From Mall to City by Brage Bjerck Årøen

From Mall to City

Transforming commercial structures into mixed-use urban hubs

From Mall to City

Transforming commercial structures into mixed-use urban hubs

Master thesis

Spring 2024

NTNU

Supervisor: Mari Synnøve Gjertsen

Guidance acknowledgments:

Ole Jørgen Bryn

Steffen Wellinger

Bunji Izumi

Randi Narvestad

Morten Gjerde

Ole Flatebø.

Vegard Alme Ulstein (Spenncon AS)

Introduction

Modern commercial building structures is a widespread phenomenon most people have some sort of relationship with, willingly or not. They surround most modern cities, span over large areas, with a relatively low vertical density. At the same time, they host what large parts of society buy. Large stores with varied assortment, quantity discount, and easy car parking. A massive commercial machine, which will be developed or persevered as long as it profitable. And in this process sallow up large parts of raw nature or agricultural land. Does a sustainable urban compromise exist somewhere out there?

This thesis takes a closer look at this type of area. With the specific focus of Lade in Trondheim. With a in depth mapping analysis of the companies which exist there, and a examination if there is an untapped potential in commercial foundation there. In addition, a closer look at how we can reuse the commercial building mass, with the shopping mall Lade Arena as a case example. How to dismantle and reuse the structure, also to examine what potential lies within commercial architecture, for commercial and noncommercial use.

Shopping mall collage Model render

Introduction

Table of content

Driver of natural degradation.

Blinded by scale.

Commerical mapping

The untapped mixed used potential Lade Arena

Transformation options

Reuse potential and dissasembly Cutting out the city scape

Type #1

Type #2

Type #3

Type #0

Type #(-1)

Conclusion 4-5 6-7 8-15 16-19 20-39 40-45 46-65 66-73 74-87 88-107

Nature beeing eaten by commerce beeing eaten by Recidential housing repeat!

In Trondheim, there are concerns for the agricultural areas close to the city. Norway agricultural land constitutes a small percentage of Norway’s land mass, which according to Norway’s national government is 3 percent. A lower amount is high quality soil, which is found around Trondheim and Trøndelag county. Therefore, it is particularly important to spare these areas from urban developments. Previously they have been in some parts neglected in urban planning and there is now a rising consensus that they should be untouched when it comes to future developments.

The map on the right illustrates well how close the area of Lade borders to agricultural land. Lade is also boarding close to more urban dense areas and the city center, which makes it increasingly lucrative. The concerning part is that large parts of Lade is now being changed and demolished in favor for residential housing. These housing developments are not incorporating the old commercial businesses into its new building masses. Which is demonstrated thought the newspaper headlines from the local Trondheim’s Newspaper “Adressa”. The headlines following on the next page says that the business must move because of the residential developments. If the commercial businesses are being thrown out, they are forced to find new areas to appropriate, which most likely will be nature or agricultural land. This is a driver of natural degradation.

Agricultural land

Nature/park areas

Industrial or/and Urban areas

Commercial, park, and agricultural area, Trondheim Plan 1:50 000

”60 new homes could be build here, the businesses must go”

” Parts of the mall could disappear. Wishes to build several hundred homes on the roof.”

Commercial buildings highlighted in black, Lade, Trondheim Plan 1:5000

Realized recidential developments, Lade, Trondheim Plan 1:5000

Development or areas allready developed

Blinded by scale. Commercially unproportional

What is striking when examining the commercial areas similar to Lade, is the sear scale om them. Lades area consists of 570 000 square meters, which is more than half of Midtbyen, the city center in Trondheim. The large, vertically low buildings create a sence that the area is smaller than what it is, but in reality it is a substantial area. A thought-provoking part of this urban layout is the fact that there are no residents in the highlighted area. This indicates that an area of 570 000 square meters is empty of people when the commercial activity is closed.

In addition, the buildings the area consists of are in large part introverted. The industrial buildings are this by nature, considering they are not commercially public buildings, but the malls and shopping facilities do not perform significantly better. An simple examination is counting the public entry points in the buildings circumference. At the mall Lade Arena there are 6 entry points at a façade length of 695 meters. If we compare this to Trondheim’s most popular public streets Bakklandet, it has 36 public entry points at the same distance. This observation demonstrates that the public buildings of lade, which for the most part are malls, have a low degree of permeability, which is arguably an essential part of a successful urban layout.

Midtbyen (City center)

Area: 990 000 m2

Lades commercial area

Area: 570 000 m2

Commerical mapping Understanding the site

The problem of tabula rasa of homogeneous commercial areas is a significant one. It is turning a blind eye to a typology and activity which on its own demands an area to operate in, wherever people like it or not. To understand how to rework these types of areas in a commercially, economically and urban sustainable manner, it is essential to understand what businesses and companies inhabits areas like Lade.

Therefore, the following pages is mapping of all the companies and organizations, registered in each building in the street of Haakon VII’s gate. The street Is the main commercial hub in Lade, and the vast majority of commercial activity lies here. The Norwegian webpage Proff.no was used to map the companies for each building, as well as the NACE code, form of company, and organizational number. The NACE code explains what the companies main activity is, and the form of company indicates the size or the form the business.

Haakon VII's gate 29

Bedrifter Org nr NACE-bransje

Nilsson Trelast AS AS A J Nilsson Nilsson Holding AS Jervbekken Holding AS

Selskapsform

Aksjeselskap

46.732 Engroshandel med trelast

68.209 Utleie av egen eller leid fast eiendom ellers

68.100 Kjøp og salg av egen fast eiendom

46.732 Engroshandel med trelast

Haakon VII's gate 2

Bedrifter Org nr

Lade Tennisarena AS Simsa AS Blyberget AS Trondheim Bordtennisklubb National Taekwon-Do Norway Trondheim Amerikanske Fotballklubb Rosenborg Ballklubb Kvinner

Selskapsform

Aksjeselskap Aksjeselskap Aksjeselskap Forening/lag/innretning Forening/lag/innretning Forening/lag/innretning Underavdelinger

NACE-bransje

68.209 Utleie av egen eller leid fast eiendom ellers

85.510 Undervisning innen idrett og rekreasjon

93.120 Idrettslag og -klubber

Haakon VII's gate 4

Bedrifter Org nr NACE-bransje

Kongsberg Digital AS avd Trondheim Trondheim Baseballklubb Max Puls Fitness AS Autronica-Hallen

Selskapsform

Underavdelinger Forening/lag/innretning Aksjeselskap Stiftelse

62.010 Programmeringstjenester 93.120 Idrettslag og -klubber 93.130 Treningssentre 94.992 Fond/legat som støtter veldedige og allmennyttige formål

Haakon VII's gate 6

Bedrifter Org nr NACE-bransje

Selskapsform

913 742 974

997 433 173

816 051 142

980 381 544

995 097 745

939 686 126

939 686 126 1 2 3 4 5 6 7

Blikkenslagerservice AS Tesla Norway AS avd Trondheim

E.A. Smith AS Avd Byggern Lade Maske Emballasjefabrikk AS Nidaros Cageball AS Leimax AS LeiMAX AS avd Trondheim

