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Out there.

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is a design consultancy led by Jeroen de Willigen, Willen Hein Schenk, Eric van Keulen and Jurjen van der Meer. Approximately eighty people with a variety of backgrounds, competencies and skills, work in Groningen, Rotterdam and Cologne. They work as a team on the integral design and realisation of architecture, urban assignments and landscape solutions.

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Foreword This publication is the first in a series of journals that we ourselves will publish from now on. We are keen to share with you our fascination, knowledge and expertise in the field of architecture, urban design and landscape architecture. We are seeking to fuel the professional discussion with our insights and hope to take you with us into the working methods of De Zwarte Hond. Our company monograph entitled Hollandse Realist, published in 2004, demonstrated the broad scope of the professional skills of our designers and it still represents the soul of the enterprise today. With the Out there journals we go one step further: we express our engagement without dogma. The world of urban design and architecture is becoming increasingly complex. In order to create value for clients and users we adopt an integral approach right from the outset. We make the practicable as agreeable as possible and this can only succeed by placing the focus on people and being fully engaged in society. We deploy social influences, changes and developments not only to reinforce our designs, but also to help us at all times to achieve our objective of improving the quality of the living, social and working environment. Because we like people. In this first edition of Out there we have focused on redefining the urban development discipline. One of our first urban projects, which we have worked on since the turn of the century, was at once one of the largest projects in the Netherlands: Blauwestad in the municipality of Oldambt. We have learnt a great deal from this project and, more than ten years later, the economic and social circumstances have changed completely. With contemporary and future projects the key concerns are the programme and the tempo of development rather than profit maximisation or a desired final outcome. With this publication we explore an alternative form of urban design.

Jeroen de Willigen Director De Zwarte Hond Rotterdam, June 2011

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Content Introduction

chapter 01

chapter 02

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THE URBAN DESIGNER AS MODERATOR Assignment-formulating urban design

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LANDSCAPE – COUNTRY ESTATE – COUNTRY HOUSE Study into new country estates in Gelderland

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DIVERGENT DESTINATIONS Spatial study Twente Airport

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PROGRAMME AS CATALYST Development vision for Tuincentrum Overvecht, Utrecht

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FROM IDEAL TO OPTIMAL Decisive open urban design

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NEW MARKETS Strategy for Wilhelm-Leuschner-Platz, Leipzig

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MORE WITH LESS Meerstad development strategy, Groningen

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BACK TO THE SEA Waterfront vision Delfzijl

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DRENTHE DRIVE Master study FlorijnAs, Assen

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PROJECT DATA

108

Colophon

110

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Introduction In past decades short-term results held centre stage in the entire construction sector. Urban design was also determined by hard financial preconditions and rigid, programmed agreements. Urban design interpreted the outcome of the public-private negotiations without question and laboured under the delusion that it was still something heroic Urban designers were deployed only to make an attributable urban plan in which authorship and final outcome were overridingly present. While the influence of urban designers crumbled away before our very eyes, paradoxically enough the need for charismatic designers increased. With the innate imagination of the author “at the helm�, excessive attention was paid to design and experiential value while, in the meantime, only developers and authorities were facilitated. But the days in which authorship and final outcome dominated urban design have come to an end. Thinking has to change drastically and this can only be achieved by adopting a proactive and at the same time modest attitude. In future plans and projects, the programmed agreements and financial preconditions need to be underpinned with thorough knowledge and research. The cost-price-driven land development model must be replaced by a demand-driven strategy focusing on the programme and the pace of the developments. The urban design discipline, together with public authorities and market parties, must search for the new keynote and logic of the urban and rural environment and their interrelationship. The first chapter on assignment-formulating urban design examines the new relationships within spatial planning and the role of the urban designer in this. There has been an exponential increase in the complexity of spatial planning in recent years, but the integral perception and approach has become increasingly fragmented and decentralised. The majority of the

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population are concerned about urban sprawl in the Netherlands, but no one is actually sure who is responsible for it. Urban design can offer a solution, but the focus should then shift from the uncritical resolving of an assignment to the thorough investigation, clear interpretation and consistent translation of a future assignment. This requires a more moderating form of urban design and an open attitude, fostering commitment and creating public support. In the same vein, chapter two considers a new form of urban design: open urban design. This emerging approach turns the conventional planning and design mechanism on its head. The strict division between development and use is no longer applied. With open urban design, existing users are not a cost item and new users are not tenants or buyers, but all individuals, collectives and profit or non-profit organisations are involved in future developments in an area as stakeholders. The option matrix is a platform where all stakeholders can have a role and the dynamic option diagram introduces a working procedure that facilitates an attainable, step-by-step development process. With open urban design it is not the largest common denominator that is decisive but the smallest common multiple. Both chapters are illustrated with a number of recent urban projects. Some of the projects are included because they are an initial move towards the position adopted in the essay, other projects demonstrate how the knowledge acquired is, to a certain extent, put into practice. All the projects illustrate the changing nature of urban assignments and that this can lead to inspiring designs, free of iconography.

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01 • THE URBAN DESIGNER AS MODERATOR | ASSIGNMENT-FORMULATING URBAN DESIGN


THE URBAN DESIGNER AS MODERATOR Assignment-formulating urban design

There has been an exponential increase in the complexity of spatial planning in recent years but the integral perception and approach, on the contrary, have become increasingly fragmented and decentralised. Because of this the authorities are no longer capable of steering this complicated process and, moreover, in the past decades, market forces have more or less silenced all ideologies. The consequences are incontestable. Housing-driven spatial planning has made way for economic-driven spatial planning. The cost-price-driven land development model dictates the design of our country and too much precious space is wasted. The urban design discipline can provide alternatives, but the focus should then be shifted from the design assignment to designing the assignment.

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NEW RELATIONSHIPS Dissatisfaction with spatial planning is considerable. People are leaving rural areas, urban sprawl is non-stop, nature is disappearing, traffic congestion appears to be unsolvable and the housing and office market is blighted. The majority of the population are concerned about urban sprawl in the Netherlands, but no one is quite sure who is responsible for it. Since the present cabinet disbanded the Ministry of Housing, Spatial Planning and the Environment, the direction of spatial planning in the Netherlands has been relegated to the broom cupboard of the Ministry of Infrastructure & Environment and cycle shed of the Ministry of Foreign Affairs. Most local authorities cannot cope with the tasks that the central government has thrown over the fence. The institutional design carried out by the provinces and large municipalities has, in fact, been completely eroded as a result of neo-liberalism. Municipal urban development services have been entirely plundered and reduced to a facilitating organ and, in smaller municipalities, urban planning expertise has gradually and progressively almost completely disappeared. Politicians cannot and will not give any more directions for the future. Opposite this administrative inefficiency stands the extremely efficient lobby of property developers and other market players, but also local residents, competing authorities, environmental activists and nature lovers. Many an ambitious spatial plan has been nipped in the bud in this way or thwarted for years. To an increasing extent the authorities have contracted-out knowledge-based development, process and design activities. Management agencies and consultancies, together with engineering firms, have taken advantage of these developments. They have been able to expand their activities among public bodies and are increasingly leading the process and the consultancy side of spatial planning. Property developers have succeeded in getting involved in area development and have, where necessary, participated in public-private collaboration constructions. In exchange for the conceptual and innovative power provided, market players have determined the programmed and aesthetic implementation according to their own views. At the same time as the change in the urban design assignment,

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the spatial assignment also changed. The coming decades will be dominated by the continuous transformation of the existing town and village. This extremely complex assignment involves, by definition, a large number of different parties with a diversity of interests. COMPLEXITY The transformation of the existing urban and rural fabric of the Netherlands is not a spatial assignment only, because at the same time economic, social, cultural and political forces play a prominent role. Increasing individualisation, changes in the interpretation of what was once certain, plus the ecological effects of globalisation have consequences for our society. All these social developments have an influence in the field of urban design. The traditional boundaries of urban and rural planning, urban design and architecture are frequently no longer adequate for the complicated spatial assignments. Contemporary assignments are often situated in the intermediate scale, between urban and rural planning and urban design or between urban design and architecture. Form is increasingly less important in this, programmes and programmed alliances are becoming all the more important. Urban design must search for a new, characteristic leitmotif and logic for the urban and rural fabric and their interrelationship. On the basis of this changing context in which an urban designer must operate, the existing set of tools for urban design is no longer adequate. The urban design discipline should not go diligently in search of new or existing clients, but should meet the changed reality with the aid of its capacity to develop knowledge and to share it, and its potential to be able to look into the future, speculatively and expressively. In this way an essential link can be created between the various parties with divergent motives. Urban development will, however, need to shift its field of activity in the coming years: from carrying out commissions to exploring and interpreting assignments. In this way, the urban design discipline can not only make a contribution towards solving topical issues, it can also proactively secure a serious position in the power arena of spatial planning. An urban designer is, after all, impartial and can operate without premeditation. ASSIGNMENT-FORMULATING URBAN DESIGN In the once-productive relationship between design and research there are once again opportunities for a shift of emphasis. Far into the twentieth century architects and urban designers knew how to combine research and design flawlessly in the design world. Reuniting design and research and deploying the strong, analytical, projective and strategically-tactical skills of the discipline creates a form of urban design that we call assignment-formulating urban design. Not only the implementation of clearly-formulated assignments belong to our field of study, but also the exploration, interpretation and translation of complex spatial transformational issues of ambiguous commercial and public significance.

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?

A new set of urban design tools combines the qualities of people and topics. The traditional convergent approach is replaced by a divergent way of searching for possible solutions. Ambitions can be formulated and tested against programmed quality, spatial capacity and financial feasibility in multi-disciplinary teams and in temporary alliances. The objective is the creation of added value ? at all scale levels and on all themes. New programmed concepts and spatial prototypes are ? !!!! continually required in the present market. With assignment-formulating urban ? design we can supply clients with expertise and knowledge, without a potential conflict of interests. All interests are carefully considered in a clear and transparent way. By controlling the competencies of research, development and design, a distinctive profile is created. Future spatial assignments can be tackled effectively with public and commercial clients.

from presentator to moderator

? !!!!

?

?

Collaboration with everyone involved and with the parties who have specific expertise at their disposal is crucial for assignment-formulating urban design. From the outset an open attitude is a prerequisite for fostering commitment and creating public support. The urban designer should therefore act as moderator. ? right stakeA moderator steers the process in the right direction and asks the holder the right questions at the right moment. A moderator can weigh up ? all !!!! ? objectively. The moderator the circumstances, preconditions and consequences also ensures that the programmed agreements and financial preconditions are underpinned with thorough knowledge, good research and inspiring designs.

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LANDSCAPE – COUNTRY ESTATE – COUNTRY HO

‘t Lenderinck De Zomp

‘t Elzend

Het Eng

Anckerwaerd

Roodselaar

Otelaar

STUDY INTO NEW COUNTRY ESTATES IN GELDERLAND

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There are two different motivations for the creation of a new country estate. On the one hand the personal motivation of the private initiator to transform a number of hectares of land into a new domicile. On the other the policy of the state and the province to augment the vitality of the green space. How do these wishes come together? The present shifting of spatial planning to municipalities and private individuals is more likely to be accompanied by a lack of clarity than clear guidelines. The New Country Estates regulation also lacks clear spatial preconditions which leads to an obscure assignment and consequently a laborious process and an arbitrary outcome.

Olden Goor

Klein Zwitserland

Obbinkmark ‘t Veld

‘t Lenderinck

Prinsenveld

In consequence of this the province of Gelderland commissioned the analysis and evaluation of the spatial qualities of twelve already-completed country estates with the objective of being able to steer and guide the landscape and architectural qualities better in the future. All the owners and municipalities concerned were involved in the study. By listening attentively, looking inquiringly, measuring accurately, calculating meticulously and drawing precisely, aspects such as visibility, accessibility, use of space and construction of the country estates were studied. The emphasis in this analysis was on the context, the (re)designation of the land and the interaction between the various scale levels.

LANDSCAPE – COUNTRY ESTATE – COUNTRY HOUSE STUDY INTO NEW COUNTRY ESTATES IN GELDERLAND 2009, commissioned by the province of Gelderland

RY HOUSE

Supplementary to the policy, spatial preconditions in the form of keynote design principles were formulated on the basis of the study. It included focusing in the design on the assignment for the development of new country estates. This creates a shared playing field whereby all the players have a clear understanding of what is meant by spatial quality. Government agencies and the initiator can now work together on a new country estate that fits in perfectly in the surrounding area and adds qualitative value at all levels. By compiling all the information in a handbook the study is also a rich source of inspiration. De Zwarte Hond and the province of Gelderland (2010); Nieuwe Landgoederen in woord en beeld - Analyses, handreiking en ontwerpsuggesties; Publisher Provincie Gelderland.

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TWELVE COUNTRY ESTATES

Klein Zwitserland, Aalten

Otelaar, Barneveld

‘t Lenderinck, Bronckhorst

Anckerwaerdt, Culemborg

Roodselaar, Ede

De Zomp, Heumen

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Het Veld, Bronckhorst

Obbinkmark 1, Bronckhorst

Het Eng, Buren

Prinsenveld, Lochem

‘t Elzend, Wijchen

Olden Goor, Winterswijk

Photography: Francisco Reina

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Landschap Landschap Landschap A part of an existing forest structure Landschap A partLandschap A partforest of anstructure existing forest structure of an existing

C la

LANDSCAPE CONTEXT A part of an existing forest structure A part of an existing forest structure

C laan

12. Olden 11. ‘t Elzend 12 - Goor Winterswijk - Olden Goor Obbinkmark 08. Roo 08 - Ede - Roodsel 02. Otelaar 05 - Bronckhorst - 05. Obbinkmark 04. Het Veld Wijchen - Het Elzend  02 - Barneveld - Otelaar  Olden 11. ‘t Elzend 12 - Goor Winterswijk - Olden Goor  Obbinkmark 03 - Bronckhorst - Het Lenderinck 12. Olden 11. ‘t Elzend 12 - Goor Winterswijk12.- Olden Goor 02. Otelaar Obbinkmark 05 - Bronckhorst - 05. Obbinkmark 08 Elze - Ed 02. Otelaar 04. Het Veld Wijchen - Het 05 - Bronckhorst - 05. Obbinkmark  04. Het Veld Wijchen - Het Elzend   02 Barneveld Otelaar   02 - Barneveld - Otelaar    08. Roodselaar  12. Olden 11. ‘t Elzend 12 - Goor Winterswijk - Olden Goor 12. Olden 11. ‘t Elzend 04 - Bronckhorst - Het Veld 12 - Goor Winterswijk - Olden Goor  05. Obbinkmark Bronckhorst - Het Lenderinck 05. Obbinkmark Bronckhorst - Het Lenderinck 08 Ede Roodselaar 03.03 Het-Lenderinck 02. Otelaar 03.03 Het-Lenderinck 02. Otelaar  05 - Bronckhorst - Obbinkmark 04. Het Veld 05 - Bronckhorst - Obbinkmark Wijchen - Het Elzend 04. Het Veld Wijchen - Het Elzend       02 - Barneveld - Otelaar  02 - Barneveld - Otelaar   Bronckhorst - Het Veld   04 - Bronckhorst - 04 Het- Veld     04 - Bronckhorst - Het Veld 04 - Bronckhorst - Het Veld  

Bronckhorst 03.03 Het-Lenderinck 

- Het Lenderinck

‘t Lenderinck

Obbinkmark 1

Het Lenderinck Bronckhorst 03. - Het Lenderinck 03.03 Het-Lenderinck

Olden Goor

Otelaar

Het Veld







  



 









 

large woodland structures Zichtbaarheid Zichtbaarheid Zichtbaarheid Zichtbaarheid Zichtbaarheid







  







 



De Zomp De Zomp De DeZomp Zomp De Zomp De Zomp

 

































VISIBILITY FROM THE COUNTRY HOUSE Roodselaar Roodselaar Roodselaar Roodselaar Roodselaar Roodselaar

Olden Olden Goor Olden Olden Goor Goor Olden Goor Goor Olden Goor

 



De Zomp De Zomp De DeZomp Zomp De Zomp De Zomp 

Roodselaar





Olden Goor 







Anckerwaerdt

 





  

 

 

 



  

 

 







 













  



  



 

















 



 









  









 





 











 













 





 































