 1. workshops 2. informative sessions 3. feedback sessions 4. platforms 5. meeting architects 6. new collaborations 7. involvement of all actors
design and co-creation
design and participation timeline
Public - Private Balance New balance of functions in the transformed buildings Based on the research of temporary use and how it has been included in the NQ development, it is clear that the balance between private and public priorities, meaning profit and social benefits is still a big debate. To avoid a monofunctional building, it is important to incorporate other functions and housing that would create a flow of people through the day and make the buildings an active part of city life.
1
Provide a wide range of functions and activities in the building Why?
Providing a variety of functions, a mixed-use building, will create life and stimulate use of the building at different times of day and with different purpose. This will bring new and different users to the building and create life in and around it, not just a boring monofunctional building. Multifunctional spaces will form an opportunity for different uses to take place there, giving the building more attraction.
How?
This can be achieved by providing at least a 50:50 ratio of offices to other functions. These other functions should include housing, public services, and social functions. Temporary users should be incorporated to create a variety of businesses and organisations and create initiatives and events that will attract the public.
2
Organise public and private functions according to their needs and relationship to the users Why?
By rethinking the distribution of different functions in the building, it can achieve a more active atmosphere, new collaborations as well the most benefits for all stakeholders. This way all the functions in the building will have the best conditions for their purpose. The needs of the stakeholders can be met, while their objectives will support each other’s needs.
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How?
3
With improved collaboration and understanding of the needs of private developers and the public needs, there can be a balance in functions. Temporary users and social functions should be integrated into the lower floors, to create easy public access and relationship with the outside public space. Private functions should be placed in more distant areas with most profitable spaces, to generate profit for the owners.
Support functions and housing for greater needs of the area Why?
The building must incorporate and solve greater challenges to transform the area. Incorporating housing and offering the necessary services and functions goes hand in hand to bring and support life in the area but also the building. It will also create a more attractive and inclusive place to be in and find activities for different users.
How?
An analysis of the housing needs should be done to find the appropriate mix of housing typologies that is in demand for the area. The housing should be provided for different groups of people to support a mix of users present in the neighbourhood. The facilities should reflect the outcomes of temporary use period and public needs which should be learned through a participatory process.
4
Expand the building function into public space and the outside Why?
Expanding and opening the building to the outside will create a welcoming character and a more accessible building to different users. It will help to diminish the hard division of interior and exterior and private and public. By expanding the functions to the outside, it helps to define the outdoor space, but also create active facades making it inviting for the public.
How?
This can be done placing public functions at the ground floor, which include not only public services but also temporary users and activities which take place both inside and outside, such as Marcel Bike Cafe. This should also apply to rooftops and podiums which offer an opportunity to change the environment for the occupants, but also attract the public to the building by distributing public functions and activity throughout which can be seen from the street.
non-inclusive
balance
idealistic
no temporary users and public functions
some temporary users and public functions
all temporary users and public functions
not inclusive and not implementing the efforts and outcomes of the temporary occupancy which add to the attractiveness and liveliness of the building and neighbourhood
WTC is the first ‘transformation centre’ so it should contain some temporary users as a good example of a process, implementation and mix use in the building
This would take away at least 9 floors of profitable office space, which would not be a realistic option for the owners
BUT
the number of users and their impact on the new development will have to balance/compromise with the profit the owners want to make
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less public initiatives more independent organisations ex. Ladiv Production
public participation initiatives social organisations art and cultural societies for neighbourhood improvement
outdoor initiatives events and activities urban gardening ex. illegal brewery
Floor division compromise: Office and Private Use:
Temporary Use and Public Functions:
- higher floors as they are more quiet
- ground floor to expand to the street
- top floors with nice views and limited access
- first 5 floors have most interaction with the street
- combined sets of floors to accommodate large companies
- roof top above podium /green house
Most attractive and profitable space is left for tenure for offices.
Most accessible spaces and ones with most direct relationship to the outside will be used for temporary users and public activities.
Diversity in the District Temporary Use and variety of functions distributed throughout the district
Transforming one building will not solve the issues of the district. To make it lively and diverse, temporary uses should be spread around the district taking advantage of unused public spaces as well as vacant buildings. This will activate the whole area and find the best locations for certain functions and more permanent activities. A balance where both private and public functions can benefit and co-exist would help the district prosper and grow as an inclusive and diverse neighbourhood.
1
Provide activities and temporary uses that integrate all users Why?
Common activities for all users will encourage community integration and allow different types of users to come together and interact. This can be significant to the migrant integration in the community but also locals, and temporary users of the district, users that normally could miss each other through the day. It will prevent segregation and splitting functions in the district, making all areas accessible and attractive to all.
How?
Activities can be made by temporary users and social initiatives, even public authorities to support community building. These activities can take form of participatory processes, like urban gardening or simply events, which are attended and attractive to all. More activities should place focus on integrating migrants to support their integration.