Aksjeselskap

Underavdelinger

Aksjeselskap

Underavdelinger

43.911 Blikkenslagerarbeid

45.112 Detaljhandel med biler og lette motorvogner, unntatt motorsykler

46.739 Engroshandel med byggevarer ikke nevnt annet sted

46.761 Engroshandel med papir og papp

68.209 Utleie av egen eller leid fast eiendom ellers

77.320 Utleie og leasing av bygge- og anleggsmaskiner og -utstyr

Haakon VII's gate 8 & 10

Bedrifter Org nr

997 596 277

958 467 095 882 692 302 947 054 600 980 933 903 988 374 008 947 477 129 914 939 828 914 318 181 989 001 817

965 336 796 937 087 977 989 576 313

Rune Wæraas AS Kid Interiør AS 111 avd Lade

Biltema Norge AS avd 275 Lade Elkjøp Lade

Møbelringen Lade AS Skeidar Drotningsvik AS Jysk Lade Trondheim avd 572

Elektroimportøren Norge AS avd Lade

Sport Outlet Trondheim Lade AS Stormberg AS avd Trondheim Lade Arena

Vitusapotek Lade Arena

Plantasjen Norge AS avd Lade Arena Cafe Mocca Lade AS

Selskapsform

Aksjeselskap

Underavdelinger

Aksjeselskap

Underavdelinger

Aksjeselskap

Underavdelinger

Aksjeselskap

NACE-bransje

47.111 Butikkhandel med bredt vareutvalg med hovedvekt på nærings- og nytelsesmidler

47.510 Butikkhandel med tekstiler og utstyrsvarer

47.521 Butikkhandel med bredt utvalg av jernvarer, fargevarer og andre byggevarer

47.540 Butikkhandel med elektriske husholdningsapparater

47.591 Butikkhandel med møbler

47.592 Butikkhandel med belysningsutstyr

47.641 Butikkhandel med sportsutstyr

47.710 Butikkhandel med klær

47.730 Butikkhandel med apotekvarer

47.761 Butikkhandel med blomster og planter

56.101 Drift av restauranter og kafeer

Haakon VII's gate 9 - #1

Bedrifter Org nr NACE-bransje

927 169 894

863 948 592

936 560 288

948 793 806

827 857 432

938 786 054

937 402 198

918 468 919

921 990 162

815 420 292

954 421 066

817 209 882

981 457 072

938 786 054

947 054 600 988 515 213

966 655 755

958 467 095

938 786 054

956 020 263

938 786 054

918 319 034

840 207 412

976 711 556

911 100 797

913 820 509

938 786 054

925 374 652

958 154 658

938 786 054

946 927 201

981 214 781

994 335 936

981 930 010

998 165 199

957 560 199

971 589 795

919 430 613

983 457 681

965 098 100

946 927 201

996 557 847

957 560 199

976 519 094

Snurr City Lade AS

Goman AS avd Trondheim

Coop Norge Sa Avd Regnskap Trondheim

Sms Interiør AS

Alma Mater City Lade AS

Coop Midt Norge Sa Administrasjon

COOP Midt Norge SA avd Obs Lade Varehus

COOP Midt-Norge SA

Clas Ohlson AS avd Trondheim Lade City

Nille City Lade Trondheim

Black & White Nye AS avd Haakon Viis Gate

Kjell & Co Norway No029 City Lade, Trondheim

Rosenborg Bakeri AS avd City Lade

Vinmonopolet AS Butikk Lade Trondheim

Life City Lade

COOP Midt Norge SA avd 218 COOP Obs YX Stasjon

Elkjøp Phonehouse Lade

Telekiosken City Lade

Hoff Holding AS

Kid Interiør AS avd 73 City Lade

COOP Midt Norge SA avd 165 Obs Bygg Leangen

Coop Midt Norge Sa Avd Elektrisk Obs Lade Varehus

K Eng & Co AS Lampehuset City Lade

Coop Midt Norge Sa Avd Hjemartikler Obs Lade Varehus

Tilbords City Lade

AS Christiania Glasmagasin avd City Lade

Kitch’n City Lade

ARK City Lade Trondheim

Norli City Lade, Trondheim

COOP Midt Norge SA avd 207 Obs Sport

Merlin Kids Lade AS Angen Group AS

Coop Midt Norge Sa Avd Teko Obs Lade Varehus

Dressmann AS avd City Lade avd 191

Carlings City Lade avd N61

Levis Store City Lade avd L16

Bik Bok City Lade avd J34 New Yorker 80009 Trondheim

Boys of Europe City Lade avd 447

Selected City Lade

Gerry Weber Norge avd City Lade

Name IT City Lade

Zavanna City Lade avd 579

Dressmann AS avd City Lade avd 191

Wagno AS avd City Lade Vic City Lade avd 059

B.Young City Lade

Selskapsform

Aksjeselskap

Underavdelinger

Aksjeselskap

Underavdelinger

Samvirkeforetak Underavdelinger Underavdelinger Underavdelinger Underavdelinger Underavdelinger Underavdelinger Underavdelinger Underavdelinger Underavdelinger Underavdelinger

Aksjeselskap Underavdelinger Underavdelinger Underavdelinger Underavdelinger Underavdelinger Underavdelinger Underavdelinger Underavdelinger Underavdelinger Underavdelinger Underavdelinger Aksjeselskap Aksjeselskap Underavdelinger