6%

7%

4% 4% 6 % 6 % 66% % 6% 6% Toegankelijkheid Toegankelijkheid Toegankelijkheid Toegankelijkheid Toegankelijkheid Toegankelijkheid Toegankelijkheid en netwerk en netwerk en netwerk en netwerk en netwerk en netwerk en netwerk 4 % 44% %

Otelaar

Otelaar Otelaar

Otelaar

Otelaar

7%

7 % 77% %

Otelaar Otelaar Otelaar

7%



8% 7%

8%

8 % 88% %



 





 



Olden Goor Olden Goor

OldenGoor Goor Olden Olden Goor





8%

Olden Goor Olden Goor Olden Goor

Het Veld Het Veld





 









 



  

15%

11 % 11 % 11 11% % 11 % 11 %

HetVeld Veld Het

 





11% 8%





 

4%

 









4%

 





















 











 







 

































 

    



 



 



 

  





 

Otelaar



 









 

Het Veld























‘t Lenderinck ‘t Lenderinck ‘t‘tLenderinck Lenderinck ‘t Lenderinck ‘t Len

 



  







OtelaarOtelaar Otelaar OtelaarOtelaarOtelaar

 







 



 





 





 



















 



 







  

De Zomp



 







 



 



Anckerwaerdt Anckerwaerdt Anckerwaerdt Anckerwaerdt Anckerwaerdt Anckerwaerdt



  

Het Veld Het Veld Het HetVeld Veld Het Veld Het Veld









 

‘t Elzend ‘t Elzend ‘t‘tElzend Elzend ‘t Elzend ‘t Elze







Het Veld Het Veld Het HetVeld Veld Het Veld Het Veld

15 % 15 % 15 15% % 15 % 15 %

Het Veld Het Veld Het Veld Lenderinck ‘t‘tLenderinck Het Veld ‘t Lenderinck

‘t Lenderinck ‘t Lenderinck

15 % 15 % 15 15% %

‘t Lenderinck ‘t Lenderinck ‘t Lenderinck

Deel 2 2804.indd Deel 2 Deel 2804.indd Deel13-16 22 2804.indd 2804.indd Deel13-16 2 2804.indd Deel 13-16 13-16 2 2804.indd 13-16 13-16

ACCESSIBILITY AND NETWORK

Otelaar Otelaar Otelaar

Otelaar Otelaar ObbinkmarkII Obbinkmark

Otelaar

Otelaar Otelaar Otelaar Obbinkmark I

Obbinkmark I Obbinkmark I Obbinkmark I Obbinkmark I Prinsenveld Prinsenveld Obbinkmark I Prinsenveld

Obbinkmark 1

Sub thema’s

Anckerwaerdt Prinsenveld Anckerwaerdt Prinsenveld Olden Goor Anckerwaerdt Anckerwaerdt Prinsenveld Prinsenveld Olden Goor Anckerwaerdt Het Veld OldenGoor Goor Anckerwaerdt Olden Anckerwaerdt Het Veld Prinsenveld Anckerwaerdt Het Veld Olden Goor

Prinsenveld

Anckerweardt

Het Veld Olden Het VeldGoor Olden Goor Het Veld HetEng Eng Het Veld Het Het Veld Olden Goor Het Eng

Olden Goor

Sub thema’s

Sub thema’s Sub thema’s internal route, a connection to the existing network Sub thema’s

Subthema’s thema’s Sub

Deel 2 2804.indd 21-24 Deel 2 2804.indd 21-24 Deel 2 2804.indd 21-24 Deel 2 2804.indd 21-24 Deel22 2804.indd 2804.indd 21-24 21-24 Deel Deel 2 2804.indd 21-24 Deel 2 2804.indd 21-24

20

Het Veld

connecting link

Sub thema’s

Interne route, Interne route, Interne route, Interne route, Interneroute, route, Eén aansluiting op een bestaand netwerk Interne Eén aansluiting op een bestaandInterne netwerk route, Eéneen aansluiting op een bestaand netwerk Eén aansluiting op bestaand netwerk Interne route, Eénaansluiting aansluitingop opeen een bestaand netwerk Eén bestaand netwerk Eén aansluiting op een bestaand netwerk Eén aansluiting op een bestaand netwerk

Het Eng Het Eng Lenderinck ‘t‘tLenderinck

Verbindende Verbindende schakel schakel

Verbindende schakel

Verbindende Verbindende schakel schakel

Verbindende Verbindende schakel Verbindende schakel schakel

Het Eng Het Eng Het Eng ‘t Lenderinck

‘t L


C laan

C laan C laan

D linear structure

B dijk

B dijk B dijk

‘t Elzend

C laan

C laan

B dijk

B dijk

C laan

Anckerwaerdt

B dijk

De Zomp

D linear structure

B dijk D linear structure D linear structureD linear structure

D linear structure D linear structure

Roodselaar

09 -Heumen - de Zomp  10 - Lochen - Prinsenveld

Klein Zwitserland

Het Eng

Wijchen - Het Elzend wijk - Olden Goor 

 



 























38 %

























 





38 %







 





  







 

Prinsenveld

09 -Heumen - de Zomp 01 - Aalten - Klein Zwitserland 09 -Heumen - de Zomp  09 -Heumen - de Zomp 01 - Aalten - Klein Zwitserland  01. Klein Zwitserland 06. Het Eng Beusichem 10. Prinsenveld   01. Klein Zwitserland 06 - Buren - Het Eng Beusichem 08. Roodselaar 06. Het Eng 08 - Ede - Roodselaar 09. De Zomp 07. Ankerwaard 10 - Lochen - Prinsenveld 07 - Culemborg - Ankerwaard 10 -Zwitserland Lochen - Prinsenveld 01 - Aalten 06 - Buren - Het 10 - Lochen - Prinsenveld Lochen - Prinsenveld 01 - Aalten - Klein Zwitserland  10- -Klein  10 - Lochen - Prinsenveld 01 - Aalten - Klein Zwitserland 01 - Aalten - Klein Zwitserland    01. Klein 01 Zwitserland 06. Het Eng Beusichem Zwitserland 10. Prinsenveld   09. DeKlein ZompZwitserland - Aalten - Klein  01. 06. Het Eng Beusichem 10. Prinsenveld   01. Klein Zwitserland  01. Klein Zwitserland Beusichem 10. Prinsenveld 06. Het Eng Beusichem 10. Prinsenveld06. Het 09. De Zomp 06Eng - Buren - Het 06. Eng HetBeusichem Eng Beusichem 10. Prinsenveld 06 - Buren - Het Eng Beusichem  01. Klein Zwitserland 09. De Zomp 06 - Buren - Het Beusichem 06 - Buren - Het Eng Beusichem  Eng06 - Buren - Het Eng Beusichem    

09 -Heumen - de Zomp 09 -Heumen - de Zomp 08. Roodselaar  08 - Ede - Roodselaar 09. De Zomp 07. Ankerwaard 07 - Culemborg - Ankerwaard  11. ‘t Elzend 02.  Otelaar 04. Het Veld Wijchen - Het Elzend  02 - Barneveld - Otelaar  11. ‘t Elzend 08. Roodselaar 11. ‘t Elzend 08 Ede Roodselaar 07. Ankerwaard 08. Roodselaar  08 Ede Roodselaar 04. Het Veld 09.07 De -Zomp 07. Ankerwaard 08. Roodselaar Wijchen - Het Elzend Culemborg - Ankerwaard 11. ‘t Elzend - Het Elzend Wijchen 08. Roodselaar 11. ‘t Elzend 07 Ankerwaard 08 - Ede --Roodselaar 07.Zomp Ankerwaard - Roodselaar 11.-Ankerwaard ‘tCulemborg Elzend 09. De 07. 08. Roodselaar Het Veld Wijchen Het Elzend  08 Ede Roodselaar 07 Culemborg Ankerwaard chen - Het Elzend04. Het Veld 08 - Ede 07. Ankerwaard 07 Culemborg Ankerwaard  04 - Bronckhorst - Het Veld   Wijchen 07 - Culemborg - Ankerwaard   - Het  Elzend        04 - Bronckhorst - Het Veld 4 - Bronckhorst  - Het 04 Veld - Bronckhorst - Het Veld  11. ‘t Elzend

C laan

09 -Heumen - de Zomp 





old landscape line

dike and foreland

���t Elzend ‘t Elzend ‘t Elzend ‘t Elzend ‘t Elzend

small-scale landscape

large-scale landscape

Klein Zwitserland Klein Zwitserland Klein Zwitserland Klein Zwitserland Klein Zwitserland

 

 

ar











‘t Lenderinck ‘t Lenderinck ‘t Lenderinck ‘t Lenderinck ‘t Lenderinck

‘t Elzend ‘t Elzend ‘t Elzend ‘t Elzend ‘t Elzend 









 











‘t Lenderinck  

















 

 











 



 

 













 





 





 

  

 



  



















 





 





 







 



 

 

 

   





 

  





 

















 







 



   









   















 



  







  

‘t Lenderinck

Het Veld

 























 

Het Eng Het Eng

Verbindende

Verbindende

schakel

schakel

Verbindende Verbindende

schakel

 







 

    











 



 



 













 





  

 













Verbindende schakel

‘t Lenderinck

‘t Lenderinck De Zomp







 

 







   





 

   



  

 





  









  





  

 



22%

28% 28 % 28 % 28 % 28 % 28 %





  

 





 







  







38%





Roodselaar

Roodselaar

‘t Lenderinck

De Zomp De Zomp

Roodselaar De Zomp

45 % 45 % 45 % 45 % 45 %

‘t Elzend

De Zomp

Roodselaar ‘t Elzend

‘t Elzend Klein Zwitserland

Roodselaar Roodselaar

Roodselaar

Roodselaar

‘t Elzend

Klein Zwitserland

04-05-10 04-05-10 11:3004-05-10 04-05-10 11:30 04-05-10 11:30 11:3004-05-10 11:30 11:30 Klein Zwitserland

Klein Zwitserland

‘t Elzend ‘t Elzend ‘t Elzend

‘t Elzend

Klein Zwitserland

‘t Elzend Klein Zwitserland

Klein Zwitserland

Klein Zwitserland

new network, connecting link between existing routes

Nieuw netwerk, Nieuw netwerk, verbindende schakel tussen bestaande routes verbindende schakel tussen bestaande routes verbindende schakel tussen bestaande routes Nieuw netwerk, Nieuw netwerk,

verbindende schakel tussen Nieuwbestaande netwerk, routesNieuw netwerk, verbindende schakel tussen bestaande routes verbindende schakel tussen bestaande routes Nieuw netwerk, verbindende schakel tussen bestaande routes

04-05-10 11:30

04-05-10 11:30

04-05-10 11:30 04-05-10 11:30 04-05-10 11:30



       

  

45%

38 % 38 % 38 % 38 % 38 %







 

‘t Elzend

‘t Elzend

De Zomp

De Zomp

De Zomp ‘t Lenderinck







‘t Elzend

‘t Lenderinck ‘t Lenderinck

 



‘t Elzend

Het Eng









22 % 22 % 22 % 22 % 22 %

‘t Lenderinck

Het Eng

 













 

 

   









 











‘t Elzend

‘t Lenderinck

Het Veld

schakel Verbindende

 





‘t Lenderinck

Het Eng ‘t Lenderinck

Het Eng

nde

Het Eng







     

‘t Lenderinck

Het Eng















 















 



 

 

 

 

‘t Elzend

Het Veld

Veld





















   





Prinsenveld 

 



16 % 16 % 16 % 16 % 16 %

‘t Lenderinck

Het Eng

schakel

  









 













 





 

 



 





        



 



 

16%

Het Veld

Veld

Het Veld Goor

Klein Zwitserland 

‘t Lenderinck

Olden Goor Het Veld



 







 







Het EngHet Eng Het Eng Het EngHet Eng









  



15 % 15 % 15 % 15 % 15 %

‘t Lenderinck





15%

Het Veld



 









 





 



    

 















5 % 15 % 15 %

Het Veld





 

 



 

















  













 

























 























































Klein Zwitserland Klein Zwitserland Klein Zwitserland Klein Zwitserland Klein Zwitserland Prinsenveld Prinsenveld Prinsenveld Prinsenveld Prinsenveld









 















  







 

 





















 





 

 

 



 







Obbinkmark 1























































‘t Elzend

















 





Obbinkmark Obbinkmark Obbinkmark I Obbinkmark I IObbinkmark I I



















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21






Ruimtegebruik Ruimtegebruik Ruimtegebruik Ruimtegebruik Ruimtegebruik Ruimtegebruik Ruimtegebruik Ruimtegebruik Ruimtegebruik Ruimtegebruik Ruimtegebruik Ruimtegebruik Ruimtegebruik Ruimtegebruik

Het Eng

Het Eng

Het Eng

Het Eng

Het Eng Het Eng

USE OF SPACE

Het Eng

Het Het Eng Eng

Het Eng Het Eng ‘t Lenderinck Het Eng Het Eng ‘t Lenderinck Het Eng

‘t Lenderinck

69%

5% 69% 5%

13%

69%

43%

5% 69% 5% 69%

13% 43%

3% 18% 3%

59% 41% 74%

74% 9%

74% 26%

9% 3% 9% 3% Otelaar or Olden Goor Olden 9% Otelaar Otelaar Goor 5% Olden Goor Olden Goor 5% 26%

26% 74% 26% Otelaar Otelaar

Otelaar

or

41%

74%18%

Otelaar

13% 13% 43% 43%

59% 41% 59% 41%

Otelaar

5% 14% 5% 69% 14% 69%

15% 15%

14%

13%

14%

13% 43% 43%

15% 35%

15%

13%14% 13% 14% 43% 43%21% 21%

14% 15%

15% 35% 24% 35% 21% 65% 24% 65%

35% 65%21% 65%21%

50% 50% 59% 59% 3% 59% 6% 50% 50% 3% 18% 41% 18% 41% 41% 3% 59% 6% 50% 43% 50% 3% 18% 74% 41% 43% 18% 74%

14%

21%

50% 6%50%3% 3% 9% 50%18% 18% 6% 9% 43% 23% 50% 43% 23%

50% 50% 6% 50% 50% 43% 6%

Otelaar Olden Goor Obbinkmark I

De Zomp ZompI Obbinkmark De Obbinkmark I

Klein Zwitserland

21% 21% 59%

Otelaar

Otelaar Klein Zwitserland Zomp KleinHet Zwitserland De Klein ZompZwitserlandDeKlein De Zomp ‘t Lenderinck Zwitserland ‘t Obbinkmark I Eng ‘t Lenderinck Klein Zwitserland ‘t Lenderinck Lenderinck Het Eng Klein Zwitserland Klein Zwitserland De Zomp Obbinkmark I De Zomp ‘t Lenderinck Klein Zwitserland De Zomp ‘t Lenderinck

Het Eng

5% 69% 5%

Otelaar

Olden Goor Obbinkmark I

De Zomp

14% 14% 21%

14% 14% 14%

14% 14%14% 14%

9%

14% 14%

8% 21% 21%8% 10% 29% 32% 10% 29% 71% 21% 68% 71%32% 24% 21% 24% 68%

20

15% 15%

8% 14% 21% 8% 10%

32% 35% 32% 68% 24%65% 21% 68% 35%21% 24% 65% 21%

9% 9% 23%

32%

10% 21% 21%35%68% 35%32% 24% 21%65%68% 65%

6% 6% 43% 43%

24% 16%

16%

16% 9% 30% 23% 9% 30%

16% 9% 9% 30% 23% 23% 30%

9% 26% 9% 26% 9% 23% 43% 9% 23% 26% 5% 5% 5% 74%5% 5% Roodselaar Roodselaar Roodselaar Roodselaar Roodselaar 9% 3% 3% 3% 15% 15% 15% 9% 5% 3% 5% 26%15% Roodselaar 15% 5% Roodselaar 9% 9% 9% 9% 9% 9% 9% 3% 15% 15% 1% 3% 15% Anckerwaerdt Roodselaar Roodselaar Het Veld Het Veld Anckerwaerdt Het Veld Otelaar Het Veld Roodselaar Het Veld Anckerwaerdt Anckerwaerdt 5% 5% 5% 9% 9% Anckerwaerdt Roodselaar 9% 3% 3%Roodselaar 3% 3% 5%Roodselaar 9% 3% Roodselaar Het Veld Anckerwaerdt 9%1%Het Veld Roodselaar Otelaar Anckerwaerdt 5% 3% 3% 5% 3% 1% 1% 1% Roodselaar Het Veld1% Anckerwaerdt 1%