2
Provide functions and activities for different types of users Why?
A variety of functions that support different users is necessary to attract them to the area and form a sense of belonging for this group. The common users, the locals, are the ones that make the area lively and use the space throughout the day, therefore it is important to provide facilities and services they can use and therefore remain in the area. Provided variety will attract a mix of people therefore making the district inclusive and welcoming for all.
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How?
To provide the appropriate functions, there needs to be a good analysis of the needs and wants of the locals and future users. This can be done through workshops, surveys and open discussions and other participation methods, to find what these users really needs and want in the area.
3
Activate public space and the streets Why?
Activating public space and getting people to the street is what makes the district lively and active. It will increase public interactions and offer a common ground for everyone, making activities more approachable. The area will become more inviting and attractive and help to retain people outside through the day. Transforming streets to public space will increase connectivity and coherence between different areas.
How?
A big transformation will rely on the transition to slow mobility and limiting car use to prioritise pedestrians and public activity. Temporary users and public functions should have increased activities and functions outside for all public giving potential for participative projects. Inspiration can be taken from temporary initiatives like ‘Pool is cool’.
4
Mix and match functions and activities through the district Why?
The mixed distribution of functions will ensure integration of users, lively areas, and mixed character. It will create variety of people in areas and stimulate flows through the district, not division and separation of the community or places overtaken by one group. It will also create more security as there will be different people and activities at different times.
How?
To distribute the functions through the district, they should be placed to meet the current potentials of the area and the needs of the users. This should also be explored through temporary use and reflected upon the placement of new functions within the neighbourhood. Temporary uses and functions should be placed according to their activities and needs in the neighbourhood, such as environmental initiatives taking place near the park.
Temporary Use in buildings:
Temporary Use in public space:
- buildings having 50% offices, 50% other functions
- activating public space with more attractions
- create a more active use of buildings with activity at different times of day and for different people - distributed through-out, at locations closest to their action area or needed projects - creating a relationship of building to public space, clearing the division between public and private
- more approachable to public and potential for fully participative projects - visible activity and their impact on the NQ - prioritising people over cars by activities on streets and squares - create life and distribute people and activity through the district - it can define a space with a certain identity, giving them a purpose and sense of place - retain people outside through the day to make a lively area
-diverse activities and services -practical interventions -improved quality -attractive space -migrant related initiatives, -social integration, -ecological interventions, -participative and co-creative processes -greenhouse for open ground floors -public functions on groundfloor -opening to all directions -bigger events and projects -nature related projects
27 -diversity in functions temporary users fit the character of the building and welcome to the NQ mobility related initiatives
Boul
evar
d Ro
i Alb
ert II
-short term temporary users as experimentation -mix of functions with open connection to outdoor space
Checklist for Temporary Use and Transformation
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Strengthen collaborations of different users and private and public organisations Have temporary users been supported and collaborating with Public Authorities? Has there been clear communication between different actors? Has there been a transparent process between private players and public authorities? Are we considering migrants in current and future planning? Are we treating migrants as an equal user of the area? Have social organisations been included in the planning process?
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Improved participation through all stages of design process and temporary use Are we providing continuous flow of information to all the actors? Have public authorities been communicating official matters to the public? Are all stakeholders present at informative meetings? Has the analysis phase been extended and continuously reflected upon with all the actors? Did we ensure a co-creative process between Locals, Designers and Temporary Users? Have we included public participation in the early design stages? Have temporary users been part of the design process and provided insight to the design? Have we reflected on the process after each major step? Have we collected feedback from other actors through and at the end of the process?
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New balance of functions in the transformed buildings Is there at least a 50:50 ratio of offices to other functions? Are there functions that cover uses at different times of day? Is there multifunctional space and space for temporary users to be incorporated? Are temporary users and social functions easily accessible and with relation to public space? Are offices and private functions located at most profitable spaces? Is there an appropriate mix of housing typologies? Are functions, facilities and services provided to support life of residents and locals? Expand the building function into public space and the outside Is the ground floor open and with public functions offering activity expanding to public space? Are there activities and public functions on the rooftops and podiums?
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Temporary Use and variety of functions distributed throughout the district Are there activities and temporary uses provided that integrate all users? Are there activities that encourage migrants’ participation with other users? Do the functions in the district cover the needs of all the different users? Did we prioritise pedestrian movement and less cars on the street? Are there activities and temporary uses happening on the streets and public spaces? Is there a mixed distribution of functions and activities through the district?
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Temporary use period at the WTC is only a small aspect of the history and developments of the Northern Quarter in Brussels. For supplementary booklet and further research on topics surrounding the area, please look at publications on the following Issuu page. For overview of content visit the Instagram page. Issuu page: https://issuu.com/welcometojasperstown/stacks Instagram page:
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