Underavdelinger

Underavdelinger Underavdelinger

Underavdelinger

Underavdelinger Underavdelinger Underavdelinger Underavdelinger

Underavdelinger

10.710 Produksjon av brød og ferske konditorvarer

46.390 Engroshandel med bredt utvalg av nærings- og nytelsesmidler

46.739 Engroshandel med byggevarer ikke nevnt annet sted

47.111 Butikkhandel med bredt vareutvalg med hovedvekt på nærings- og nytelsesmidler

47.190 Butikkhandel med bredt vareutvalg ellers

47.241 Butikkhandel med bakervarer og konditorvarer

47.251 Butikkhandel med vin og brennevin

47.291 Butikkhandel med helsekost

47.300 Detaljhandel med drivstoff til motorvogner

47.420 Butikkhandel med telekommunikasjonsutstyr

47.510 Butikkhandel med tekstiler og utstyrsvarer

47.521 Butikkhandel med bredt utvalg av jernvarer, fargevarer og andre byggevarer

47.540 Butikkhandel med elektriske husholdningsapparater

47.592 Butikkhandel med belysningsutstyr

47.593 Butikkhandel med kjøkkenutstyr, glass og steintøy

47.610 Butikkhandel med bøker

47.641 Butikkhandel med sportsutstyr

47.650 Butikkhandel med spill og leker

47.710 Butikkhandel med klær

Haakon VII's gate 9 - #2

989 676 547

971 589 795

912 618 900 939 522 719

957 560 199 911 166 577

995 185 598

983 044 778

937 781 164

967 034 681

983 415 687

917 019 738

915 886 949

986 614 346

929 288 025

975 965 120

915 766 056 916 644 019

914 196 647

914 218 322 925 776 610

927 441 691 911 577 658

938 786 054

993 502 626

911 622 971 911 592 770

915 300 219

994 632 345

916 559 917

938 786 054

996 594 807

992 337 729

912 523 918

831 842 652

989 434 179

995 185 598

915 741 681 919 167 181

968 267 655

992 142 359

912 861 813

912 834 026

932 831 244

932 092 360

932 340 380

916 024 649

974 350 262

Change of Scandinavia Trondheim

Jack & Jones City Lade

H & M Hennes & Mauritz AS avd 836 Lade

Cubus City Lade avd 81a

Match Lade avd 268

Falkanger Sko AS avd City Lade

Bag Lade AS Apotek 1 Elefanten Lade

Fredrik & Louisa AS avd City Lade

Ace Shops AS The Body Shop City Lade

Kicks Norge AS avd 689 Trondheim City Lade

Normal Norge AS avd No1091 Trondhei City Lade

Musti City Lade

Bjørklund City Lade

Party Store AS

Kremmerhuset Ting & Sånt AS avd 205 City Lade

Bb Web AS

Nygata 100 AS Thai Thai Trondheim AS Sabrura Lade AS Ladenor AS

Aron Saci AS Jordbærpikene Lade AS

Coop Midt Norge Sa Avd 203 Coop Obs Kafe Lade

Big Bite City Lade

Dujaka AS avd Trondheim

Espresso House Norge AS avd City Lade 833

Coop Midt-Norge Eiendom AS Tungaveien 26 AS Trondos AS

Tungaveien 32

Subway Norge AS Jens Hoff AS avd Lade

Coor Cleaning Catering and Property Femme City Lade AS Liv Agnes Gravrok

Dr Tomas Berg

Chikara AS Eirik Øksenvåg

Lade Legesenter AS Kjersti Strømmen

Lo-Utvalget i Coop Midt-Norge

Nnn-Klubben Gomanbakeriet Trondheim

Sosialforeningen Hovedkontoret Cmn

Hudterapeut Maria Schjølberg

Lena Beauty Rindli

Cutters AS avd City Lade

Sayso Hair & Style avd 704 City Lade

Nikita Hair avd City Lade Trondheim

Underavdelinger

Aksjeselskap

Underavdelinger

Aksjeselskap

Underavdelinger

Aksjeselskap

Underavdelinger

Enkeltpersonforetak

Underavdelinger

Aksjeselskap

Underavdelinger

Aksjeselskap

Underavdelinger

Aksjeselskap

Enkeltpersonforetak

Aksjeselskap

Enkeltpersonforetak

Aksjeselskap

Enkeltpersonforetak

Forening/lag/innretning

Enkeltpersonforetak

Underavdelinger

47.710 Butikkhandel med klær

47.721 Butikkhandel med skotøy

47.722 Butikkhandel med reiseeffekter av lær og lærimitasjoner og varer av lær

47.730 Butikkhandel med apotekvarer

47.750 Butikkhandel med kosmetikk og toalettartikler

47.762 Butikkhandel med kjæledyr og fôrvarer til kjæledyr

47.771 Butikkhandel med ur og klokker

47.789 Butikkhandel ikke nevnt annet sted

47.919 Postordre-/Internetthandel med annet spesialisert vareutvalg

56.101 Drift av restauranter og kafeer

56.102 Drift av gatekjøkken

56.309 Drift av barer ellers

68.100 Kjøp og salg av egen fast eiendom

68.209 Utleie av egen eller leid fast eiendom ellers

77.400 Leasing av immateriell eiendom og lignende produkter, unntatt opphavsrettsbeskyttede verker

81.210 Rengjøring av bygninger

85.510 Undervisning innen idrett og rekreasjon

86.211 Allmenn legetjeneste

94.200 Arbeidstakerorganisasjoner

94.991 Aktiviteter i andre interesseorganisasjoner ikke nevnt annet sted

96.020 Frisering og annen skjønnhetspleie

Haakon VII's gate 11

Bakeri Dp Trondheim Grønskag Hvitevarer AS HTH Kjøkken Trondheim AS Stormberg Konseptbutikk

Underavdelinger Aksjeselskap Aksjeselskap Aksjeselskap

10.710 Produksjon av brød og ferske konditorvarer

46.431 Engroshandel med elektriske husholdningsapparater og -maskiner

47.599 Butikkhandel med innredningsartikler ikke nevnt annet sted

47.710 Butikkhandel med klær

Haakon VII's gate 12

Bedrifter Org nr

999 088 430 987 993 030 927 019 418 997 433 173 925 623 512 991 789 383 977 047 838 981 006 747 991 783 466 917 198 403 988 603 880 991 900 780 926 627 813 995 415 569 914 831 024 996 786 897

York Hundesalong v/Astrid Irene Halseth

Franske Nytelser AS avd Bakeri Håkon Viis Gate

A-Berg AS

Tesla Norway AS avd Trondheim Lade Arena

Lade Arena Bilvask & Bilpleie AS Thansen AS avd Lade

Power Norge AS avd Lade

Anton Sport Lade Arena

Taram AS Petxl Lade

Barnas Hus Norge AS avd Lade

Cafe Benoni AS Fyrrestauranter AS Fresh Fitness Lade Arena

Urban Hair AS Lade Allé Hudklinikk AS

Selskapsform

Enkeltpersonforetak

Underavdelinger

Aksjeselskap

Underavdelinger

Aksjeselskap

Underavdelinger

Aksjeselskap

Underavdelinger

Aksjeselskap

Underavdelinger

Aksjeselskap

NACE-bransje

01.620 Tjenester tilknyttet husdyrhold

10.710 Produksjon av brød og ferske konditorvarer

45.112 Detaljhandel med biler og lette motorvogner, unntatt motorsykler

45.200 Vedlikehold og reparasjon av motorvogner, unntatt motorsykler

45.320 Detaljhandel med deler og utstyr til motorvogner, unntatt motorsykler

47.540 Butikkhandel med elektriske husholdningsapparater

47.641 Butikkhandel med sportsutstyr

47.762 Butikkhandel med kjæledyr og fôrvarer til kjæledyr

47.789 Butikkhandel ikke nevnt annet sted

56.101 Drift av restauranter og kafeer

70.100 Hovedkontortjenester

93.130 Treningssentre

96.020 Frisering og annen skjønnhetspleie

96.040 Virksomhet knyttet til kroppspleie og fysisk velvære

Haakon VII's gate 13

Bedrifter Org nr

916 392 516

975 265 412

884 550 432 928 326 292 920 655 025

886 652 372 965 560 149

886 652 372 971 002 115

881 932 792 922 104 689

Printit AS

Franzefoss Gjenvinning AS avd Lade Basis Bygg AS Abernold Jakobsen Karrosseri Dugnadsprodukter AS Megaflis AS Avd Trondheim Hyttetorget Trondheim