1%

Otelaar

1%

Roodselaar

1% Anckerwaerdt

9% 20

24%

24%

6%

6% 34%

34%

Prinsenveld P Prinsenveld Prinsenveld P 7% 9% 9% 1% ‘t Elzend 7% ‘t Prinsenveld ‘t Elzend ‘t Elzend 1% ‘t ‘t Elzend

Het Veld

Deel 2 2804.indd 29-32 Deel 2 2804.indd 29-32 Deel 2 2804.indd 29-32 Deel Deel 2 2 2804.indd 2804.indd 29-32 29-32 Deel 2 2804.indd 29-32 Deel 2 2804.indd 29-32 Deel 2 2804.indd 29-32

9%

% 20% 9%

29% 20% 24% %29% 71% 71%

9% 9% 9% 9% 20% 20% 20% 20% 22% 22% 22% 78% 29% 78% 24% 29% 71% 24% 71%

24% 6%

% 34% 6%

6% 6% 34% 34%

78% 24% 22% 24% 78% 6% 6% 34% 34%

22% 22% 22% 22%22%

22%20% 20% 20% 78% 78% 20% 2%2% 2% 50% 50% 50%

22% 22% 22% 22% 78%20% 20% 78% 2% 50% 2% 50%

2% 50%

22% 22% 17% 17% 17% 83% 83% 83% 20% 17% 20% 83%

10% 10% 10% 17% 7% 17% 45% 45% 45% 83% 83% 10%

7% 7% 13% 10%13% 17%10% 87% 45%87% 83% 17% 45% 83%

45%

58% 58% 58%

50%

7%

7% 7%

6%6% 6% 6%

22

6% 6%

6%

13% 13% 13% 12% 13% 12% 12%13% 28% 88% 13% 88% 88%28% 87% 28% 28% 87% 12%

3%3% 3% 9% 9%9%12% 12% 48% 48% 48% 88% 3% 88% 9%

88%

48%

58% 58%

6% 6% 24% 24%

6% 24% 6%

8%8% 8%

6%

8% 8%

8%

3% 9% 11% 11%11% 3% 9% 89% 89% 89% 48% 48%11% 89%

11%11% 11% 11% 11%29 29% 29% 89% 11% 89%

29

54% 54% 54

58% 32% 32% 32%

24%

8%

3% 3% 9% 12% 9% 48% 88% 12% 48% 88%

58%

58% 6%6% 6% 24% 24% 24% 6% 24%

7% 7%

13% 13% 7% 13% 13% 13% 7% 10% 13% 28% 28% 87% 87% 10% 28% 13% 45% 87% 13% 45% 28% 87%

2% 50% 2%

34%

7%

7%7% 7%

32% 32%

32%

8% 8%

8%

54

32%

32% 8%8% 8% 1%1%

1%

8% 1%

1% 1%

1% 1%

8%

8%

6%6% 6%

6%


Otelaar

Otelaar Otelaar

Otelaar Zomp

De Zomp De Zomp

Zomp

4% 4%

5% 5%

1% 1%

% % 3% 3%

eld

eld

Obbinkmark I Obbinkmark I

Roodselaar Olden Goor

Obbinkmark I Obbinkmark I

Olden Goor Olden Goor

Olden Goor

14% 14% 21%

14% 14%

14%

21% 21%

10% 8%

21% 35% 35% 24% 65% 24% 65%

24% 24%

14% 14%

8% 32% 68%

16% 9% 9% 23% 23% Het 9% Veld Het 9% Veld

16% 9% 9% 30% 23% 30% Prinsenveld 23% Prinsenveld Prinsenveld Prinsenveld Prinsenveld ‘t 9% Elzend ‘t 9% Elzend

‘t Elzend ‘t Elzend

% %

1% 1%

9%

20%

9% 9% 20% 20%22%

29% 24% 29% 71%

78% 22% 24% 24%78%

16% 16%

6%

30% 30%

34%

6% 6% 34% 34%

9% 20%

8% 8% 10% 29% 10% 29% 21%71% 21%71%

32% 10% 32% 21% 68% 68% 21%

68% 32%

24% 71%

34% 6%

3% 9% 11% 3% 48% 11% 89% 9% 89% 48%

Roodselaar Roodselaar

Roodselaar

22% 22%

22% 22%

22% 20%22% 78% 78% 20%

20% 20%

2% 50% 2% 50%

2% 50% 2% 50%

7% 17% 83% 17% 83%

Prinsenveld

7% ‘t Elzend Prinsenveld Prinsenveld 1% 7% Prinsenveld 1% Prinsenveld ‘t Elzend

Prinsenveld

7% 7%

6%

Prinsenveld

‘t Elzend

3% 9% 3%12%

Otelaar Otelaar

Otelaar

6%

6% 6%

10% 7%

17% 10% 17% 45% 83% 45% 83%

8%

8% 8%

8%

Prinsenveld

11% 11% 11% 29% 89% 11% 29% 89%

11%

Legenda

Legenda

Legenda

Legenda

Legenda

32%

%

32%

32%

boomgaard boomgaard open gras en open gras en

48% 88%

29% 89% 11% 29% 89%

9%

11% 9% 91% 29% 91%

29%

9% 9% 9% 18% 91% 9% 18% 91%

9% 9% 9% 18% 91% 9% 18% 91%

Legenda

32%

%

48% 9% 88% 12%

7% 7% 13% 10% 10%87% 13% 45% 45%87%

6% 6% 24% 24%

%

%

Anckerwaerd

6% 24% 6% 24%

9% privé erf, tuin, oprit privé erf, tuin, oprit privé erf, tuin, oprit 9% 18% privé erf, tuin, oprit privé erf, tuin, oprit privé erf, tuin, oprit in gebruik in gebruik in gebruik 18% in gebruik of in landbouw landbouw gebruik of weiland landbouw weiland in gebruik of weiland 13% landbouw of landbouw weiland of weiland landbouw of weiland bestaand bosbestaand bos bestaand bos 13% bestaand bosbestaand bos bestaand bos 54% Private property, garden, drive (nieuw) bos (nieuw) bos (nieuw) bos 54% In use for agriculture or pasture (nieuw) bos (nieuw) bos (nieuw) bos boomgaard Existing woodland boomgaard boomgaard

11% 11% 11%

Anckerwaerd

Olden Goor

Obbinkmark 1

14%

Otelaar

Roodselaar Roodselaar

Roodselaar Roodselaar

13%

13%

13% 54%

54%

54%

54%

13% 54%

54%

54%

54%

54%

54%

boomgaard open gras en (New) woodland

open gras en open natuurgronden gras en natuurgronden natuurgronden open gras en Orchard

8%

8%

8%

8%

6%

6%

6%

6%

6%

6%

6%

6%

6%

6%

natuurgronden natuurgronden natuurgronden water water Open grassland and nature area water 6% water water water Water 6%

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04-05-10 11:30

04-05-10 11:30 04-05-10 11:30

04-05-10 11:30

23


grootte van het landgoed tottot grootte tot grootte van het van landgoed het landgoed tot grootte van het landgoed tot grootte van het landgoed tot grootte van het landgoed Het veld Het veld Hetveld veldHet veld Het veld Het

Obbinkmark I Obbinkmark Obbinkmark IObbinkmark Obbinkmark I I I I Obbinkmark

De Zomp De Zomp DeZomp Zomp De De

BUILDING RATIO: PROPORTION OF BUILDINGS TO LARGE COUNTRY ESTATE Het veld Het veld Hetveld veldHet veld Het veld Het

‘t Lenderinck Prinsenveld Obbinkmark I Obbinkmark ‘t Lenderinck Lenderinck Olden Olden Goor Goor OldenGoor Goor Prinsenveld Obbinkmark IObbinkmark Obbinkmark HetEng EngHet EngHet Eng ‘t Lenderinck Olden GoorPrinsenveld Prinsenveld I Het EngHet ‘t Lenderinck Olden Goor Prinsenveld I Het Eng ‘t‘tLenderinck Olden Prinsenveld I I Obbinkmark

Het Veld

‘t Lenderinck

Olden Goor

31.800 m33 3 32.100 m33 3 3 3 3 3 3 3 1.800 m1.800 1.600 m1.600 2.100 m2.100 2.100 m 1.600 1.600 m31.600 m3 1.800 m m3 m m3 m1.600 m 2.100 m2.100 m 1.800 m1.800 m

Prinsenveld

Obbinkmark 1

3 3 3 3 3 3 3 3 m 3.800 m 2.000 2.000 m3 2.000 m32.000 m 3.800 m33.800 2.000 m3.800 3.800 m3 m m 2.000 m 3.800 m

Het Eng 3 3 3 3 5.900 m 5.900 m 5.900 m35.900 5.900 m3 m 5.900 m

37.7 3 7.700 m7.70 7.700 m

3 /ha 520 m3520 /ham3 520 520m m33/ha /ha 520 m3520 /ham

3 /ham3 400 3 /ha m400 3 /ha /ham 340 m3340 /ham3340 340m m33/ha /ha m33/ha /ha m3400 340 m3340 /ham 400 400 /ham /ha 400

3 /ha 140m m33/ha /ha 140 m3140 /ham3 140 140 m3 140 /ham /ha

Roodselaar Roodselaar Roodselaa Ro Roodselaa

3 /ham3 /ha 3 /ham3 /ha 3 /ha 3 3 /ha 200m m33/ha /ha m3200 200 m200 m3210 /ham3 210 210m m33/ha /ha 240m m33/ha /ha 200 /ham 210 210 m3 210 /ham /ha 240 m 240 240 m3240 /ham /ha 200 240

15.3 ha15.3 ha 15.3 15.3ha ha 15.3 ha 15.3 ha

140 m³/ha

9.1 ha 9.1 ha 9.1 9.1ha ha

7.7ha ha 9.1 ha 9.1 ha7.7 ha 7.7 ha 7.7

200 m³/ha

7.7 ha 7.7 ha

210 m³/ha

8.5 ha 8.5 ha 8.5 8.5ha ha 8.5 ha 8.5 ha 11.2 ha11.2 ha 11.2 11.2ha ha 11.2 ha 11.2 ha

240 m³/ha

14.8 ha14.8 ha 14.8 14.8ha ha 14.8 ha 14.8 ha

340 m³/ha

14.7 ha14.7 ha 14. 14

400 m³/ha

Scheiding Scheiding openbaar openbaar Scheiding en en privé privé Scheiding openbaar en privé en privé Scheiding openbaar en privé Scheiding openbaar en openbaar privé Anckerwaerdt Anckerwaerdt Anckerwaerdt AnckerwaerdtAnckerwaerdt Anckerwaerdt

Het Eng Het Eng

Het Eng Het Eng

Het Eng

Het Eng

‘t Lenderinck ‘t Lenderinck ‘t Lenderinck ‘t Lenderinck ‘t Lenderinck

Deel 2 2804.indd 37-40 Deel 2 2804.indd Deel 37-40 2804.indd 37-402 2804.indd Deel 37-40 Deel 2 2804.indd 37-40 Deel 22 2804.indd 37-40

Het Veld Het Veld

Het VeldHet Veld

Het Veld Het Veld Obbinkmark Obbinkmark I I Obbinkmark I Obbinkmark Anckerwaerdt Anckerwaerdt I Obbinkmark I Anckerwaerdt OldenOlden Goor Anckerwaerdt Goor Roodselaar Roodselaar Olden GoorRoodselaar Olden Goor Roodselaar Het Eng Het EngRoodselaar Anckerwaerdt Olden Goor Het Eng Het Eng Obbinkmark I Anckerwaerdt Olden Goor Roodselaar

SEPARATION OF PUBLIC AND PRIVATE Het Veld

Obbinkmark 1

Anckerwaerdt

informal transition

Sub thema’s Sub thema’s

‘t Elzend ‘t Elzend‘t Elzend Klein Klein Zwitserlan Zwit

Het Eng

Roodselaar

formal transition with fences or hedges

Sub thema’s Sub thema’s Sub thema’s Sub thema’s

Informele Informele overgang overgang Informele overgang Informele overgang Informele overgangovergang Informele

Olden Goor

‘t Elzend ‘t Elzend Het Eng Het Eng

Formele Formele overgang overgang Formele overgang Formele overgang Formele Formele overgangovergang door hekken door hekken of hagen ofdoor hagen door hekken of door hagen hekken of hagen hekken hagen doorof hekken of hagen

Compositie Compositie Compositie Compositie Compositie Compositie en ontwerpprincipes en ontwerpprincipes en ontwerpprincipes en ontwerpprincipes en ontwerpprincipes en ontwerpprincipes Deel 2 Deel 2804.indd 2 2804.indd 45-48 45-48 Deel 2 2804.indd Deel 45-48 2 2804.indd 45-48 Deel 2 2804.indd 45-48Zwitserland Klein Zwitserland Klein Zwitserland Klein Zwitserland Klein Klein Zwitserland Deel 2Klein 2804.indd 45-48Zwitserland

Olden Goor OldenOlden Goor Goor Olden Goor Olden Otelaar Goor Olden Goor Otelaar Otelaar Otelaar Otelaar Otelaar

Het Veld

Het Veld Het Veld Het VeldHet VeldHet V

COMPOSITION AND DESIGN PRINCIPLES Otelaar Otelaar Otelaar Otelaar Otelaar Otelaar Olden Olden Goor Goor Olden Goor Olden Goor Olden Goor Klein Zwitserland Klein Zwitserland Klein Zwitserland Klein Zwitserland Klein Zwitserland Klein ‘t Lenderinck Zwitserland ‘t Lenderinck ‘t Lenderinck ‘t Lenderinck Obbinkmark ‘t Lenderinck ‘t Lenderinck Obbinkmark I Obbinkmark I Obbinkmark I Obbinkmark I Obbinkmark I Goor Olden I Het Eng

Klein Zwitserland

‘t Lenderinck

Sub thema’sSub thema’s Sub thema’s Sub thema’s Sub thema’s Sub thema’s contextual designs ContextueleContextuele ontwerpen Contextuele ontwerpen Contextuele ontwerpen Contextuele ontwerpen Contextuele ontwerpen ontwerpen

24 Deel 2 2804.indd Deel53-56 2 2804.indd Deel 2 2804.indd Deel 53-562 2804.indd 53-56 Deel 2 2804.indd 53-56 Deel 2 2804.indd 53-56 53-56

Obbinkmark 1

Olden Goor

Het Eng Het Eng Het Eng Het Anckerwaerdt Eng Het Eng Anckerwaerdt Anckerwaerdt Anckerwaerdt Anckerwaerd Anck Het

Otelaar

axial, linear designs Axiale, lineare Axiale, ontwerpen Axiale, linearelineare ontwerpen Axiale,ontwerpen lineare Axiale,ontwerpen lineare Axiale,ontwerpen lineare ontwerpen

Het Eng


Het Het Eng Het Eng Eng Het Eng

De Zomp De Zomp De De Zomp Zomp De ZompDe Zomp

Klein Zwitserland Klein Zwitserland Klein Klein Klein Zwitserland Zwitserland Zwitserland Klein Zwitserland

Roodselaar Roodselaar Roodselaar Roodselaar Roodselaar Roodselaar De Zomp De Zomp De De Zomp Zomp De ZompDeOtelaar Zomp OtelaarOtelaar Otelaar Otelaar Otelaar

Klein Zwitserland Anckerwaerdt ‘t Elzend‘t Elzend Klein Zwitserland Klein Klein Klein Zwitserland Zwitserland Zwitserland Klein Zwitserland Anckerwaerdt Anckerwaerdt Anckerwaerdt Anckerwaerdt Anckerwaerdt ‘t ‘t Elzend Elzend ‘t Elzend ‘t Elzend

Roodselaar

3 3 5.900 .900 m5.900 5.900 m33 m35.900 m3 m

De Zomp

Otelaar

3 3 3 7.700 3 3 4.500 7.700 m7.700 m4.500 m7.700 7.700 m33 m37.700 m4.500 4.500 m33 m34.500 m3 m 4.500 m m

Klein Zwitserland

3 3 3 12.800 12.800 m 12.800 m 12.800 m 12.800 m33 m12.800 m3

Anckerwaerdt

‘t Elzend

3 3 3 3 5.200 3 6.400 3 3 6.800 5.200 m5.200 6.800 m6.800 m 5.200 5.200 m m33 m35.200 m3 6.400 m6.400 m 6.400 6.400 m m33 m36.400 m m 6.800 6.800 m m33 m36.800 m3