Megaflis AS Hovedkontor

Einar Rønning AS Xxl Sport & Villmark AS avd Lade Team Trondheim Bjj AS Akademiet Kickboxing og Bokseklubb Trondheim

Mc Huset Trondheim

Phonereparatøren Emil Svendsen

Selskapsform

Aksjeselskap Underavdeling

Aksjeselskap

Enkeltpersonforetak

Aksjeselskap Underavdeling

Underavdeling

Aksjeselskap Underavdeling

Aksjeselskap

Forening/lag/innretning

Enkeltpersonforetak

NACE-bransje

18.120 Trykking ellers

38.110 Innsamling av ikke-farlig avfall

41.200 Oppføring av bygninger

45.200 Vedlikehold og reparasjon av motorvogner, unntatt motorsykler

46.421 Engroshandel med klær

47.529 Butikkhandel med byggevarer ikke nevnt annet sted

47.599 Butikkhandel med innredningsartikler ikke nevnt annet sted

47.641 Butikkhandel med sportsutstyr

85.510 Undervisning innen idrett og rekreasjon

93.120 Idrettslag og -klubber

94.991 Aktiviteter i andre interesseorganisasjoner ikke nevnt annet sted

95.120 Reparasjon av kommunikasjonsutstyr

Haakon VII's gate 15

Bedrifter Org nr NACE-bransje

Bergstaden Bygg AS avd Trondheim Mestergruppen Byggevare AS Mestergruppen Byggevare AS avd Trondheim Hotspring Import AS

Selskapsform

Underavdelinger Underavdelinger Underavdelinger Aksjeselskap

41.200 Oppføring av bygninger 46.732 Engroshandel med trelast 47.524 Butikkhandel med trelast 46.732 Engroshandel med trelast 47.524 Butikkhandel med trelast 46.739 Engroshandel med byggevarer ikke nevnt annet sted

Haakon VII's gate 17

Bedrifter Org nr

929 526 651

819 895 252 913 165 500 939 622 845

989 212 583

925 858 218 930 568 422 921 877 900 992 496 304

921 039 352 924 786 442

Steddy Lab AS Autoportal AS Bedre Bil AS Nep Norway AS avd Trondheim Trondheim Lyd Holding AS Sverre Laser Terapi Stage Norway AS Lade Fysikalske Institutt Optoplan Bil

Svenska Infragruppen AS Økonomisenteret AS

Selskapsform

Aksjeselskap

Underavdelinger

Aksjeselskap

Enkeltpersonforetak

Aksjeselskap

Forening/lag/innretning

NACE-bransje

41.200 Oppføring av bygninger

45.112 Detaljhandel med biler og lette motorvogner, unntatt motorsykler

45.200 Vedlikehold og reparasjon av motorvogner, unntatt motorsykler

60.200 Fjernsynskringkasting

70.100 Hovedkontortjenester

86.909 Andre helsetjenester

90.020 Tjenester tilknyttet underholdningsvirksomhet

94.991 Aktiviteter i andre interesseorganisasjoner ikke nevnt annet sted 94.991 Aktiviteter i andre interesseorganisasjoner ikke nevnt annet sted

Aksjeselskap Aksjeselskap

42.120 Bygging av jernbaner og undergrunnsbaner

69.201 Regnskap og bokføring

Haakon VII's gate 19

831

924

758 021 817 864 732 921 979 436 986 596 615 925 077 682 967 533 130 998 528 674

T. Aa Holding AS J. Aa Holding AS Ptg-Holding AS Flyt-Gulv AS Riis Montasje AS avd Lade Fliskonkurrenten AS Fargehuset Østerlie AS A M Aagaard AS Bag Leangen AS Aagaard Holding AS

988 072 710 930 741 175 967 533 130 925 273 341 912 421 651

Badhuset AS Bag Syd AS A M Aagaard AS Evade AS Aagaard Management AS

Selskapsform

Aksjeselskap

Underavdelinger

Aksjeselskap

Aksjeselskap Aksjeselskap Aksjeselskap Aksjeselskap Aksjeselskap

00.000 Uoppgitt

43.221 Rørleggerarbeid

43.330 Gulvlegging og tapetsering

45.200 Vedlikehold og reparasjon av motorvogner, unntatt motorsykler

46.739 Engroshandel med byggevarer ikke nevnt annet sted

47.523 Butikkhandel med fargevarer

47.722 Butikkhandel med reiseeffekter av lær og lærimitasjoner og varer av lær

70.100 Hovedkontortjenester

43.221 Rørleggerarbeid

47.722 Butikkhandel med reiseeffekter av lær og lærimitasjoner og varer av lær

47.990 Detaljhandel utenom utsalgssted ellers

82.990 Annen forretningsmessig tjenesteyting ikke nevnt annet sted

Haakon VII's gate 21

Selskapsform Bedrifter Org nr

939 351 191

939 351 191 911 673 126 939 351 191 983 232 183 929 969 332 997 072 618

997 072 448 994 557 807

Fjeldseth AS Avd Produksjon Fjeldseth AS E Fjeldseth Invest AS Fjeldseth AS Avd Installasjon Maxirør AS Flisekompaniet AS Avd Haakon Vii’s Gate Haakon Vii’s Gt 21 AS Nordre Gt 5 AS Fjeldseth Montørklubb

Underavdelinger

Aksjeselskap

Underavdelinger

Aksjeselskap

Underavdelinger

Aksjeselskap

Forening/lag/innretning

NACE-bransje

27.900 Produksjon av annet elektrisk utstyr

43.210 Elektrisk installasjonsarbeid

43.221 Rørleggerarbeid

46.739 Engroshandel med byggevarer ikke nevnt annet sted

68.209 Utleie av egen eller leid fast eiendom ellers

94.200 Arbeidstakerorganisasjoner

Haakon VII's gate 23

Bedrifter Org nr NACE-bransje

Byggmax Trondheim Lade Spapool Trondheim AS Löplabbet Lade Leangen Stasjonsutvikling AS Trondheim Tangoklubb

Selskapsform

Underavdelinger Aksjeselskap Underavdelinger

Aksjeselskap Forening/lag/innretning

47.521 Butikkhandel med bredt utvalg av jernvarer, fargevarer og andre byggevarer

47.599 Butikkhandel med innredningsartikler ikke nevnt annet sted

47.641 Butikkhandel med sportsutstyr

68.209 Utleie av egen eller leid fast eiendom ellers

90.012 Utøvende kunstnere og underholdningsvirksomhet innen scenekunst

990 359 067

918 652 639

927 378 361

976 023 188

921 963 505

983 178 294

992 120 193

990 340 048

925 140 988

925 297 089

926 848 933

985 148 937

Baliset Norge AS Koselige Hus AS Autoringen Trøndelag AS Bilia Norge AS avd Bilia Outlet Trondheim Hifi Life AS Polaris Distribusjon Midt-Norge AS Arena Trondheim AS Initial Force AS Vitelo AS Balstad Media Stjørdal Golf AS Trondheim Golfsenter AS

Aksjeselskap

Underavdelinger

Aksjeselskap

Enkeltpersonforetak

Aksjeselskap

41.109 Utvikling og salg av egen fast eiendom ellers

43.320 Snekkerarbeid

45.112 Detaljhandel med biler og lette motorvogner, unntatt motorsykler

47.430 Butikkhandel med audio- og videoutstyr

53.200 Andre post- og budtjenester

74.903 Impresariovirksomhet

74.909 Annen faglig, vitenskapelig og teknisk virksomhet ikke nevnt annet sted

82.202 Telefonsalg

90.034 Selvstendig kunstnerisk virksomhet innen litteratur

93.110 Drift av idrettsanlegg

93.190 Andre sportsaktiviteter

Haakon VII's gate 25

Selskapsform Bedrifter Org nr NACE-bransje

Europris Lade 320 Jula Norge AS avd 601 Lade Ri Ke Holding AS Leangen Atletklubb

Underavdelinger Underavdelinger Aksjeselskap Forening/lag/innretning

47.190 Butikkhandel med bredt vareutvalg ellers

47.521 Butikkhandel med bredt utvalg av jernvarer, fargevarer og andre byggevarer

68.209 Utleie av egen eller leid fast eiendom ellers

93.120 Idrettslag og -klubber

Haakon VII's gate 27

Bedrifter Org nr NACE-bransje

977 047 838

819 495 882

943 574 537

886 228 252

984 836 090

825 333 932

991 548 653

985 510 784

Power Norge AS avd Trondheim Hub Kjøkkenspesialisten AS Capgemini Norge AS avd Trondheim

Hangaren Lade AS Jan Konstad

Lege Thea Sand Baldersheim

Krüger-Stokke Consulting

Rigmor Myran

Carl Pintzka Helsetjenester

Selskapsform

Underavdelinger

Aksjeselskap

Underavdelinger

Aksjeselskap

Enkeltpersonforetak

47.540 Butikkhandel med elektriske husholdningsapparater

47.599 Butikkhandel med innredningsartikler ikke nevnt annet sted

62.020 Konsulentvirksomhet tilknyttet informasjonsteknologi

68.209 Utleie av egen eller leid fast eiendom ellers

68.310 Eiendomsmegling

86.211 Allmenn legetjeneste

The untapped mixed used potential

From the commercial mapping there is two essential numbers which are important to note. There are 224 registered companies in the 16 addresses examined. They are registered under 93 different NACE codes. This is a clear indication of a substantial commercial diversity in Lade.

The commercial entities vary from industry bakeries, Cage ball halls, multiple doctors’ offices, plumbers, hairdressers, to auto repair shops and a plethora of dining establishments. In many ways these are facets of a diverse urban scene. In contrast to a successful Metropolitan city scape, Lade is low in density, introverted, have no cultural offerings (outside sports facilities), no public city spaces, and there are no residents there.

Since there is already a quite aggressive residential development ongoing, it begs the question: why are the commercial foundation not being incorporated into the city structure? If culture, green city spaces and residents are incorporated together with the existing commercial foundation, is it not imaginable that it will merge together into a thriving mixed-use urban hub?