3 /ha 3 33 /ha 770 m3 /ha 770 m3 770 /ha 770 m m /ha m 840 840 /ha840 m33 /ha /ha 770 m3840 /ham 840 770 m3 /ha m m3 /ha 840 m3 /ha 690 m3 690 /ha m3690 690 /ha690 m m33 /ha /ha m3 /ha 690 m3 /ha

630 m3 630 /ha m3630 630 /ham m33 /ha /ha 630 m3 /ha 630 m3 /ha 3 /ha 3 520 m3 520 /ha m3 520 m 540 /ham 520 /ham 520 m33 /ha /ha m3 /ha 520 m3 /ha 540 m 540 540 540 m33 /ha /ha m3 /ha 540 m3 /ha

00 a m3 /ha

14.7 ha 14.7 ha 14.7 14.7 ha 14.7 ha ha

14.8 ha 14.8 14.8 14.8 ha ha ha 14.8 ha

520 m³/ha

‘t Lenderinck

8.4 ha

20.4 ha 20.4 ha20.4 20.420.4 ha ha ha 20.4 ha

540 m³/ha

7.6 ha 7.6 ha 7.6 7.6 ha 7.6 ha ha

630 m³/ha

‘t Lenderinck

Prinsenveld

8.3 ha 8.3 ha 8.3 8.3 ha 8.3 ha ha

Prinsenveld

Prinsenveld

8.3 ha 8.0 ha 8.0 ha 8.0 8.0 ha ha 8.0 ha

770 m³/ha

Prinsenveld

Prinsenveld ‘t Lenderinck

7.6 ha

690 m³/ha

‘t Lenderinck

‘t Lenderinck ‘t Lenderinck

840 m³/ha

Otelaar

Otelaar

Prinsenveld

Otelaar

8.0 ha

Otelaar

Otelaar

Otelaar 04-05-10 04-05-10 11:30 04-05-10 04-05-10 11:30 04-05-10 11:30 11:3011:30 04-05-10 11:30

ar

ng

14.7 ha 8.4 ha 8.4 ha 8.4 8.4 ha ha 8.4 ha

‘t Elzend Klein Zwitserland

Het Eng ‘t Elzend Het Eng

Het Eng ‘t Elzend

‘t Elzend

Klein Zwitserland ‘t Lenderinck

‘t Elzend Klein Zwitserland Klein Zwitserland ‘t Lenderinck ‘t Elzend Klein Zwitserland Klein Zwitserland ‘t Lenderinck

‘t Elzend

Klein Zwitserland

De Zomp

‘t Lenderinck

‘t Lenderinck De Zomp De Zomp ‘t Lenderinck

‘t Lenderinck

Prinsenveld Otelaar

De Zomp Prinsenveld De Zomp Prinsenveld Prinsenveld De Zomp

Otelaar Prinsenveld Prinsenveld Otelaar

De Zomp

Otelaar

Otelaar

Otelaar

Prinsenveld

Otelaar

formal transition with watercourse and Formele overgang fence

formal transition with watercourse or pond Formele overgang

Formele overgang door slot of vijver door slot of vijver Formele overgang Formele overgang Formele overgang Formele overgang door slot of vijver door slot of vijver door slot of vijver door slot of vijver

HetHet VeldVeldHet Het VeldVeld Het Veld Het Veld

Prinsenveld Prinsenveld Prinsenveld Prinsenveld Prinsenveld Prinsenveld

Formele overgang slot en hek slot en hek Formele overgang Formele overgang Formele overgang Formele overgang slot en hek slot en hek slot en hek slot en hek

04-05-10 11:30

Het Eng Eng Het Eng Anckerwaerdt Anckerwaerdt Anckerwaerdt Anckerwaerdt Anckerwaerdt HetHet VeldVeldHet Het VeldVeld Het Veld Het Eng Anckerwaerdt Het Veld

Anckerwaerdt

Het Veld

04-05-10 11:30

De Zomp De Zomp De Zomp De04-05-10 Zomp De Zomp 11:30 De Zomp 04-05-10 11:30

04-05-10 11:30

04-05-10 11:30

‘t Elzend ‘t Elzend‘t Elzend ‘t Elzend ‘t Elzend De Zomp De Zomp De Zomp De Zomp Prinsenveld Prinsenveld Prinsenveld Prinsenveld PrinsenveldDe Zomp Roodselaar Roodselaar Roodselaar Roodselaar Roodselaar ‘t Elzend De Zomp Prinsenveld Roodselaar

‘t Elzend

Roodselaar

combination of axial structure and organic design

Combinatie Combinatie Combinatie vanCombinatie van axiale axiale structuur van Combinatie structuur van axiale axiale en structuur en van structuur axiale en structuur en en Combinatie van axiale structuur en organische organische organische vormgeving vormgeving organische vormgeving organische vormgeving vormgeving organische vormgeving

Prinsenveld

De Zomp

organic design Organische Organische Organische vormgeving Organische vormgeving vormgeving Organische vormgeving vormgeving Organische vormgeving

25 04-05-10 04-05-10 11:31 04-05-10 11:31 04-05-10 11:3111:31 04-05-10 11:31 04-05-10 11:31


t Veld Obbinkmark I

t Veld Het Eng

De Zomp

‘t Lenderinck

Sub thema’s

Klein Zwitserland Het Eng

Woongebouw met één wooneenheid schakelde woongebouwen Woongebouw met meerdere wooneenheden Prinsenveld Het Eng Otelaar

Roodselaar ‘t Elzend

‘t Lenderinck Roodselaar ‘t Elzend

Ensemble

Bebouwing

Landhuis

‘t Lenderinck

Olden Goor Anckerwaerdt

Roodselaar

Roodselaar

‘t Lenderinck

Het Veld

Het Veld

OtelaarPrinsenveld

OtelaarPrinsenveld

Anckerwaerdt

Olden Goor

Het Eng

Obbinkmark I Klein Zwitserland

Otelaar

Het Veld

Prinsenveld

Otelaar 04-05-10 11:31

Roodselaar

Roodselaar

Het Eng

Klein Zwitserland Obbinkmark I

Meerdere geschakelde woongebouwen Woongebouw met meerdere wooneenheden woongebouwen Ensemble Het Veld ‘tGeschakelde Elzend Prinsenveld Het Eng

‘t Elzend

‘t Elzend Otelaar

‘t Elzend Otelaar

Bebouwing

‘t Lenderinck

Anckerwaerdt De Zomp

Het Eng

‘t Lenderinck

Bebouwing

Landhuis

DeAnckerwaerdt Zomp

Het Veld

Het Veld

Olden Goor

‘t Lenderinck

Geschakelde woongebouwen

Otelaar ‘t Elzend

04-05-10 11:31

Meerdere geschakelde woongebouwen Woongebouw met één wooneenheid Otelaar Roodselaar ‘t Lenderinck ‘t Elzend

Sub thema’s

Roodselaar

Deel 2 2804.indd 61-64

Deel 2 2804.indd 61-64

Klein

He

He

Meerdere geschakelde woongebouwen Woongebouw met één wooneenheid Ge

Sub thema’s

residential building with one housing unit

Klein Zwitserland Het Veld

‘t Lenderinck

De Zomp

Het Eng

04-05-10 11:31

Ensemble Woongebouw met meerdere wooneenheden

residential buildings with several housing units

Het Eng Obbinkmark 1

Klein Zwitserland

Geschakelde woongebouwen Meerdere geschakelde woongebouwen

stepped residential buildings

De Zomp

Ensemble

ensemble

Anckerwaerdt Roodselaar

Obbinkmark I Otelaar Het Veld

Geschakelde woongebouwen Deel 2 2804.indd 61-64 04-05-10 11:31

26

Sub thema’s

several stepped residential buildings

Deel 2 2804.inddHet 61-64 Veld

Prinsenveld Anckerwaerdt

Otelaar

Woongebouw met meerdere wooneenheden Woongebouw met één wooneenheid Meerdere geschakelde woongebouwen

DEVELOPMENT


g

én wooneenheid

‘t Lenderinck

Olden Goor

Prinsenveld

Prinsenveld

Obbinkmark I

Het Eng

Bebouwing

Olden Goor

‘t Lenderinck

Het Veld

Het Eng

Prinsenveld

Prinsenveld

Roods

Ensem

Roods

Woongebouw met meerdere

Prinsenveld

Obbinkmark I

Klein Zwitserland

Prinsenveld

Olden Goor

Geschakelde woongebouwen

Het Veld

27

Landhuis

‘t Lenderinck

‘t Elzend

Bebouwing

Landhuis

‘t Lenderinck

‘t Elzend

Prinsenveld

Olden Goor

‘t Lenderinck

De Zomp

Sub thema’s

De Zomp

Woongebouw met één wooneenheid

Sub thema’s

Deel 2 2804.indd 61-64

Woongebouw met één wooneenheid Het Eng Deel 2 2804.indd 61-64

Woongebouw met meerdere wooneenheden

‘t Elzend


Design aspects Analysis of the completed country estates shows that, in addition to such aspects as process and policy, design aspects are also crucial in the creation of a new country estate. These design aspects should give a new country estate qualitative added value at all scale levels (house, garden, park, landscape). At the same time with new-build these aspects help to increase the quality and vitality of the green space and make it easier to aspire more unequivocally to the spatial quality of new country estates that fit in perfectly in a particular setting.

Context The context is a defining factor for the quality of the country estate. The presence of existing main structures in the immediate vicinity increase the landscape and recreational value of the country estate. When a new country estate links up with these structures it becomes part of a larger entity.

Impact on the surrounding area A new country estate as a landscape entity has an impact on the landscape beyond its own boundaries. The country house is part of the country estate and this makes it subordinate to the landscape design. The country house does play an important role in the stagemanaging of the country estate and it is visually connected to the country estate itself and the surrounding area.

Additional design

underlying structure of the landscape

New woodland If new woodland is to be laid out then it is important to start planting as soon as possible. The trees can then start taking shape. By the time the country house is built the woodland has developed into an attractive new landscape element.

continuation of existing structure

goed

fout

Visibility In addition to seeing and being seen, visibility also includes not being seen. By stage-managing visibility you create relationships with the context and you make visual connections on the country estate. In the landscape design an interesting variety of different layers of visibility should be applied. All layers have an impact on the architectural manifestation of the country estate.

Landscape layers The composition of three different landscape layers and their interaction is the central design assignment.

A minimum of 5 ha

of land that is still farmed is not included New link

Internal routes Visibility within the country estate

visibility of the context

Privacy: invisibleness

variety within different layers of visibility

28

Accessibility and network Accessibility of the country estate is on two scale levels. Connections with the surrounding area ensure that the country estate functions as a link between the existing paths. By laying out internal routes the country estate itself will become interesting from a recreational viewpoint.

a maximum of 10% of the country estate is private

the construction volume in proportion to the country estate is 0.06m3/1 m2


Expanding the woodland in one specific direction

maintaining a distance between existing and new woodland

Expanded existing woodland If the new woodland is planted along the edge of the existing woodland, then it blocks the view. It is therefore better to expand the existing woodland in one specific direction. In addition to this it is important to maintain a certain distance between the new and existing woodland so that the latter remains accessible.

Separation of public and private A gradual and inconspicuous transition between the public and private area contributes to the synergy between country house and country estate. These entities should together constitute one strong unit. Diverse means can be employed to make the transformation from private to public.

Country house garden walls and portals

trees water nature: grassland

Architecture

routes Planting new woodland

construction country house

Surface areas and volumes With new country estates a minimum quantity of accessible nature is compulsory. Agricultural land does not count because this adds no new added value in the form of nature, woodland, water or park. A maximum of 10% of the surface area may comprise private property and the construction volumes (including stalls, garages and other outbuildings) must be in proportion to the size of the country estate.

Planting fast and slow-growing tree species

fast-growing trees create the impression of a woodland

a sustainable woodland is created once the fast-growing trees are felled

Sustainable woodland A woodland can be established quite quickly by planting a combination of fast-growing and slow- growing native species. After 15 years you can cut down some of the fastgrowing species to make room for sustainable ones. After approximately 25 years all the fastgrowing species will be felled and the woodland will consist of sustainable, native species of varying ages..

details

visual relationships

new woodland, nature, grassland, orchard etc.

water

country estate as a component of the existing landscape structure

Composition and design principles The landscape design is the complex combination of design elements. The existing landscape structure is the underlying structure, where new landscape and architectural elements are added. Visual relationships and the stage-managing of routes contribute substantially to the integration of the country house in the country estate and the country estate in its totality in the landscape. Spatial details play a crucial role in this, functioning as a link between the design elements and the scale levels. Each layer is important to arrive at an integral and complete design.

29


DIVERGENT DESTINATIONS SPATIAL STUDY TWENTE AIRPORT

30


With three clients, more than 35 companies and cultural organisations plus the people living near the airport, the assignment is a highly complex one. The crux is not to get bogged down in a collection of possibilities and impossibilities, wishes and objections. The task of the urban designer in this phase is chiefly to keep the process and the communication transparent. Having drawn up an inventory of all the requirements and wishes of the various stakeholders and having made an analysis of the landscape, the urban and infrastructural qualities of the airfield and surroundings, it is then possible to develop four programmed, spatial and economically-feasible scenarios. These several development scenarios are used in diverse workshops as instruments in the discussion and to examine the options and restrictions.

DIVERGENT DESTINATIONS SPATIAL STUDY TWENTE AIRPORT 2007 – 2008, commissioned by Vliegwiel Twente Maatschappij

In 2008 – after seven decades – the military presence came to an end at Twenthe air base, now Enschede Airport Twente. In 2005, the State, the province of Overijssel and the municipality of Enschede established a joint project group for the redevelopment of the airport. Preceding actual area development a study was carried out to create a broad social and economic basis. The transformation of the airport should fulfil a flywheel function to make Twente economically stronger and more sustainable. Creating public support and identifying clearly what the opportunities are, coupled to an economically-feasible scenario, are no sinecure.

Instead of converging towards a forced final solution, diverging towards a number of possibilities which, depending on future economic and other circumstances, should lead to a choice that has broad support. This is achieved because all the potential stakeholders are represented and the opportunities in the area have been clearly identified. Thanks to this process an assignment is formulated in which a carefully-considered programme and an integral design for Twente Airport are economically feasible and suitable at all times.

31


32


33


1. Tw

4 mo

without

Twente Ecopark

+

extensive

+

+

53

+

In this scenario the emphasis is on the re-cultivation of the existing nature and the layout of new nature. Functions are added to this that benefit from an environment with a naturerich identity. For example, a funeral parlour, landscape hotel, small-scale study and nature centre, farms, camp sites, exclusive housing and holiday homes and cultural, educational, sports and games facilities.

+ +

3. Twente Air Park

++

The airfield will continue to operate on a small scale without civil aviation. This scenario does facilitate commercial, private jets, aviation schools and round trips by plane. Round the landing strip there are a number of special airfieldrelated housing typologies, such as a fly-in community. Exclusive residential environments (golf, riding school and water-related housing) can be developed in the man-made landscape.

+

+

2. Twente Resort Park

+

+

+

1. Twente Eco Park

+

4 modellen

+

programma

+

+

Twente Airpark

with 34


4. Tw

3. Tw

2. Tw De 4 modellen

In addition to a large equestrian residential area with equestrian facilities, two large-scale supra-regional programmes are added that shape the identity of this scenario. On the one hand a holiday park and on the other a health park with nursing and care functions. The Resortpark in its entirety is supplemented with diverse public recreational and sports facilities that are closely interwoven with all the other functions.

+

+

Twente Resortpark intensive

Twente AirportCity

+

++

The point of departure for this scenario is an international airfield for commercial civil aviation and reinforcing the ecology in the area. The strategy is not to avoid disturbing the nature for as far as this is possible, but to create as much new nature as possible by planning an airfield that uses the existing infrastructure and real estate on the site.