00.000 Uoppgitt

01.620 Tjenester tilknyttet husdyrhold

10.710 Produksjon av brød og ferske konditorvarer

18.120 Trykking ellers

27.900 Produksjon av annet elektrisk utstyr

38.110 Innsamling av ikke-farlig avfall

41.109 Utvikling og salg av egen fast eiendom ellers

41.200 Oppføring av bygninger

42.120 Bygging av jernbaner og undergrunnsbaner

43.210 Elektrisk installasjonsarbeid

43.221 Rørleggerarbeid

43.320 Snekkerarbeid

43.330 Gulvlegging og tapetsering

43.911 Blikkenslagerarbeid

45.112 Detaljhandel med biler og lette motorvogner, unntatt motorsykler

45.200 Vedlikehold og reparasjon av motorvogner, unntatt motorsykler

45.320 Detaljhandel med deler og utstyr til motorvogner, unntatt motorsykler

46.390 Engroshandel med bredt utvalg av nærings- og nytelsesmidler

46.421 Engroshandel med klær

46.431 Engroshandel med elektriske husholdningsapparater og -maskiner

46.520 Engroshandel med elektronikkutstyr og telekommunikasjonsutstyr samt deler

46.732 Engroshandel med trelast

46.739 Engroshandel med byggevarer ikke nevnt annet sted

46.761 Engroshandel med papir og papp

47.111 Butikkhandel med bredt vareutvalg med hovedvekt på nærings- og nytelsesmidler

47.190 Butikkhandel med bredt vareutvalg ellers

Fagarbeider tjenste

Butikker

Fagarbeider tjenste

Butikker

Engrosshandel

Butikker

47.241 Butikkhandel med bakervarer og konditorvarer Butikker

47.251 Butikkhandel med vin og brennevin

47.291 Butikkhandel med helsekost

47.300 Detaljhandel med drivstoff til motorvogner

47.420 Butikkhandel med telekommunikasjonsutstyr

47.430 Butikkhandel med audio- og videoutstyr

47.510 Butikkhandel med tekstiler og utstyrsvarer

47.521 Butikkhandel med bredt utvalg av jernvarer, fargevarer og andre byggevarer

47.523 Butikkhandel med fargevarer

47.529 Butikkhandel med byggevarer ikke nevnt annet sted

47.540 Butikkhandel med elektriske husholdningsapparater

47.591 Butikkhandel med møbler

47.592 Butikkhandel med belysningsutstyr

47.593 Butikkhandel med kjøkkenutstyr, glass og steintøy

47.599 Butikkhandel med innredningsartikler ikke nevnt annet sted

47.610 Butikkhandel med bøker

Butikker

47.641 Butikkhandel med sportsutstyr Butikker

47.650 Butikkhandel med spill og leker

47.710 Butikkhandel med klær

47.721 Butikkhandel med skotøy

47.722 Butikkhandel med reiseeffekter av lær og lærimitasjoner og varer av lær

47.730 Butikkhandel med apotekvarer

47.750 Butikkhandel med kosmetikk og toalettartikler

47.761 Butikkhandel med blomster og planter

47.762 Butikkhandel med kjæledyr og fôrvarer til kjæledyr

47.771 Butikkhandel med ur og klokker

47.789 Butikkhandel ikke nevnt annet sted

47.919 Postordre-/Internetthandel med annet spesialisert vareutvalg

47.990 Detaljhandel utenom utsalgssted ellers

53.200 Andre post- og budtjenester

56.101 Drift av restauranter og kafeer

56.102 Drift av gatekjøkken

56.309 Drift av barer ellers

60.200 Fjernsynskringkasting

62.010 Programmeringstjenester

62.020 Konsulentvirksomhet tilknyttet informasjonsteknologi

68.100 Kjøp og salg av egen fast eiendom

68.209 Utleie av egen eller leid fast eiendom ellers

68.310 Eiendomsmegling

69.201 Regnskap og bokføring

70.100 Hovedkontortjenester

74.903 Impresariovirksomhet

74.909 Annen faglig, vitenskapelig og teknisk virksomhet ikke nevnt annet sted

77.320 Utleie og leasing av bygge- og anleggsmaskiner og -utstyr

77.400 Leasing av immateriell eiendom og lignende produkter, unntatt opphavsrettsbeskyttede verker

81.210 Rengjøring av bygninger

82.202 Telefonsalg

82.990 Annen forretningsmessig tjenesteyting ikke nevnt annet sted

85.510 Undervisning innen idrett og rekreasjon

Butikker

Fagarbeider tjenste

Engrosshandel

Fagarbeider tjenste

Mat / Restaurant / Ba

Kontor / Økonomi

Fagarbeider tjenste

Kontor / Økonomi

Fagarbeider tjenste

Kontor / Økonomi

n/a

86.211 Allmenn legetjeneste Helse

86.902 Fysioterapitjeneste Helse

86.909 Andre helsetjenester

90.012 Utøvende kunstnere og underholdningsvirksomhet innen scenekunst

90.020 Tjenester tilknyttet underholdningsvirksomhet

90.034 Selvstendig kunstnerisk virksomhet innen litteratur

93.110 Drift av idrettsanlegg

93.120 Idrettslag og -klubber

93.130 Treningssentre

93.190 Andre sportsaktiviteter

94.200 Arbeidstakerorganisasjoner

94.991 Aktiviteter i andre interesseorganisasjoner ikke nevnt annet sted

94.992 Fond/legat som støtter veldedige og allmennyttige formål

95.120 Reparasjon av kommunikasjonsutstyr

96.020 Frisering og annen skjønnhetspleie

96.040 Virksomhet knyttet til kroppspleie og fysisk velvære

Fagarbeider tjenste

NACE codes registered

What are the benefits of a mixed-use city? Architects and planners often refer to it loosely, but what can it mean in this instance? In the context of Lade, and the commercial structure.

Jane Jacobs argues that eyes on the street is instrumental for safety in an urban city2. Additionally, that stores, bars, and restaurants are chief examples for how to create a surveillance on sidewalks and successful urban environments. Several of these examples are reoccurring instances in the commercial mapping previously mentioned. What Lade is currently missing is the sidewalks and outdoor spaces for the people to surveille. Aswell as windows and public entrances for people to circulate through. Whereas now, there are minimal entrances at lade, in addition to windowless malls.

In Life between the buildings, Jan Gehl describes tree types of outdoor activities: necessary activities, optional activities and social activities1. Where necessary activities are the mandatory actions of the everyday: commuting, work, etc. Whereas optional activities is for instance recreation in public spaces, and social activities is unformal spontaneous social encounters you can experience in the street.

At Lade the necessary outdoor activity is the dominant one, where people travel back and forth for work, shopping and perhaps to eat. For some people who use the malls regularly, it might also be forms of social activity, but for most people, less so. Most of this is nonetheless happening inside the building. Where the malls are mimicking the outdoor space, but in an interior commercial context, which closes after 20:00. Imagine the same content of Lades shops, restaurants and services but outdoors facing, in cooperation with good green urban areas. Then it is perhaps easy to imagine the synergy the necessary outdoor activities would give to the optional and social one.

1 Jan Gehl, "Three Types of Outdoor Activities; Outdoor Activities and Quality of Outdoor Space," in Life Between Buildings: Using Public Space (5th ed., 2001), Arkitektenes Forlag, pp. 11-16, 17-31, 32-41.

2 Jane Jacobs, ”The Uses of Sidewalks: Safety,” in The Death and Life of American Cities, (Harmondsworth: Penguin, 1961), 39-65.

Jan Gehl & Jane Jacobs collage

Lastly when examining the commercial potential, it is important to mention how contemporary real-estate development is structuring their buildings, and how this working against a mixed-use synergy.

Contemporary housing areas in Trondheim, such as Lilleby is mostly vertical homogeneous. This means that from first floor to the last one, it consists of housing. When a whole area is consists of vertical homogeneous buildings, the area itself becomes homogeneous. The residents mainly live there and when they go to work, the area becomes empty. Except for some few stores and restaurants, Lilleby is mostly residential. This is also happening at the Lade, with the development at called, “Ringve Pluss”, where they are tearing down commercial structures and restructure them to only consisting of housing. This creates urban areas, which is empty of activity at certain times of the day.

If we vertically varied structure buildings, the area will be experienced differently. It can consist of industry or extrovert commerce at the ground floor, offices, or more private services at the second floor, and the remaining floor housing. Then it is easy to imagine a building which has activity in a larger percentage of the day. The residents leave for work, workers enter the area to work at the companies there, some go home after a while, others arrive, the bar or restaurant is open until 22:00, and so forth.

It is time to stop thinking about incorporating these types of areas into residential areas as compromise and start thinking about it as an improvement.

With this as a backdrop, the transformation case will utilize the principle of vertical variation to achieve a mixed-use typology.

Mixed use principle Isometry

Vertical homogeneity

Vertical variation

Housing Ofﬁce

Housing/Ofﬁce

Lade Arena

Originally Lade was agricultural land. It has gone thought several phases. Around the mid of the last century, it was developed into a runway for airplanes. Around the late 60s and early 70s, the lade we know today came to life. With its large industry buildings and car centric design.

Lade Arena, the transformation case of this thesis, had originally a car dealership at its lot. It was demolished in 2011, when today’s building was erected. Lade Arena is a shopping center with a internal area at 30 000 m2, it has outside parking at 10 000 m2, additionally a parking basement at 10 000 m2. It consist today of large stores such as Elkjøp Mega Store, Pjysk etc. Stores which vary in size spanning from 150 m2 to 4500 m2. The full list of stores at Lade Arena can be found on page 25.

The building consists of two storied above ground level, with a celling height of 4,6 meters. The construction consists of concrete slab elements with a thickness of 400 mm, which gives them the ability to span 15,9 meters. In addition, the columns and beams are prefabricated concrete elements. The center-to-center distance between the columns are 7,5 meters.

It consists of three volumes; the largest one has façade elements in concrete and corrugated cladding. The middle on is a glass curtainwall walkway. And the third one is cladded is brick façade elements. Lastly there is a lone standing Burger King at the corner.

The second floor is today is mostly empty because of decline in shopping.

All aerial photos are collected from Norge i Bilder

Original plan, ARC Architects

Plan M 1: 1000

M 1:750

M 1:1750

Lade Arena existing

Sections M 1:750

Section M 1:1750

Dimentions and verticals

Isometry

Burger King at Lade Arena

Burger King and a pile of snow/gravel

Lade Arena, South facade

Lade Arena, East facade

Lade Arena, West facade

Lade Arena, East facade

Lade Arena, second floor.

Lade Arena, parking basement

Lade Arena, parking lot.

Transformation option #1

The most minimal intervention regarding transformation of Lade Arena would be to restructure the façade of the second floor to apartments. These would be one sided, but it would demand a minimal effort. The existing verticals could be used, and only interior walls, windows and toilet cores would be required added.

This would not be an optimal solution since you can not have apartments to deep, because of daylight requirements. In addition, a low amount of the second floor would be utilized and one-sided apartments are often regarded as lower in quality because daylight.

Tranformation option #1

Isometry

Transformation option #2

A medium intervention would be removing slabs from the second-floor roof for daylight to enter larger parts of structure. This would create the possibility for a greater quantity of apartments in second floor, at the same time greatly improving the daylight qualities of the apartment compared to option #1. In addition there would be spare slabs, which could be utilized to build new structures at the parking lot, if needed.

The poor aspect of this proposal is that is does not change anything with the immense ground floor dimensions of the building. The longest façade of the building is 240 meters, and the shortest is 46 meters. The building itself creates a difficult city scape, in an increasingly urbanized area. If this area will be heavily developed into a recidential area, then a 240-meter-long façade is perhaps not socially and urbanely sustainable in a long term context.

Tranformation option #2

Isometry

Transformation option #3

The transformation option this thesis utilizes, is a total restructuring of the building components into a city structure.

In a long term urban and social sustainable aspect, wellfunctioning city spaces is key. Therefore, creating more permeable areas, from massive, large spanning buildings is important. It is hard to imagine a future where Lade, with its existing building layout and footprint will develop into a successful urban hub. This option will create a structure which reminds more of a typical city structure, with more narrow streets, well as block and quarters. Even though this solution is likely a more econimc expensive one, this is the one which offers the greatest opportunity to design and form a city structure into one that will function. At the same time transforming parts of the excising structure, dismantling and reassembling the concrete structure.

Tranformation option #3

Isometry

The actual plan

Today the mall is purchased by Dolphin Eiendom AS, a real estate firm. They plan to dismantle the second story, reuse the concrete elements, and build residential housing on top as point blocks. As well as adding new commercial structures at the first floor, increasing its circumference and ground floor area.

The actual plans Isometry Added Kepth

Reuse potential and dissasembly

Vegard Alme Ulstein is working in Spenncon AS, the company which delivered the concrete to Lade Arena, in 2011. He explained in a digital meeting regarding this thesis, how the different concrete elements could be dismantled. The company he works in handles themselves dismantling of concrete slab element, and he described it as the most valuable object regarding reuse potential of concrete buildings.

He also shed light on the two more problematic aspect of the reusing concrete building elements: manual disassembly labor costs and temporary storage space.

Regarding labor costs, normally when a building is demolished, it is done with an excavator (or stronger means of demolition), quite roughly. This is the most cost effective, and in a free marked it is the most common solution. Dismantling takes longer, therefore more expensive. Only in urban city settings it is required to do a gentler demolition. Lade might be in this area since a denser residential area around the building exists.

Temporary storage is often expensive because of transportation and storage costs. At Lade both these conflicts disappears, since there is an abundance of asphalt surfaces to store it at, and therefore the transportation is also minimal. Concrete is easy to store outside, as long it is protected from rain, this can be done with a tarpaulin.

All the concrete elements at Lade Arena are dismantlable, the columns and beams take greater manual labor because of treaded rods inside the joints, which requires more unconventional dismantling. The facade elements and the slabs can be removed in more conventional ways. The following pages lists the components which will be reused in the new city structure. Lastly there is a series of illustrations which demonstrates how concrete slabs are removed.

Asphalt surfaces at Lade, an abundance of storage space

Sitational map, M 1:20 000

Facade element, corrugated cladding Isometry

Facade element, Concrete sandwitch element Isometry

Concrete slab elements Isometry

Facade element, Brick cladding. Isometry

Concrete column element. Isometry

Concrete beam element. Isometry

Cutting out the city scape

When creating the new city structure at Lade Arena, several design principles and restriction was established.

Reusing verticals:

This means reusing staircases and elevators, therefore, reducing the number of new verticals which needs to be introduced.

Removing by element size:

Everything which is removed from the building is removed with the dimensions of the building elements. That means that the slabs dimensions of 1200 mm * 15 900 mm becomes a defining dimension, and the beams length of 15 000 mm as well. Therefore, the whole city structure created is based on the 15 900 * 15 000 dimensions derived from the beam and slab lengths. This is mainly to prevent from cutting the elements, since this reduces their properties

Reintroduction:

The building components are reintroduced and reassembled at parking lot as the base for new structures. Some of the existing structures at Lade arena gets a add on from the dismantled structures.

New introduced:

New materials which origin is not from the structure of Lade Arena, is added on top of the reintroduced structures and existing structures. This is to make the city structure reach a certain point of urban density, which could not have been done if one would only use the materials from Lade Arena.

Lade Arena today

Verticals

Areas dismantled

Structures remaining

Structures reintroduced

New structures added

On the right is a list of a selection of the companies registered in the commercial mapping, these are reintroduced into the new structure of Lade Arena. Some are already at Lade Arena, and some are from other buildings mapped. It is essential to demonstrate that a diverse selection of the existing companies will fit into the urban new structure, to illustrate that it is possible to incorporate the existing commercial foundation into a mixed-use urban structure. The list on the side and how they are placed in master plan is a demonstration of this.

The companies marked in red, are not from Lade, but highly plausible will work in an densified urban area. Cultural add ons.

Byggmax

Biltema

Superheo Burger

Phonerepertøren Emil Svendsen

Max Puls Fitness

Carlings

Badhuset

Telekiosken

Istanbul Döner Chef

Elektroimportøren Norge

Cafe Mocca

Cutters

That Thai

Blikkenslager service

Urban hair

Bedre Bil

Vitus Apotek

Rosenborg Bakeri

Norli

Narvesen

Cafe Benoni

Bakeri Dp

Grå Bar

Dressmann

Nille

Levis Store

Vinmonopolet

Bigbite

Franske Nytelser

Burger King

Fargehuset Østerli

Printit

Bag Leangen

Life

Hifi Life

Kitchn

Löplabbet

Party Store

Cubus

Match

Økonomisenteret

Barnas hus

Tilbords

ARK

B.Young

Trondheims Tangoklubb

Lade Alle Hudklinikk.

Kitchn

Petters Pizza

Rema 1000

Boys of Europe

Moskus Bar & Scene

Møbelringen

New structure

Quarter differences

Economical goods deliveries

Private areas

FOCUS AREA

Cross site section

M 1:500

Cross section quarter.

M 1:200

Housing

Realeastate development ﬁrm

Housing

Physiotherapy ofﬁce & Laser therapy ofﬁce

Industry bakery & Bar

Cafe & Kiosk

Facade quarter M 1:200

Plan quarter

M 1:200

180 m2

400

Vitusapotek

Bedre Bil

Rosenborg

180 m

Norli

120 m

Rosenborg Bakeri

Narvesen

60 m2

Norli

Cafe Benoni 120 m2

Type plan

M 1:200

Vitusapotek

180 m2

400 m2

Type #2

Bedre Bil

Rosenborg

Norli

Type #3

Type #1

Narvesen 60 m2

Cafe Benoni 120 m2

Type #1 Limits of the elements

Most of the load bearing concrete elements in Lade Arena, have the same dimensions. Which is the following:

Concrete slabs - 1200 mm * 400 mm * 15 900 mm

Concrete columns - 4200 * 400 mm

Concrete beams – 700 mm * 700 * 15 000 mm

This typology explores what we can do if we only use the existing elements as they are at their minimum. Without connecting them with other elements or cutting them to fit a format. Therefor the result is a point block with dimensions with 15 900 mm* 15 000 mm (With exterior walls in addition), which is derived from the slab and beam lengths.