+

4. Twente Airport

3. Twente Air Park

airport

airport 35


1. Tw

4 mo

without - Removal of landing strips - Development of blue framework / restoration of historical brooks

Removal of infrastructure Demolition of buildings New infrastructure Maintenance 0ha

53

50ha

Twente Ecopark

+

extensive

+

- Access by means of existing infrastructure - Green-blue framework remains car-free - New programme on remaining locations

+ +

+

++

- Reuse of existing infrastructure - Ring road as main access

+

programma

+

+

Twente Airpark

1. Twente Eco Park

New infrastructure Maintenance

4 modellen

50ha

0ha

3. Twente Air Park

Demolition of buildings

2. Twente Resort Park

Removal of infrastructure

- Varied and exclusive airfield-related residential environments round the landing strip and diverse, new, recreational landscapes

with 36


4. Tw

3. Tw

2. Tw

- Removal of landing strips - Development of blue framework / restoration of historical brooks

Removal of infrastructure Demolition of buildings New infrastructure Maintenance

De 4 modellen

0ha

50ha

- Access by means of existing infrastructure - Green-blue framework remains car-free - New programme on remaining locations

Twente Resortpark Twente AirportCity

intensive

+

- Reuse of existing infrastructure and real estate - Construction of new terminal north of the landing strip

Removal of infrastructure Demolition of buildings New infrastructure

4. Twente Airport

3. Twente Air Park

airport

Maintenance 0ha

50ha

- Removal of taxiways - Layout of new nature in the south - Access for compact airfield strip - Partial restoration of brook structure

airport 37


1. Tw

4 mo

N A R E A 413,6 A L P LA TOTSUB-EXPLOITATION AREAS 223,4 ha ha

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extensive

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on gr

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+

Twente Airpark

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3. Twente Air Park

d

ha

ca

ure ca

Twente Resortpark

ha

AREA & WATER 197,5 EE N

GR

ha

AREA & WATER 197,5 EE N

GR

13 5

ha

d

rij ks gr on

airport

2. Tw

3. Tw

4. Tw

A N A R E A 413,6 AL P L TOTSUB-EXPLOITATION AREAS 166,7 haha

airport

A N A R E A 413,6 AL P L TOTSUB-EXPLOITATION AREAS 166,7 haha


1. Tw

4 mo

without

Twente Ecopark

+

extensive

+

53

Guest rooms on and parking in the bunkers

+ +

3. Twente Air Park

++ +

2. Twente Resort Park

+

1. Twente Eco Park

4 modellen

programma

+

+

Twente Airpark

Horse riding through the golf resort

with 40


4. Tw

3. Tw

2. Tw De 4 modellen

Covered fair ground in hangar bunker

Twente Resortpark intensive

+

130 Twente AirportCity

4. Twente Airport

3. Twente Air Park

airport

The readily-accessible, new terminal in the landscape

airport 41


1. Tw

4 mo

without Restoration of brook structure and new nature form the green framework

study and nature centre funeral home holiday homes

landscape hotel new nature

multi-purpose events cattle farm exclusive holiday homes

Twente Ecopark

+

extensive

+

farm campsites

53

farm holiday homes

sports resort

commercial services General Aviation

4 modellen

fly-in Bilderberghotel

fly-in community (individual)

bunker development

multi-functional centres

+ +

3. Twente Air Park

fly-in community (collective)

2. Twente Resort Park

1. Twente Eco Park

eco community

holiday homes golf and woodland housing

++

+

equestrian residential area

equestrian sports centre

+

programma

+

+

Twente Airpark

Exclusive residential environments round landing strip

with 42


4. Tw

3. Tw

2. Tw

Green structure as core component for residential, recreational areas and recreation parks

equestrian hotel

new nature care & cure campus exclusive holiday homes

De 4 modellen

equestrian residential

sports and leisure centre

Twente Resortpark intensive

+

Twente AirportCity

terminal 1st phase

4. Twente Airport

3. Twente Air Park

airport

long-term parking

commercial services

terminal airside

commercial services commercial services

Compact strip with new nature

airport 43


PROGRAMME AS CATALYST DEVELOPMENT VISION FOR TUINCENTRUM OVERVECHT, UTRECHT

44


Solutions were found on both programmed and landscape levels by holding talks and interviews. Surprisingly enough, it emerged that the expansion and revaluation of the programme for the garden centre facilitated the connection – and interweaving – with the recreational character of Noorderpark. A farmer’s market with local organic produce, a DIY centre and a restaurant create functional synergy between park and garden centre. By basing the design on the existing fort-rich and water-segmented landscape, the building and the parking and other facilities of the garden centre are part of the landscape as a matter of course. With these design interventions the complex becomes a multifunctional component of the new landscape park. The different specific functions in Noorderpark can be exploited as a consequence of this development.

PROGRAMME AS CATALYST DEVELOPMENT VISION FOR TUINCENTRUM OVERVECHT, UTRECHT 2008 – 2009, commissioned by BS beheer

What happens when an entrepreneur situated in an area of natural beauty, part of the Hollandse Waterlinie, wants to expand? And the municipality, on the contrary, wants to protect its heritage and nature? Then a conflict of interests appears unavoidable. This is what happened in Overvecht, Utrecht, when the garden centre on the edge of Noorderpark wanted to expand. A ready-made design based on the traditional financial exploitation models would not have resolved the impasse in which the entrepreneurial and preservation parties found themselves. Our role was to identify and designate their joint interests so that the assignment could be clearly interpreted.

Placing the spatial conflict in a wider context and reformulating the assignment leads to a solution in which park and garden centre are inextricably bound up with each other. It does not entail making concessions or making a stand, but searching for common values. By doing so a time-proof resolution can be formed making use of each other’s existing qualities with unexpected landscape designs and new programmed alliances. This, however, does require an open-minded attitude to design.

45


Loosdrechtse plassen

Noorderp Fort Tienhoven

Bethunepolder

Molenpolder Wilgenplas

Fort Maarsseveen

Maarsseveense Plassen

Nature reserve, Dutch Forestry C

Fort de Gagel

Noorderpark in Utrecht is a redevelopment area for recreation and nature development. The landscape structure is dominated by the water-segmentation of the various polders. Situated in this orthogonal regularity, as autonomous dissonances, there are several forts belonging to the Nieuwe Hollandse Waterlinie. Once the programming and landscaping of the garden centre in the Ruigenhoeksepolder has been integrated with its immediate vicinity this will create an ideal access for Noorderpark. The structural design of the new garden centre is a direct rendering of the existing landscape. Combining the extrusion of the watersegmentation with the autonomous object creates a unique structural form that is simultaneously recognisable and alienating.

46

Fort aan de Klop


Basis for structural form

orderpark The water-segmented landscape as underlying

structure landschappelijke onderlegger

Polder Achttienhoven

landschappelijke onderlegger

landschappelijke onderlegger landschappelijke onderlegger kassen als vertaling van het slagenlandschap

Gelderpolder

Greenhouse construction through the extrusion

kassen als vertaling het slagenlandschap of thisvan landscape

kassen van het slagenlandschap kassenalsalsvertaling vertaling van het slagenlandschap

ture reserve, tch Forestry Commission

Gagelpolder

Fort Ruigenhoek Ruigenhoeksepolder PARK

Tuincentrum Overvecht

autonome vorm forten als mal Fort Blauwkapel

autonome vorm forten als mal The autonomous form of the forts as template

Fort Voordorp

autonome vorm forten als mal autonome vorm forten als mal

samensmelting landschappelijke typologiën Fort De Bilt

Utrecht

samensmelting landschappelijke typologiën Merging of landscape typologies

samensmelting landschappelijke typologiën samensmelting landschappelijke typologiën

47


Fort Ruigenhoek

Tuincentrum Overvecht

Fort Blauwkapel

48


Fort Voordorp

49


HH

WE

PAR K

I NG

T DO

OR

L AN

DM

ARK

ET

ESS HO TEL

C E DIY NT RE

GA

LLN

OU

RD

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CEN

TR E The garden centre (17,000 m2) can be expanded with a DIY centre (6,000 m2), a farmer’s market with local organic produce (2,500 m2), a hotel (surface area dependent in part on market research), a conference centre (5,000 m2), a restaurant (dependent on incorporation in other functions), outdoor activities, children’s facilities and wellness functions (5,000 m2). All functions can make use of the collective parking facilities. In view of the different opening hours of the functions the total number of parking spaces can be restricted. The organigram shows that the catering and children’s facilities are crucial between the different programme points. Wellness, outdoor activities and the park have a strong mutual relationship, as do the farmer’s market, the restaurant and the cookery school. These could, if necessary, operate as separate theme clusters.

50


The present Tuincentrum Overvecht should enter into new programmed alliances with functions that have an added value for the garden centre itself and Noorderpark. Adopting a defensive attitude to exploitation in the area serves no purpose, whereas a cooperative approach to working reinforces each other’s qualities. Reconciling and combining functions also creates a harmonious and sustained balance between the building and the environment. The point of departure is that the new functions fit in well with the peripheral location and the motorway landscape.

1 6 2 5 3 4

defensive

1 fort 2 camp site 3 cross-country course 4 garden centre 5 cafe/restaurant 6 golf course

attraction

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fitness

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02 52


02 • FROM IDEAL TO OPTIMAL | DECISIVE OPEN URBAN DESIGN


FROM IDEAL TO OPTIMAL Decisive open urban design

Dutch spatial planning has a strong tradition in planning and achievability. Since the second half of the last century undeveloped out-of-town areas have been developed to accommodate housing and business activities. For a long time area development was a form of colonisation and, with the VINEX operation, we close this era. This dogmatic approach is under review. What has it left us with? Suspicion among all the parties involved and indifferent public opinion vis-Ă -vis spatial projects. The future assignment is no longer to create something new on a vacant site, but to transform an existing one into something new. Spatial planning transforms into spatial organisation and this should be accompanied by a different form of urban design.

54


TRANSFORMATION IS IMPOSSIBLE In recent years with urban, but also with rural, transformation processes, the pattern was a radical make-over with a substantial increase in scale. Post-war urban extensions, station areas, office and business locations, but also with the restructuring of centrally-located areas, large-scale demolition was the rule rather than the exception. Each generation of designers evidently imagined themselves to be superior to their predecessors and wanted to start from scratch. We had evidently forgotten that this approach led to solutions that are now the reason for transformation. The urban structures from the past prove so inflexible that continuous regeneration is out of the question. By now we know that scalingup in time eventually leads to a deterioration of functional diversity. Spatially, but also financially, large-scale interventions are not sufficiently flexible to respond to continually-changing demand and no party is presently willing or dares to enter into a long-term, financial commitment. One not-insignificant addition is the fact that the interval between development, use, and redevelopment is becoming shorter and shorter. It has been suggested that VINEX locations are already due for a redevelopment assignment, while the final estate has not even reached completion and only now are the first books and films appearing in which these estates form the decor. FINAL OUTCOME AS IDÉE-FIXE We can no longer be satisfied with a sub-optimal spatial, financial or social final outcome, based on a single, principle image. The final outcome, the crystallisation of design, realisation and use is an awkward residue of thinking in ideals. Right from the initial sketch, work focuses on the final outcome and process and financial agreements are a reflection of this. This approach is no longer suitable as an urban set of instruments. Reaching the intended end result marks the transition of a project – from the developmental stage to the user stage. Organisations in the development strategy are generally exempt from responsibility for (sustainable) quality in the long term at the moment of delivery. A maximised design in all respects suddenly turns out to be irreversible and not future-proof.

55


The final outcome creates a false sense of security. As a rule this outcome serves to gain certainty and control of a development process in the shortest time possible. The planning should generate maximum predictability and justify high investment costs in specific areas. Notional book value is created in the planning, but with a change in, or a lack of, demand this soon proves to be illusory. The investor can be confronted with a lock-in effect: after the (costly) realisation of the project he or she is “locked” into the terms and conditions whereby, for example, the user mix does not correspond, the property fails to attract tenants or the planned surface area of the site does not conform to the absorption capacity of the local property markets. Also, all the legislation and regulations are related to a final outcome. The hierarchical and linear structure of the spatial planning with a structural concept, a master plan and zoning make the re-adjustment of objectives difficult. All these policy documents attempt to predict a development and prevent the unforeseen. The ideological premise of the modernistic belief in which an achievable ideal can organise the urban environment efficiently, and can separate functions and avoid conflict, is apparently no longer appropriate. This old method of working is too mono-disciplinary, the process too sequential, the short-term interest too dominant and a spatial solution is sought all too quickly. OPEN URBAN DESIGN Clinging to a position in which authorship and final outcome predominate, translating the public-private negotiation outcome without question and only taking the short-term interest into account is, therefore, no longer prudent. Achievability needs to make way for feasibility. With open urban planning the qualities of spatial improvisation can be combined with challenging, timeless plans. The temporary activities on a site should be used as a prelude to a structure in which a permanent programme can be established. Acting on a small scale should be combined with thinking on a large scale. And through the body of thought whereby spontaneous spatial planning with a temporary character is combined with Daniel Burnham’s adage “make no little plans”, an answer can be formulated for contemporary spatial issues. With this approach the design is not an objective in itself. It is a means of analysing, of studying all the opportunities and testing all the variants. Nowadays, temporary creative functions are frequently deployed as a booster for the “new”, once again commercial programming of projects that have reached the end of their life cycle. This temporary management never serves as the beginning of a permanent structure, but has functioned – up to now – simply and solely as a catalyst for an accelerated added-value in the land development. But activities on a site need not follow serially. On the contrary, if non-commercial and commercial functions co-exist in an area, they can utilise each other’s strengths. The transformation of an area no longer needs to be based on one large development,

56


it can, for example, be financed and organised thematically. Open urban design produces knowledge from the bottom and the top simultaneously thus stimulating participation instead of hampering it. Making this knowledge available requires a new method of working and a platform where this knowledge can be shared.

emome uz

nt

ke

stroomdiagram voor dynamische ontwikkeling

begin

korte termijn

lange termijn

DYNAMIC OPTION DIAGRAM It is important always to be able to tailor the programmed and spatial interpretations to the demand aspect. A development process needs to be flexible and accurate in this context. The skill lies in recognising milestones in the development and responding effectively to them. This could entail changing the form of the organisation, for example, or searching for new investors. It is impossible to plan just how and at what moment these milestones will present themselves in advance. We have to learn to live with this uncertainly. But we can facilitate an open and flexible development in which relentlessly working towards a final outcome is replaced by thinking in small, bite-sized sub-plans that can be wound up separately. An area is then no longer in a state of continuous transition, but the plan is once again wound up in each phase of the process. Moreover, after each phase, the next, contemplated step in the development can be reassessed. A plan is not bound by a growth rate, it can react to changeable economic and social circumstances and housing requirements. Consequently, a suitable financing construction can be found for each new phase. The open urban design option diagram creates flexibility, accuracy and care at the right moment. Spatial developments can take place in diverse ways, at a varying pace and on differing scales. This in contrast to the traditional model,

57


the centralised model of development. It is time to break with unattainable final outcomes that are coupled to achievability and introduce a step-by-step, feasible transformation process. OPTION MATRIX The basic condition for a continuous development process is to find a way in which all the stakeholders concerned can reach agreement. These agreements are not solely about physical mass (m² or m³) but, in the first instance, about the added value for the parties involved. In addition to social facilities, public space and economic development opportunities these could include acceptance of a conflict (for example, noise, shade, air pollution) and resource usage (space). The principle of open urban design also differs financially when compared to the past: all the parties involved participate, as a result of which each step is supported by the end users and becomes more financially robust. The classic public-private collaborations are a thing of the past. We are no longer looking for the largest common denominator, but for the smallest common multiple. For this new working approach a platform for all the parties involved is a good way of contributing and sharing knowledge. Ensuring a balanced composition of the participants who use this platform and establishing a joint objective are essential for the success of open urban design. The option matrix is a suitable model for this. In this matrix the spatial characteristics and qualities are offset against all the possible preconditions for development. In a conveniently-arranged way, the details of all the possible themes and sub-themes, submitted by all the potential stakeholders, can be examined and analysed. matrix for strategic choice

Actors

public

private

profit

non-profit

designers

specialists

users

passants

Preconditions for development

Spatial characteristics

Subject A

58

Subject B

Subject C

Subject D

Subject E


The great advantage of an option matrix is that it focuses on the users of an area, the hard and soft data can be processed and minor and major players can be given a role. The more transparent structure also makes it easier for actors to participate in the process. Participation can vary from general consultation to a close-knit form of participation. The matrix makes it possible to test and study the problems at various scale levels, make choices and discover the consequences. The appropriate scale level of the solution is determined for every design. The matrix can be used to trace collective values, define shared ambitions, conclude new programmed and spatial alliances, but also to expose conflicts. The open urban design matrix allows for divergent interests, demands and requirements thus creating a well-balanced collaboration. FROM IDEAL TO OPTIMAL Breaking with the ideal of achievability is not that difficult. The central structures from the twentieth century have by now made way for a fragmented DIY society in which each individual is free to choose his or her own way. Collective certainties have been replaced by short-term associations with one of the networks in which we mix. People are less attached to one place, both in terms of living, working and in leisure activities. This dynamic society is barely seeping through to spatial plans. Breaking with a social reality that stemmed from thinking in terms of achievability is not a simple matter. Nevertheless, these trusted procedures and working methods, coupled with a supply-orientated and serial-based way of thinking, will have to be abandoned in order to be able to take the step towards an open and flexible form of urban development enterprise. Urban design is now realpolitiek. Instead of achievability, which has an element of compulsion, we must think in terms of feasibility, of what is practically possible. Feasibility is often dismissed as non-ideological and uninteresting but, on the contrary, it requires a strong morality and a holistic outlook. The ideal, Utopian plan must be replaced by the optimal design and development strategy which do justice to the context and all the participants.