Vertically, all the typologies explore how to combine industry or extrovert commercial businesses at the first floor, with closed commercial types at the second floor and then residential housing in the floors above. In this case, the ground floor consists of a café, and kiosk. A real estate development firm on the second floor. All businesses which can be found at Lade Today.

The façade consists of concrete sandwich elements from the first floor from the Lade Arena building. And the corrugated cladding from the second floors of Lade Arena. In this typology is has been experimented with how to reuse the corrugated cladding with a new design approach. Steel beams and columns are added to the floors which do not have materials directly from Lade Arena. In addition to joistand-plank flooring as the level divider. These will preferably be reused materials, but since they are not allocated from any buildings, their origin remain unspecified.

Existing plan M 1:1000

Concrete beam, 15 000 mm

Concrete column, 4300 mm

Prefab concrete slabs, 1200 x 400 x 15900 mm

Steel beams & columns

Prefab concrete facade elements

Corrugated facade cladding

Type #1 assembly parts

Model render

From lade Arena

From elsewhere

Type #1 Reused and new Exploded isonometry

Conrete facade elements

Corrugated cladding

Conrete Slabs, columns and beams

New plan M 1:1000

Type #1 after assembly

Model render

Plan, ground floor

M 1:200

Narvesen 60 m2

Bakeri

Cafe Benoni

120 m2

Plan, second floor

M 1:200

Plan reamining floors

M 1:200

Reused facade elements Render

Type #2 Reusing excisting solutions

The purpose of type #2 is to demonstrate that reusing the existing structure as is, into a mixed used building is more than possible. In this case there is also an existing staircase and elevator as well. These are extended vertically, and two stories are added on in addition.

The first floor has existing garage doors, which are suitable for auto repair shop, therefore this is added to the first floor. The second floor is home to a doctor’s office, which there a surprising amount of at Lade, in addition to a economic office. The remaining floors are housing, with a mix of different sizes.

The brick façade is kept at the first two floors, and the two remaining stories facades is cladded with wood offcuts from buildings sites as an experimental façade element.

There is also a exterior balcony system added to the north and east façade of the building. This is not added to remaining facades since it would be colliding with the sidewalk. Similarly to type #1, the added load bearing elements which are not from Lade Arena is added in steel, since it has similar span capacities as concrete, but is easier to dismantle.

Existing plan M 1:1000

Type #2, before tranformation Model render

plan M 1:1000

Type #2, After transformation Model render

Plan ground floor

M 1:200

Bedre Bil

400 m2

Norli

120 m2

Plan second floor

M 1:200

Plan third floor

M 1:200

Plan fourth floor

M 1:200

Plan second floor

M 1:200

Type #3 Flexibility of the structure

Typology 3 has the purpose of demonstrating the flexibility of the existing structure. Since the concrete slabs of Lade Arena has the thickness of 400 mm it gives free plan regarding load bearing dividers. It spans 15 900 mm from beam to beam. This means that the plans can in concept be completely open, excluded verticals. There are instances in modern housing plans where load bearing walls, which are connected to parking basements, create strange space configurations, this is not the case with the commercial structure in this case. In addition, the ceiling height in 4200 mmm which give the possibility to several vertical design opportunities.

The first floor in programmed with a bakery, bookstore, and pharmacy. The remaining 3 stories are containing housing to demonstrates the flexibility of the plan. It could also be possible to house commercial purposes in the stories above, but in this instance residential was chosen. The design of the housing plans has the concept of one collected WC and kitchen core for each apartment, which operates as space divider. Above this core is possible to have an office or a sleeping area, or other appropriate functions. The last floor plan shows experimental and open plan configuration of this structure. It is possible to imagine that the residents can move into each apartment and appropriate it as they wish, with not too little worries about structural constraints. Similarly, to the other types, the added structural elements are steel, in this instance it is even more important to keep the same spans as the 400 mm concrete slabs have.

Existing plan M 1:1000

Type #3, before transformation Model render

From lade Arena

From elsewhere Excisting

Type #3 Reused and new Exploded isonometry

Brick facade elements

Concrete slabs, beamns, and columns

plan M 1:1000

Type #3, after transformation Model render

Plan, ground floor M 1:200

Vitusapotek

180 m2

Rosenborg Bakeri

180 m2

Norli

120 m2

Plan, second floor

M 1:200

Plan, remaining floors M 1:200

The Concept of the collected bathroom core, which utilizes the ceeling height for an room above it for sleeping or other use. The possibility to mount a nett from the core to a wall to lay on. and functions as a space divider.

Collected core and kitchen concept Isometry

Collected core and kitchen concept Model render

Type #3, Norli Bookstore Render

Type #0 A dying typology

When a building typology leaves, we view it as something nostalgic.

The roman ruins age with grace and a poetic flair because we do not build roman temples anymore.

Therefore, this neglect is viewed as beautiful because it belongs to the past, from a distant past.

Today we build massive number of malls and commerce with concrete.

Commerce in neglect is viewed as neglect.

Perhaps at some point in the future malls and concrete is absurd and alien.

At this point this neglect might be different

Type #0 is an attempt to create this prematurely.

Surely it becomes momentum of confusion for the new recidents at Lade.

Perhaps foreshadowing

Or just strange contemporary art.

None the less, an open park area pavilion for people enjoy,

Commercial neglegt

Something poetic to look forward to.

Type #0 Transformation Isometry

Plan ground floor 1:200

Type #0 Transformation concepts

Isometries

Type #0

Render 1

Type #0 Render 2

Type # (-1)

The parking basement

The parking basement in project is something which is left untouched. The whole typology of Lade is mainly car based. Removing the parking lots above ground is already a radical change for this area. Even though we are moving towards a society less depended on cars, we will most likely be car dependent in coming decades. Therefore, the parking basement is most likely needed for new residents and the commercial activity there. The parking basement at Lade Arena has a celling height of 2.6 meters, which makes it usable for several different purposes. At the point in time where it is longer needed for cars, it might become a suitable space for an area demanding store or a punk rock venue. But in this project, its purpose remains.

Parking basement Isometry

Conclusion

This thesis tries to shed light on missed urban opportunities which lies in homogeneous commercial areas. This was attempted through an extensive commercial mapping which demonstrated the vast commercial diversity there. Through Jan Gehl and Jane Jacobs, it was made clear that the commercial foundation there is good basis for a mixed-use urban city. In addition, this principle was demonstrated through the transformation and restructuring of the mall Lade Arena. Through three types, it was demonstrated the potential lying in building structure of Lade Arena.

Mall collage Model render