59


NEW MARKETS STRATEGY FOR WILHELM-LEUSCHNER-PLATZ, LEIPZIG

Photography: Craig Toocheck, B端ro f端r urbane Projekte

60


This perception has led to a strategy for Wilhelm-LeuschnerPlatz which combines three methods for urbanisation: the principle of a specific activity on a specific spot (Ad hoc), a previously defined structure (Framework) and a programmeorientated development (Freestyle). Temporary functions and simple spatial interventions can create a structure and shelter in a logical way. Users are now able to appropriate the space. Even without development pressure, the square can function as a market place, a public space or a car park and consequently the site will actually function as part of the city. Activities lead to more public orientation and interaction and this will increase the development potential. Further development can be organised successively, gradually and without a specific order on various construction areas.

NEW MARKETS STRATEGY FOR WILHELM-LEUSCHNER-PLATZ, LEIPZIG 2010, commissioned by Stadt Leipzig

One of Leipzig’s last top locations – Wilhelm-Leuschner-Platz – is situated on the southern inner ring road. It is one the few open spaces in the centre and, despite various attempts, no single development has led to success. A lack of development pressure in combination with high public expectations regarding the quality of any possible development have haunted the location for the past twenty years. An analysis of the history of the place reveals a number of factors that, through the centuries, have influenced the conditions of the location. In this perspective the different and continuously-changing infills appear to be more the result of coincidence than of classic urban planning.

Sufficient activity on Wilhem-Leuschner Platz will lead to the crucial intensity for new markets. In this way this complex location can at all times be redeveloped sustainably and with a controllable risk. With open urban design, different approaches can be applied simultaneously on one location. This strategy can generate public presence in a simple and effective way and test the feasibility of the functions. In collaboration with Studio UC Berlin

61


The open range

The public space

A collection of arbitrary objects

A zone with special subsets

P

P

P

A provisional world

Incidental angular displacement

Movement versus standstill

Where is Wilhelm-Leuschner-Platz?

Waiting for‌

Conclusion

PERCEPTION OF WILHELM-LEUSCHNER-PLATZ 62


Ad Hoc

Old urban design For a long time in urban development people have believed in the final outcome as the ultimate crystallisation of design, realisation and use. Process and financial agreements are a reflection of the final outcome. In theory this way of working promises an ideal future over a large number of years, but after (partial) realisation of the final outcome an optimised design suddenly appears irreversible and not future-proof. A final outcome creates a false sense of security which, as a rule, serves to gain certainty and control over a development process in the shortest time possible. Planning should generate maximum predictability and, at specific points, should justify a high capital outlay. In reality there are scores of projects in which the planning can barely fulfil this role. For example, it turns out that the programme is unsuitable for the site or a site is unsuitable for a programme or the intended target group does not use a function. Notional book value is created in the planning which, with changing – or a lack of – demand, is found over the years to be illusory. What remains are the rudiments of what was once intended to be a certain future and that now only create more complicated assignments. Aspiring to desired certainty has become a highly uncertain process.

j

Freestyle

0

b ö

5

10

15

20

25

a

time

e

Economic development

Theory

Practice I

Practice II Framework

Principle of stable/unstable urban development Open Framework

Ad Hoc

Open

work

Ad Hoc

Hoc

Freestyle

b

Zone

0

ö

5

a

tijd Proef

e

Coincidence 0 5 10

j

b

ö

15

20

Address

25

Tijdelijk

a

e

b ö a

ry

tice I

tice II

e

Depending on the development of this empty location, in coming years the emphasis Praktijk I will be placed on one of the following development methods: • Framework Urbanism A defined robust structure of streets, structured mass and public space are fleshed out step by step on the drawing board • Ad hoc Urbanism Praktijk II Decisions (to build) are taken without a strategy for the entire area but purely on the basis of need and the requirements of a majority. • Freestyle Urbanism Programme-orientated development whereby functions are tested, replaced and modified.

Test

Theorie

tijd

Temporary

Establishment Permanent

Praktijk I Economische ontwikkeling

j

Framework

Economic development

tyle

Toeval 10Construction 15 20area 25

j

New urban design Urban developments are strongly influenced by the economy. In a crisis situation this becomes painfully evident and urban development or transformations that are based on a final outcome are found to be Freestyle particularly vulnerable. Developments that take place step by step and are based on an open content system turn the traditional planning mechanism upside down. 0 open5source10 15 20users 25 With urban design, the are involved at an extremely early stage and the aim is to compress activities, programmes andtime networks. These are gradually converted into an architectural structure.Theorie The stakeholders are accessories in any development right from the outset and because of this they can respond effectively to the changing significance of a location or altered economic preconditions.

Zone

Public space

Praktijk II

Ad Hoc

1950 Freestyle

1990 j

b

ö a e

1950

1990

2008 2010

time

Influence of the economy

63


studio

studio

Ovale Wiedergeburt?

klaus overmeyer

Konflikt Gründung Überbauung Station

klaus overmeyer

10m

studio

Ovale Schrumpfung Revival of historical square

klaus overmeyer

studio

Ausgang vs. Platz Conflict with future metro station

studio

Markthalle in 2. Reihe Reduction of square

klaus overmeyer

studio

Die Platzwende Access to metro not on the square

studio

Einbindung Freiraumstruktur Market hall 2nd rank

New structure of open space

klaus overmeyer

klaus overmeyer

klaus overmeyer

studio

Öffentliche Vernetzung Turning of square

klaus overmeyer

New pedestrian route network

SPATIAL CONDITIONS AND NEW CONFIGURATION

64


2012

klaus overmeyer

Possible steps in the physical transformation of Wilhelm-LeuschnerPlatz. Modest and temporary locations are the prelude to a valuable and permanent programme.

studio

2015

klaus overmeyer

studio

2020

klaus overmeyer

studio

2024

klaus overmeyer

studio

2030

klaus overmeyer

Open

Public space

Zone

Construction area

amework

Coincidence

Ad Hoc

eestyle

Test

j b รถ a e

0

5

10

15

20

Address Establishment

25 Temporary

time

Permanent

Transformation possibilities

heory

t

Framework

65


Market potential The first step in the development of WilhelmLeuschner-Platz is to facilitate the present users and improve existing activities. An increase in the intensity of the location – more activities, more public presence and more interaction – lead to better market potential.

66


Photography: Craig Toocheck, B端ro f端r urbane Projekte

67


Dynamic master plan With the three methods of development, in years to come Wilhelm-Leuschner-Platz can grow in a flexible way. At each moment in time the maximum potential of the location is utilised. The wishes and requirements of the various stakeholders can be set up on a small scale and relatively safely. In the event of sufficient support, the following development step can be taken.

Framework

Ad Hoc

j

Freestyle

b รถ a e

0

5

10

15

20

25 time

Practice I

Practice II

68

Economic development

Theory


Transformation progress The strategy for Wilhelm-LeuschnerPlatz starts with the construction of a temporary horticultural glasshouse on the foundations of a historical market hall. The potential and feasibility of a market can be tested with limited risk and it can generate considerable attraction. The following stage in the strategy could be to use the ground that becomes vacant with the building of the new church on the square to form earth partitions that can be covered with grass. The horticultural glasshouse and the earth partitions provide structure and shelter on the open side of the square in a logical way. Users of the square can appropriate the space.

69


MORE WITH LESS MEERSTAD DEVELOPMENT STRATEGY, GRONINGEN

Fotografie: Janna Bathoorn

70


We have reduced the original large-scale master plan to small sub-plans with a large degree of manoeuvrability. With each subplan the investments are set off against the revenues. And the operating costs of a sub-area determine what the following step is in the development of Meerstad. Each sub-plan is designed and constructed as a complete entity. The next step in this renewed strategy is the development of a framework that fits closely into the existing landscape. This framework provides a high degree of flexibility for the housing programme and makes it possible for the small sub-plans to develop in their own tempo.

MORE WITH LESS MEERSTAD DEVELOPMENT STRATEGY, GRONINGEN 2007 – present day, commissioned by Projectbureau Meerstad

Meerstad is being developed to the east of Groningen. The ambitious project was spectacularly launched by Grondexploitatiemaatschappij Meerstad (GEMM) in 2005. This public-private collaboration comprises four public organisations and four private developers. Their aim was to transform a few thousand hectares of agricultural land into a new residential landscape round a new lake in the coming decade. Owing to large advance investments a feasible exploitation is currently experiencing difficulties. And with this, the realisation of Meerstad. The ambitiously-conceived traditional master plan based on a conventional development strategy with a beckoning final outcome is, in times of crisis, too dogmatic and no longer opportune.

This new and flexible development does not necessitate choosing a total plan in advance, but a new strategic direction can be determined at crucial moments in the process. Irrespective of the (uncertain) future the plan can be considered as completed in all phases. Spatial preconditions, programmes, finance and speed are determined for each sub-plan and are therefore manageable. This creates a dynamic master plan that can lift Meerstad out of an impasse. A robust open framework ensures that the plan does not lose its spatial quality.

71


The aim of the ambitiously-conceived master plan by the architecture firms Hosper & KCAP drawn up in 2005 was to transform 2500 hectares of agricultural land into a residential landscape round a newlyexcavated lake. With a production of 600 housing units per year, ultimately 10,000 new housing units would be built. The actual situation by mid 2011 was confrontational. Only 35 hectares had been transformed and just 50 housing units completed.

Plan 2005

2019-2022

2012-2013

Groningen

2013-2018

2018-2019

2008-2010 2010-2012

2022-2027

72


Reality 2011

Meeroevers

73


The strategy applied for Meerstad is an open and flexible development in which relentlessly working towards the final outcome is replaced by thinking in bite-sized sub-plans that can be wound up separately. The area is now no longer in a state of continuous transition, but in each phase of the process the plan is once again wound up. After each phase the following prudent step in the development can be reconsidered. A plan can now develop at its own pace and respond effectively to varying economic and social circumstances and housing requirements. A negative cash flow at the beginning of an area development creates the “bathtub� phenomenon. If the negative cash flow is too long and too deep (too negative) there is the risk of an area development barely being able to make up for these losses in the future. An open and flexible working procedure creates a transparent financing construction for the short and long term. This reduces the bathtub problem. The investment costs and the revenues can be determined with greater certainty and, on this basis, choices can be made for the future direction of the development.

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Hoofdweg

Hoofdweg

An open and flexible approach to development can also be applied at a lower scale level. The first subarea being developed in Meerstad is Meeroevers. This sub-area has a solid framework of public areas, each with its own identity and can be considered as a complete entity. At the same time the growth potential is included in the robust framework as a matter of course. Further expansion of the plan is possible along ongoing lines.

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Erfpad

Kwelvaart

Erfpad

Dorpslaan

Kwelvaart

Dorpslaan Panorama Meeroevers Cycling or walking along a radial, Hoofdweg [main road] leads you to the Meer [lake]. In this way you cross the several distinctive characters of Meeroevers. Hoofdweg [main road] On the edge of Meeroevers there are a variety of properties grouped round a meadow or a detached farm. The variety between open and closed surroundings and in unit size of the development can be increased. Erfpad [yard path] The Erfpad is the “backyard path” of the ribbon formed by Hoofdweg, it accesses the residential areas that will be added between Hoofdweg and the Kwelvaart [overflow canal]. Dorpslaan [village lane] The broad profile of Dorpslaan is asymmetrically structured. There is an informal, double row of trees on the southwest side and, on the well-considered northeast side, a number of public “separate-access gardens” bordered by hedging.

Ruimtelijk Raamwerk Spacial framework Ruimtelijk Raamwerk Hoofdweg [main road] Hoofdweg Hoofdweg Erfpad [yard path] Erfpad

Erfpad

Kwelvaart

Dorpslaan

Rieteilanden [reed islands] The islands are surrounded by reeds. On the lake side this is wide reedland giving the lake a soft, landscape edge.

Kwelvaart [overflow canal] Kwelvaart Dorpslaan [village lane] Dorpslaan Oeverpad [bank footpath] Oeverpad

Oeverpad

Radiaals [radials] Dwarswegen

Dwarswegen

Rieteilanden [reed islands] Rieteilanden

Rieteilanden

Meer Meer [lake]

Waterfront The Oeverpad [bank footpath] together with the development forms the Waterfront of the lake. It is the uniting element along the bank of the Meer [lake] with an alternating visual image of small-scale development and scattered trees along a green slope with small boats alongside a continuous landing stage.

Meer 77


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Binnenterrein

Waterfront

Binnenterrein

12.11.2010 Beeldkwaliteitplan Meeroevers I

Waterfront

Opbou Meers worde een on vanaf h maste eracht bebou orde d die in d de eer Waterf

Figuur .5: Opbouw in 5 lagen

1. Langssteiger bootjesboats 1. Landing stage with met small

2. Oeverpad metgreen groene oever 2. Bank footpath with bank

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Steige De eer door b Waterf zal een langs g komt e Oeverp

12.11.2010 Beeldkwaliteitplan Meeroevers I

Five-layer structure Meerstad is intended to become a blend of green, water and development. For the Waterfront this means that the development Figuur .: Opbouw waterfront in 5 lagen is only part of the total visual image. From the lake the Waterfront will consist of five layers. The small boats with their masts in the foreground, the green bank with scattered trees behind. The Waterfront development forms the third layer. Behind this, in the inner courtyards, the second-order trees form the forth layer. The last layer is formed by the trees that will be planted in the Meeroeverslaan. These first-order trees will eventually tower over everything and complete the visual image of the Waterfront. bootjes

groene oever

Waterfrontbebouwing

Figuur 3.4: Het Waterfront is een decor, opgebouwd uit 5 lagen

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Waterfrontbebouwing 3. Waterfront 3.development

binnenterreinen 4. Trees in the4. Bomen innerop de courtyards

bomen op binnenterrein 5. Trees along5. Bomen Meeroeverslaan langs de Meeroeverslaan

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Strootman landschapsarchitecten Rieteilanden

Meer

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Rieteilanden

12.11.2010 Beeldkwaliteitplan Meeroevers I

Meer

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12.11.2010 Beeldkwaliteitplan Meeroevers I

Radiaals [radials]

Uitzondering ove De uitzondering o mogelijk drie-onde het Oeverpad ten verder van het Oev een ruime voortuin hekken niet toege

Figuur 3.25: de Groene Radiaal is een open, natuurlijk gebied met zicht op het Woldmeer en Meeroevers 1.

Voorbeelden Op de volgende bl weergegeven die h verschillende scha

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12.11.2010 Beeldkwaliteitplan Meeroevers I

Figuur 3.26: Overgang openbaar - prive d.m.v. hagen

Figuur 3.27: Referentie voor inrichting Groene Radiaal

Oeverpad [bank footpath] Figuur 3.9: Oeverpad met groene oever en steiger.

Figuur 3.10: Broek in Waterland, een goed voorbeeld van de lagenopbouw van een dorps, groen waterfront. De eerste laag wordt gevormd door de aangemeerde bootjes met daarachter het groene talud met een aantal kleine bomen. De bebouwing vormt de derde laag, de hoog opgaande bomen achter de woningen maken het beeld af.

8

Figuur 3.11: Voorbeeld van verharde voorzone

12.11.2010 Beeldkwaliteitplan Meeroevers I

Figuur 3.29: Woldme

afwisseling tussen in

Radiaals [radials]

laan en open ruimte

Figuur 3.30: Speciale

voor de bebouwing

noorden van de GIO

Dorpslaan [village lane] Figuur 3.20: Bomen van de eerste orde domineren het beeld aan de Meeroeverslaan. Overgang openbaar-prive d.m.v. een haag.

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Figuur 3.2

Hoofdv


BACK TO THE SEA WATERFRONT VISION DELFZIJL

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to no avail. Many of these interventions were inappropriate and, as a result, Delfzijl became fragmented. Delfzijl’s attractiveness can be enhanced by focusing on its unique location. The existing and prominent seawall is one of the characteristic spatial elements. But owing to its inadequate accessibility and the distinct separation between town and water, the seawall is no more than a physical barrier. Considering the seawall as the backbone of Delfzijl creates an opportunity for increasing the town’s cohesion. Transforming the seawall into an elongated municipal park will result in a cycle and pedestrian through-route with a range of branches to various parts of the town. This can link present and future developments along the seawall and in the centre of Delfzijl with each other. These developments will become interrelated and will form part of the immediate vicinity, creating added value for the spatial quality of Delfzijl. This intervention enhances Delfzijl’s entire waterfront and it becomes an integral component of the town. Because of uncertainty about the programme and the completion term it is important to organise the development as an open process, one that is not based on a single, future final outcome.

BACK TO THE SEA WATERFRONT VISION DELFZIJL 2007, commissioned by Delfzijl Ontwikkelingsmaatschappij

Delfzijl is struggling with its image. In the past the outlying port has embarked on various spatial interventions to turn the tide but

By thinking big but taking small steps the Nieuwe Waterfront can develop gradually. Relatively simple interventions that should make the seawall more accessible for cyclists and pedestrians, act as a catalyst for further development. Subsequently linking every new development to the seawall will gradually increase its significance and practical value. These developments are not pre-specified and in this way Delfzijl’s Waterfront can develop flexibly without detriment to the spatial cohesion.

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Barriers between the town and the water

16

16

16

The seawall separates the town the river Eems.

Barrière: Barrière: from Barrière: the harbour and ZeedijkZeedijkZeedijk

Waterfront Waterfront Delfzijl Waterfront -Delfzijl Inspiratiedocument - Delfzijl Inspiratiedocument - Inspiratiedocument 18.09.2008 18.09.2008 18.09.2008

The busy Oosterveldweg with Closing the lock in the Barrière: Barrière: Barrière: separates Eemskanaal makes the centre Afsluiten Afsluiten OudeAfsluiten Eemskanaalsluis Oude Eemskanaalsluis Oude Eemskanaalsluis the town and the water. inaccessible for cargo ships and pleasure craft.

Barrière: Barrière: Barrière: the harbour rail track Oosterveldweg Oosterveldweg Oosterveldweg

Opportunities for Delfzijl

1

1

2 

The seawall should be moved Kans: Kans: Kans: owing to the rising water level. Verleggen Verleggen Zeedijk Verleggen ZeedijkZeedijk

Constructing cycle/pedestrian route

4

1

2 

4

2 

4

Potential development areas:

Kans: Kans: Kans: AquariOm/Maring site [1], Ontwikkelingsgebieden Ontwikkelingsgebieden Ontwikkelingsgebieden

Small-scale reconstruction of the fortified town.

Kans: Kans: Kans: of the historical centre Reconstructie Reconstructie Reconstructie centrum centrumcentrum

Damsterkade and Handelskade [2], Ubbens site [3], Eemskanaal Zuidzijde industrial area.

Points of departure for design vision

Recreational route over the seawall with branches to the surrounding areas.

Beach

Constructing a promenade deck over Oosterveldweg

Removing the bank surfacing, installing lighting

Transforming the seawall into an elongated municipal park.

Constructing stairs

Cycle bridge over Oosterveldweg

Constructing cycle/pedestrian route

Drawing nature and harbour through to the centre.

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Seawall as backbone for the various subdevelopments.


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AquariOm/Maring site Beach Eemspier Car park

Bunker

Activities centre

Information centre

Promenade from the station

P

doorsnede zeehondencreche #1 - 1:1.000

doorsnede zeehondencreche #2 - 1:1.000

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The AquariOm/Maring site will be vacated in the coming years making space for new developments. Because of its location between the town centre and the seawall the site is extremely suitable for a water-related attraction such as an activities and information centre. For the redevelopment of this area it is important that “Kwelderland� [mud-flats] is extended to the centre thereby creating a large mud-flats park. Designing the landscape in the correct way and adding functions can improve the relationship between Delfzijl and the river Eems. For visitors coming by car or train the quality of the public facilities should be high. Consequently the parking facilities are spread over a number of smaller zones and attractive routes are constructed from these, but also from the train station and the centre and harbour area, to the visitors’ centre.

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Harbour promenade and yacht-basin

New centre development

Potential expansion of the yacht-basin

Redesign of the public space

Harbour promenade with new harbour front

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The developments round the AquariOm/ Maring site in the north and Waterdriehoek in the south give the waterfront of the historical centre a new significance. Widening the footpath along the seawall and adding a new central development orientated towards the harbour could create a harbour promenade with shops and catering facilities making the route between the visitors’ centre, the town centre and Waterdriehoek attractive. With the future establishment of the activities and information centre Delfzijl will increasingly become a tourist destination. The harbour can be extended along the northern side of the Westelijke Handelskade. These new moorings are close to the new visitors’ centre and the town centre. With the extra footbridges between the yacht-basin and the harbour promenade, the southern part of the Westelijke Handelskade will be able to develop into a maritime centre with large-scale marine retail trade.

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Waterdriehoek

zeehonden

Wharf housing

Cycle and pedestrian route

3 - 1:1000

Open air theatre Lighthouse

Nautical college Restructuring of Ubbens site

Eemsmond building

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At Waterdriehoek a number of developments that are in progress can be anticipated. A nautical college is being built, the Eemsmond building is being renovated and the neighbouring, run-down, industrial zones are being restructured. In addition, the possibilities for building wharf housing on the Damsterkade are being explored. This outside-the-dike housing, where people can combine living and working on their own (historical) boat, creates new activities and increases the recreational attraction of this area. Delfzijl’s old lighthouse in Waterdriehoek will stand out well, certainly if this is combined with the construction of an open-air theatre. The acquisition of a crowd puller in the form of a historical ship, an old submarine or seaplane could also be considered. In the longer term re-opening the old Schutsluis [lock] to the Damsterdiep for pleasure craft should be examined because this would restore a livelier atmosphere to Waterdriehoek.

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DRENTHE DRIVE MASTER STUDY FLORIJNAS, ASSEN

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The growth of Assen requires an integral spatial vision in which views concerning programming and accessing of the transport modalities are developed parallel to each other. Sub-areas have been designated for this purpose where new developments can take place, collectively called FlorijnAs. Access by bike, public transport and by car is of crucial importance for the regional and national embedding of Assen. The budget that the State has made available to strengthen the infrastructure of the northern region can be deployed for this integral development. In order to explore all possibilities and to be able to make a choice an option matrix has been developed with six potential traffic models for the main access structure. Each model is set against the spatial quality, the quality of the facilities, sustainability, accessibility and functionality but technical, social and financial feasibility are also considered.

DRENTHE DRIVE MASTER STUDY FLORIJNAS, ASSEN 2009-2010, commissioned by the municipality of Assen

Growth and decline go hand in hand in the northern Netherlands. Growing and declining parts of this region, town and country, are held together by the landscape. Assen is one of the expanding towns. In the coming decade the town will expand from the present 67,000 inhabitants to some 80,000 in the future. This growth will mainly take place in the existing town. The development of new residential and working environments with diverse new facilities has a substantial impact on traffic, accessibility and on the relationship between the town and the landscape. The challenge is to ensure that the people of Assen and the region itself do not become alienated from the town, Assen should reinforce its territorial qualities.

The matrix is a good way of comparing the traffic models with each other and the different interests are conveniently arranged side by side. For the large number of parties involved in the area (municipality, Dutch Forestry Commission, National Railway Network Company, Dutch Railways and various developers) the matrix functions as a clear means of communication with which common objectives and problems can be discussed and the consequences mapped out. Finally in order to get at a substantiated decision-making process whereby the town of Assen and the landscape are interwoven with each other.

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Region-specific package Zuiderzee line Dutch Railways presented the first plans for the Zuiderzee line in 1989. The ambition was to construct a new railway connection from Amsterdam to Groningen via the Flevopolder. The line was to follow the A6 and A7 motorway along Almere, Lelystad, Emmeloord, Heerenveen and Drachten. With the liberalisation of Dutch Railways, exploitation and railway management were split up with major consequences for the Zuiderzee line. Dutch Railways was no longer in a position to construct the railway connection itself and the market players had a substantially larger sum in mind for the construction of the railway line.

road network

Assen

In 1997 the northern Netherlands spatial-economic perspective commission (the Langman commission) concluded that the northern Netherlands was economically disadvantaged when compared to the rest of the country. The State made € 2.73 billion available for drawing up new plans for the Zuiderzee line. In a lengthy process the various versions for the connection were examined and calculated. The available money and years of study were of no avail. It was finally concluded that the huge investment would barely contribute to boosting the economic structure in the northern Netherlands. In 2007 the plans for a Zuiderzee line were finally abandoned. In exchange the Region-specific Zuiderzee line covenant package (RSP-ZZL) was drawn up. The State made € 2 billion available for improving the infrastructure in the northern Netherlands. Not surprisingly the cancellation of the Zuiderzee line also has positive spatial and financial consequences for Assen. The infrastructure required to facilitate the expansion of Assen can therefore be partly financed with this RSP money. For the FlorijnAs the RSP budget is being used to develop the different areas in a soundly-rational way. The separate sub-areas can benefit from the investments that are being made in accessing the entire town and region. Furthermore, writing off an infrastructural investment in a specific sub-region is not detrimental to exploiting that region. This means that you can take your time, develop at your own pace and that parallel locations can be developed. Instead of creating stronger and weaker areas, as happens with the serial development of locations, they can now exist alongside each other, each with their specific qualities.

For both the road and the railway network access to the region runs principally in a north-south direction.

  

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



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  







Assen is one of the two most important towns in the urban region.

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Assen als een van de twee belangrijkste steden in de

T-structuur van de stedelijke regio o

T-structuur van de stedelijke regio.

verkeersstructuren in oost/west en

Door het vervallen van de Zuiderzee


n in de stedelijke regio railway network

preken over de toekomst van Assen spelen de ontwikkelingen in de ngrijke rol. Zo is met het vervallen van de Zuiderzeelijn de positie van de stedelijke regio positief veranderd. met de Zuiderzeelijn de ‘uitgang’ van de stedelijke regio vormde, Assen ddels aan de hoofdentree met de A28 en de bestaande spoorlijn gen als belangrijkste verbindingen richting de noordelijke regio. Het an de N33 ten zuiden van Assen heeft er bovendien voor gezorgd dat een belangrijke positie in het landelijke wegennet heeft gekregen. Als omst bij knooppunt Assen aankomt kiest men tussen Duitsland of de io met Groningen en Assen als belangrijkste steden. Deze veranderde de regio schept nieuwe kansen voor Assen. Om deze goed te benutten Wanneer we spreken over de toekomst van Assen spelen de ontwikkelingen in de goed bewust zijn van de omgeving en de toekomst van de regio regio een belangrijke rol. Zo is met het vervallen van de Zuiderzeelijn de positie van De regio zal met name in de kleinere dorpen te maken krijgen met Assen binnen de stedelijke regio positief veranderd. nu al bespreekbaar te maken en gezamenlijk na te denken over de Waar de stad met de Zuiderzeelijn de ‘uitgang’ van de stedelijke regio vormde, nen heldere afspraken worden gemaakt. Daarom is het noodzakelijk ligt Assen inmiddels aan de hoofdentree met de A28 en de bestaande spoorlijn e gemeenten te betrekken bij het gezamenlijk overleg over de te Zwolle-Groningen als belangrijkste verbindingen richting de noordelijke regio. Het gaven op het gebied van woningbouw, werkgelegenheid, verkeer en verdubbelen van de N33 ten zuiden van Assen heeft er bovendien voor gezorgd dat de stad tevens een belangrijke positie in het landelijke wegennet heeft gekregen. Als men in de toekomst bij knooppunt Assen aankomt kiest men tussen Duitsland of de noordelijke regio met Groningen en Assen als belangrijkste steden. Deze veranderde positie binnen de regio schept nieuwe kansen voor Assen. Om deze goed te benutten moet men zich goed bewust zijn van de omgeving en de toekomst van de regio in haar geheel. De regio zal met name in de kleinere dorpen te maken krijgen met krimp. Door dit nu al bespreekbaar te maken en gezamenlijk na te denken over de toekomst, kunnen heldere afspraken worden gemaakt. Daarom is het noodzakelijk de omliggende gemeenten te betrekken bij het gezamenlijk overleg over de te naar ingang van afslag naar knooppunt formuleren opgaven op het gebied van woningbouw, werkgelegenheid, verkeer en landschap.

Assen in de stedelijke regio

vanexit uitgang

naar ingang junction

van afslag

Assen in de stedelijke regio

Assen in the urban region The infrastructural developments make Wanneer overto dethe toekomst van region. Assen spelen de ontwikkelingen in de Assenwe thespreken entrance northern regio een belangrijke rol. Zoaxis is met het vervallen van de Zuiderzeelijn de positie van The Groningen-Assen forms the most important economic in this region Assen binnen de stedelijke pivot regio positief veranderd. in de which strong growth in the is van de stedelijke regio vormde, Waar stad met de Zuiderzeelijn de area ‘uitgang’ strong decline inmet the de rural ligtaccompanied Assen inmiddelsbyaan de hoofdentree A28 en de bestaande spoorlijn area. For prudent future development it isrichting de noordelijke regio. Het Zwolle-Groningen als belangrijkste verbindingen importantvan that and van villages verdubbelen de the N33towns ten zuiden Asseninheeft er bovendien voor gezorgd dat the region formulate a joint assignment in de stad tevens een belangrijke positie in het landelijke wegennet heeft gekregen. Als terms employment, housing, traffic and kiest men tussen Duitsland of de men in de of toekomst bij knooppunt Assen aankomt Wanneer we spreken over de toekomst van Assen spelen de ontwikkelingen in de landscape incorporating allen the existing noordelijke regio met Groningen Assen als belangrijkste steden. Deze veranderde regio een belangrijke rol. Zo is met het vervallen van de Zuiderzeelijn de positie van qualities. positie binnen de regio schept nieuwe kansen voor Assen. Om deze goed te benutten Assen binnen de stedelijke regio positief veranderd. moet men zich goed bewust zijn van de omgeving en de toekomst van de regio Waar de stad met de Zuiderzeelijn de ‘uitgang’ van de stedelijke regio vormde, in haar geheel. De regio zal met name in de kleinere dorpen te maken krijgen met ligt Assen inmiddels aan de hoofdentree met de A28 en de bestaande spoorlijn krimp. Door dit nu al bespreekbaar te maken en gezamenlijk na te denken over de Zwolle-Groningen als belangrijkste verbindingen richting de noordelijke regio. Het toekomst, kunnen heldere afspraken worden gemaakt. Daarom is het noodzakelijk verdubbelen van de N33 ten zuiden van Assen heeft er bovendien voor gezorgd dat de omliggende gemeenten te betrekken bij het gezamenlijk overleg over de te de stad tevens een belangrijke positie in het landelijke wegennet heeft gekregen. Als formuleren opgaven op het gebied van woningbouw, werkgelegenheid, verkeer en men in de toekomst bij knooppunt Assen aankomt kiest men tussen Duitsland of de landschap. noordelijke regio met Groningen en Assen als belangrijkste steden. Deze veranderde positie binnen de regio schept nieuwe kansen voor Assen. Om deze goed te benutten moet men zich goed bewust zijn van de omgeving en de toekomst van de regio in haar geheel. De regio zal met name in de kleinere dorpen te maken krijgen met krimp. Door dit nu al bespreekbaar te maken en gezamenlijk na te denken over de toekomst, kunnen heldere afspraken worden gemaakt. Daarom is het noodzakelijk de omliggende gemeenten te betrekken bij het gezamenlijk overleg over de te formuleren opgaven op het gebied van woningbouw, werkgelegenheid, verkeer en landschap.

Assen in de stedelijke regio

van uitgang

naar ingang

van uitgang way out

naar knooppunt

naar ingang way in

van afslag

van afslag

naar knooppunt

naar knooppunt

FlorijnAs Assen

1



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Assen as the “entrance to the region” has an extra boost with the doubling of the N33 and the junction on the A28 motorway. This gives the town a strategic location. A simple exit now becomes a junction in the national and international road network.

The distinctive traffic structures form a T framework in the northern urban region of the Netherlands. The Zuiderzee line would have run in an eastwest direction. The cancellation of this line places the emphasis on the north-south connection. Assen is one of the two most important towns in the north-south axis. This changes Assen’s position as the way out of the region to the way in.

alsN33 eenen vaneen denieuwe twee belangrijkste steden in de T-structuur vanbelangrijk de stedelijke regio ontstaat door de Door het verdubbelenAssen van de Assen vormt samen met Beilen een van stedelijke regio. aansluiting op de A28T-structuur komt Assen opde een strategisch knooppunt van het (inter)nationale wegennet te

knooppunt in de heleverkeersstructuren noordelijke regio. in oost/west en noord/zuid richting. Door het vervallen van de Zuiderzeelijn wordt de

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Traffic and Mobility

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Programm

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Spatiality

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Sustainability

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Feasibility

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RSP gelden inzetten voor infrastructuur MODEL 2 RSP RSP

RSP

RSP

RSP money The main infrastructure through the town creates future-proof access to the east side of Assen.

RSP

Inzetten op de Stadsboulevard

Stadsboulevard The main infrastructure takes the form of a boulevard that passes through the various urban aspects of Assen. From the periphery to the centre and back again to the periphery.

Kansen voor deelgebieden FlorijnAs

FlorijnAs The investments in the Stadsboulevard generate a positive spin-off in the surrounding development with transformation, restructuring and revitalisation locations.

Multifunctionele landschappen Multi-functional landscapes Financing the Stadsboulevard partly with RSP money creates space for the surrounding development locations to generate their own location-specific quality and development tempo.

Gelijktijdige ontwikkeling Simultaneous development By restricting the pace and scope of the developments it becomes possible to offer the locations simultaneously. Offering the locations one by one (serial development) creates a monopoly position. The specific qualities of a location now create a competitive climate.

Verknoping stad en landschap

Interlinking town and landscape The developments round the Stadsboulevard provide the opportunity of redesigning the relationship between town and landscape.

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MODEL 1

MODEL 2

In the matrix, six traffic models are tested against 23 criteria divided over five themes: Traffic and Mobility, Programme, Spatiality, Sustainability and Feasibility. Assuming that investing in the main infrastructure creates urban pressure and consequently attracts investment, the different traffic models generate different programmed pressure in the town. From this point of view three basic models are distinguishable within the six traffic variants. In model 1 the development pressure lies chiefly on the west side of the town along Europaweg and the several A28 motorway approach roads and exits. Model 2 (2a, 2b, 2c) places the development pressure chiefly on the Assen-Zuid railway zone up to and including Havenkade. Model 3 (3a, 3b) places the development pressure mainly along the new ring road, from Assen-Zuid via Assen-Oost to Havenkade.

MODEL 3

Model 2 most closely coincides with the ambitions of Assen. In this model the programmed growth does not result in a further annexation of the landscape: on the contrary, it is used to make a number of developments within the town boundaries possible. The model aims for a diverse and compact Assen.

101


In FlorijnAs a series of multi-functional landscapes have been designed, each with its own character, its own theme and its own identity. It will comprise landscapes in which housing is mixed with offices and retail trade while, in another landscape activity, recreation and housing are combined. There will also be smaller specialist clusters which, due to the amount of traffic they attract or their environmental impact, are less suitable for mixing with other functions. These clusters are characterised by a pronounced and recognisable identity, such as a home furnishings or car boulevard. This gives each multi-functional landscape a specific character that is in keeping with the different requirements and wishes of individual businesses, inhabitants, visitors or holiday makers. In this way an optimal establishment climate can be created for each function.

Specific

Generic

With the development of generic business estates the different estates are made available in chronological order. When business estate number one is full then business estate number two is offered etcetera. This method of development means that businesses that want to expand will move on almost immediately to a newly-available business estate. Through the development of multi-functional landscapes, each with its own character, businesses have the opportunity of choosing a spot that is more in keeping with their identity. As a result, they are less inclined to €/m2 move and more inclined to stay and invest in where they are. €/m2

€/m2

€/m2

/m2

/m2

Higher land prices generate more money for the design of the public space.

/m2

/m2

serial business

time

c a

business

1 2

a

3

b c time

b

location

chronological

a

parallel

a

b

b

c

c

a

a

b

b generic work landscapes

location 1 2

simultaneous

From generic to specific: the multi-functional landscape Industrial estates came into being due to radical separation of functions in the last century. In order to improve the living environment in urban areas, activities that caused a nuisance were relocated to the outskirts of the town or city. Owing to radical implementation many businesses are now unnecessarily located on an industrial estate. Because of new technologies, different working processes and changes in business operations, the number of businesses that do not belong on an industrial estate will only increase. It is necessary to give businesses a new position within the urban fabric and industrial estates a new significance. Owing to mono-functional use industrial estates are inflexible and add little value to the quality of urban centres. By mixing functions, land use can become considerably more efficient and consequently more sustainable. By combining functions, areas can be used for living, working, learning or relaxing at different moments of the day. And by cleverly clustering green zones, infrastructure and parking facilities these can also be used far more efficiently. This will considerably increase liveliness and public safety. Creating multi-functional landscapes with carefullydesigned spaces and transitions is in keeping with the times and responds to the changing situation. This demands a different form of development.

3

specific work landscapes

In the serial model the various companies are established in chronologically-available locations. This creates generic business estates that have to accommodate all sorts of businesses. In the parallel model a suitable location can be sought for a specific demand from the market, as a result of which the business can, in turn, reinforce the strength of the location concerned.

102


A A 28

1

2

Noord

3

4 Station

4

5

6

Station

Centrum

West

3

Florijn As

Centrum

Florijn As

2

West

LOCATIONS ON FLORIJNAS

1

Noord

5

7

6

7 8

N 33 Zuid

8

N 33 Zuid

9

1. Peelerpark/Messchenveld • Conventional industrial estate • Direct connection with the A28 motorway and FlorijnAs • The canal as the most important landscape component 2. Sports zone • Zone with sports fields and recreation • Direct connection with FlorijnAs (Peelo) • Green character owing to sports fields and surrounding green areas 3. Urban business estate • Revitalising mono-functional business estate into a varied living and working landscape • Peripheral retail trade outlets • Access via Industrieweg (Stadsboulevard) and Europaweg 4. Havenkwartier/Veemarktterrein • Transformation of mono-functional business estate into a varied living and working landscape • Access via Dr. Philipsweg, Europaweg and A.H.G Fokkerstraat • The most important landscape and recreational component is the canal • Living and recreation along the canal • Urban area with high density between town centre and neighbourhoods • Large mix of housing, shops, offices and activity • Access via Industrieweg and Dr. Philipsweg • Access by public transport due to proximity of the station • The canal as the most important landscape component 5. Town centre • Centrally-located area with a large mix of living, working and recreation • Access by public transport due to proximity of the station • Priority for slow traffic • The recreational/utilisation quality of the public space is good 6. Stations environment • New station environment with new bus and train station supplemented by offices • Multi-modal junction for through traffic, local traffic, slow traffic and public transport • Good routing between the station and Drentsche Aa • Public space round the station creates transition between east and west 7. Care cluster • Green zone with the hospital, GGZ [Area Health Authority] and Diepstroeten • Intensive care zone supplemented by residential function • Hospital situated immediately adjacent to the Stadsboulevard • New (car) connection links the care zones from west and east • Functions are situated in a woodland environment criss- crossed by the courses of the brook 8. Schepersmaat • Offices and business location immediately to the north of the N33 motorway • Access to the area via Graswijk • Situated on the important N33 and A28 motorway junction • The landscape quality is determined by the course of the brook 9. Assen Zuid / TRZ • Series of multi-functional landscapes linked to the TT • Possible expansion with care-related functions

Station TT

surface area location

9

10 0 0 10 0 0

Station TT

10 0

0

%

work residential recreation

Total surface area of the location and the possible division of the programme

%

103


Messchenveld

F lorijn

As

Peelerpark

Sportzone

Stadsbedrijvenpark

Havenkwartier

Kop Havenkwartier

Binnenstad

F lorijn

As

Stationsomgeving

P

Zorgcluster

P P

P P

Schepersmaat TRZ

P+R



104

FlorijnAs

Assen-Zuid


Om het beeldkenmerk van TT Universe daadwerkelijk vorm te geven is het noodzakelijk een synergie tussen de verschillende programmapunten te bewerkstelligen. Een bundeling van TT gerelateerde recreatie en bedrijvigheid is uniek in Nederland. Daarmee kan Assen Zuid een bovenregionale bekendheid en aantrekkingskracht verwerven om zo haar eigen betekenis te versterken. In eerste instantie is de ontwerpopgave van Assen Zuid of TT Universe dan ook niet zozeer een ruimtelijke, maar vooral een inhoudelijke (programmatische) opgave. Universe Deze inhoudelijke opgave is het TT vertrekpunt voor de verdere uitwerking van alle The FlorijnAs comprises different sub-areas. Assen-Zuid is one ontwikkelingen in Assen Zuid. of these where, in addition to the already existing programme (TT circuit, traffic park and military training ground), a business park and a Tourist Recreational Zone are planned. The image of the TT is so powerful that it can be of great value for the entire development of Assen. In Assen-Zuid the TT is used to give the remaining programme points significance at a supra-local and supra-regional level. Assen-Zuid becomes TT Universe and, using multi-functional landscapes as the starting point, ways were explored as to how Assen-Zuid can profile itself as having an attractive climate for entrepreneurs and businesses to settle here on a regional level. A new access ring in the form of an extra “loop” next to the TT circuit connects the different parts of TT Universe. An annual race on this “loop” reinforces the connection between the TT and the entrepreneurs established here.

TT Education

TT Defence

i

TT Experience

P&R Assen-Zuid

P Station Assen Zuid -

TT World

TT Business park

TT Business park

TT Traffic park

TT Sale

TT Universe

105

144

FlorijnAs Assen


106


Assen-Zuid The point of departure for Assen-Zuid is the existing quality of the landscape and the spacious design of the area. Small-scale and compact clusters of work, recreation and housing are positioned in the landscape and accessed by the ring. The clusters are the building blocks of TT Universe. The clusters demonstrate an affinity in the fields of programme, size and sustainability and they complement each other. In addition to these advantages in terms of business economics and blending in with the landscape, the building block also provides opportunities for sustainability. The biggest advantage with regard to sustainability does not lie within the boundaries of a cluster but in the flexibility of Assen-Zuid in its entirety. By applying small clusters and guaranteeing the landscape qualities, the transformation of a cluster is relatively simple. This makes it possible to respond quickly to changing demand from the market or even a change in the function of a cluster in the future. The process of the growth model dictates the development and design strategy. Each separate moment in the process could be a final outcome.

Synergy between the different programme components in a cluster

Transformation of an individual development cluster over time

107


PROJECT DATA

‘t Lenderinck

Obbinkmark ‘t Veld

Olden Goor

Klein Zwitserland

De Zomp

‘t Elzend

Het Eng

Anckerwaerd

Roodselaar

Otelaar

Prinsenveld

chapter 01 THE URBAN DESIGNER AS MODERATOR Assignment-formulating urban design

LANDSCAPE – COUNTRY ESTATE

DIVERGENT DESTINATIONS

PROGRAMME AS CATALYST

– COUNTRY HOUSE

SPATIAL STUDY TWENTE AIRPORT

DEVELOPMENT VISION FOR

STUDY INTO NEW COUNTRY

TUINCENTRUM OVERVECHT,

ESTATES IN GELDERLAND

UTRECHT

Year

Year

Year

2009

2007 – 2008

2008 – 2009

Size

Size

Size

135 ha

414 ha

24 ha

Client

Client

Client

Province of Gelderland

Vliegwiel Twente Maatschappij (Rijk,

BS beheer bv

Program

provincie Overijssel en gemeente

Program

Design research for new estates in

Enschede)

vision and urban expansion plan

the countryside

Program

for garden center

Location

Structural vision for redevelopment

Location

Gelderland

Vliegveld

Overvecht, Utrecht

Setting

Location

Setting

Rural

Enschede

Nature reserve, infrastructure,

Team

Setting

outskirts

Jeroen de Willigen, Matthias

Rural, nature reserve

Team

Rottmann, Miriam Ram, Joana

Team

Jeroen de Willigen, Bas van

Garcia de Oliveira, Agnieszka

Jeroen de Willigen, Orri

Bolderen, Joana Garcia de Oliveira

Sekula

Steinarsson, Michiel van der Lugt,

Partners

Photography

Cathelijn Dijk, Sabine Hogenhout,

Van Heijst & partners, Ecofys

Francisco Reina

Marc Lackmann, Anne Voigt, Niels Dik Partners Twynstra Gudde, Arcadis

page 16

108

page 30

page 44


chapter 02 FROM IDEAL TO OPTIMAL Decisive open urban design

NEW MARKETS

MORE WITH LESS

BACK TO THE SEA

DRENTHE DRIVE

STRATEGY FOR WILHELM-

MEERSTAD DEVELOPMENT

WATERFRONT VISION DELFZIJL

MASTER STUDY FLORIJNAS,

LEUSCHNER-PLATZ, LEIPZIG

STRATEGY, GRONINGEN

Year

Year

Year

Year

2010

2007 – present

2007

2009 – 2010

Size

Size

Size

Size

53 ha

2500 ha

132 ha

20 ha

Client

Client

Client

Client

Stadt Leipzig, Dezernat für

Projectbureau Meerstad

Ontwikkelingsmaatschapij Delfzijl

Municipality of Assen

Stadtentwicklung und Bau

Program

en Gemeente Delfzijl

Program

Program

Urban development strategy, urban

Program

Master study for FlorijnAs

Research on revitalization square

design (sub)plans and supervision

Development Study for waterfront

Location

Location

Location

redevelopment

Assen

Wilhelm-Leuschner-Platz, Leipzig,

East of the city Groningen

Location

Setting

Germany

Setting

Delfzijl, waterfront

Rural, infrastructure, suburban,

Setting

Suburban, rural, (new) nature,

Setting

urban

Square in downtown

residential

At the sea

Team

Team

Team

Team

Jeroen de Willigen, Bas van

Jeroen de Willigen, Matthias

Jurjen van der Meer, Jeroen

Jurjen van der Meer, Jeroen de

Bolderen, Linda van Heugten, John

Rottmann i.s.m Klaus Overmeyer,

de Willigen, Michiel van der

Willigen, Michiel van der Lugt,

de Groot, Michiel van Driessche,

Philip Schläger, Matthias Seidel

Lugt, Miriam Ram, Sander van

Cathelijn Dijk, Marc Lackmann

Joana Garcia de Oliveira, Richard

(Studio UC, Berlijn)

Schaik, Cathelijn Dijk, John de

Vrijland, Gabriele Cavoto

Groot, Sijmen de Goede, Sabine

Partners

Hogenhout, Gabriele Cavoto

Movares, Goudappel Coffeng

ASSEN

Partners Strootman Landschaparchitecten, Invraplus, PAU, Gjald Photography Janna Bathoorn

page 60

page 70

page 80

page 90

109


Colofon Out there. 1st edition, number 1, july 2011 Out there. is an irregularly published booklet with architecture and urban planning by De Zwarte Hond. Editor: Theo Hauben Redaction: Theo Hauben and Jeroen de Willigen Text: Theo Hauben, Jeroen de Willigen, Inge Hagenbeuk and thanks to Jelte Boeijenga Text correction: Marianne Lahr Design: Julia Radowitz and Wendy van der Raad Production: Julia Radowitz Press: Ando bv, Den Haag Out there is printed with the lettertypes Hamburg and SG Next on 100% recycled Cocoon Offset paper. The paper is certified by FSC, European Ecolabel and NAPM. Unless stated otherwise the images and illustrations are made by De Zwarte Hond. No rights may be derived from the information in this publication neither can De Zwarte Hond be held responsible for the consequences in case of using information from this publication. De Zwarte Hond has tried to retain all copyright obligations. To the extent anyone thinks still to be entitled, he can turn to De Zwarte Hond. All rights reserved. Nothing in this publication may be reproduced and/or published in any manner whatsoever without prior written consent of De Zwarte Hond. ISBN 978-90-817339-0-8 (dutch version of Out there) Printed and bound in the Netherlands.

110


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Out There #1 New Urban Design (English version)