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
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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
04-05-10 11:30
04-05-10 11:30
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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%
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
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
without
,2
54
fu
GRE
REA & WATER 1 54
,7 h
a
ca
m
ped
SURFA
n
al er
a
holida arm ef
farm
a
ca
ttl
e y hom
4,2 7 s 5 7,
7,7 14,4
holiday home es y hosm holida
farm
a 5h
G CIN 35,
m far
ttle
reta in 10 6 ed ha
atur e 9,7
stud l y acnape hote cela ntnreds d natu re
r fa
ev en
ho
holiday home s lid
events si te
ts
24,8
s ite ps m hotel candscape mla
24,8
sit e
r fa
m
ca
ev en
ho
ay
lid
ho
ho
es
m
39
m
ps
5,8 ite
e
s
12 ,2
sit
events si te
ts
ay
m
14,4
es
53
stud y an dn cen tre
fu
G CIN 35,
ed lo p
,7 h
reta in 10 6 ed ha
ve
15 4
a 5h
new to be new to be 4 8,7 de 4 8,7 de h h
ho
lo ve REA & WATER EN A GRaE
SURFA
9,7
e
EN A
5,8
39
24,7
12 ,2
24,7
Twente Ecopark
+
extensive
SU R
SU R
ha
CING 51,6 FA
m
ho
ay
n
spo
rts
o res
ent
side nt
ial
ial
11,5 11,5
rt 30
spo
rts
d-
o res
vie
rt 30
w
+ + +
++ + + 27,4
ity mun Eqyu-ein com fl stria l a u n centrdivid spo in e rts co ge mme ne raEl rcial qaues se v tr centriatio iarnvicspo es rts e n co ge mme 10 ne ral rcial se av iat rvi ion ce s
8,5
8,5
vie
11 ,5
d-
10
w
ein terr
dla n
ing
golf
wo o
reta i in 104 ne erre h golf t
lan
h ou s
11
32,5
h ou s ing
multimultifuncti fu onal c centr nctioneanl tres es
wo od
a
equ e are strian a res id
equ e are strian a re
ed e 33 e ,8
a
27,4
3. Twente Air Park
,9
es6
1 4,
4
+
m ho
ed w e lop v a h
8,3
ity
un m m unity co vin e comm i in flcyt l a u fly lle individ co
reta i 104 ne h
to b
,8 h
ha
CING 51,6 FA
1 37
a
ity
1. Twente Eco Park
4 4,
op et ni ha
es
ed
haEN AREA & WATER
GRE
,8 h
8,3
4 modellen
ity y ity a un 4 m un olid s id m m l s ker h o r m un kce ho co ucon nb b o o e to b ecne on ng ed usi ing ho 33 e hous ,8
1 +
sg
go go l ho f an l d ho f an us d ing wo us ing wo on odla on odla the nd n the d bu bu nk nk ers 39 ers 39
6,9
ha
d
ni
4
et
op
w e lop v
1 37
un m m co ve -in cti fly lle co
d
E
N AREA & WATER
a
k rij
ha
S
d
n ro
N A R E A 413,6 A L P LA TOT UB-EXPLOITATION AREAS 224,2 ha
programma
ks rij
,2 ha
SUB
2. Twente Resort Park
on gr
d
+
Twente Airpark
N A R E A 413,6 A L P LA TOT -EXPLOITATION AREAS 224 ha
GRE
11 ,5 11
32,5
38
+
l ra ne
ho
30
m
,9
e
30
,9
N A R E A 413,6 A L P LA TOTSUB-EXPLOITATION AREAS 223,4 ha ha
with
a
SUR
a
n ew t o b e d e v 12 3 h a el
F
ed
SUR
F
75
d
op
75
5,5
a
ed
rk
rk pa ,5 5 ay lid el hootel hot h rian est
d
a
e
sid
air
13 5
e
sid
air
6,1
2,3
6,1
2,3
39
n ew t o b e d e v 12 3 h a el
rm
pa
+
g-t er
ng
lon
rki
long-term
g-t e
m
14 ,7
g in rk pa m er -t ng lo g one go in s z car raprrkise ck’s tep r tru enm fo er ea -t ar ng lo one sz go car rprise ck’s u e ent for tr a are
1,5
pa
ng
,4
rki
20
p
1,5
to
ni e
+
14 ,7
ha
20
op
,4
ni et
d
gr on
ks
rij
g 12 ng 12 in ki al rk al ar n p pa min mi r er te site ite t nt s p event mp eve 1,2 m a ,2 1 k t tka 1,2 oos ent 1,2 nt oos lopme pm develooffice deve office 4,4 4,4vices esrcial ser vic me com commercial ser 1,2 1,2 longparkingterm parking 5,1 5,1
lon
op
pa rian
A N A R E A 413,6 AL P L TOT B-EXPLOITATION AREAS 224,2 h ha
a
SU
ay est
12,1
A N A R E A 413,6 AL P L TOT B-EXPLOITATION AREAS 224,2 h ha
a
SU
lid
21, 5
19,9
De 4 modellen
ho equ
c
us
ING 50,7 h AC
equ
re &
mp
+
ne
SUR
CING 49,4 FA
to be deve w to be devneelw lo o 8 4 , 5 h a pe 8 4 , 5 h a pe
SUR
retained 113 ha
ca
ure ca
21, 5
reta 2 9 , i ne 6 h
4. Twente Airport
CING 49,4 FA
ha AREA & WATE EEN CING 50,7 h R 152, 6 A
GR
retained 113 ha
d
a 6h AREA & WATER 1 52,
E EN
GR
ha
c
us
intensive
Twente AirportCity
12,1ure sports & leis sports & leisure centre centre
re &
mp
reta 2 9 , i ne 6 h
ive mes lus o exc day h 45 li ho 7,8 ian estr l area equ tia e en es esivid lur s hom y exc 45 lida ho ian ea estr equ ntial ar e resid
7,8
19,9
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
EN
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
L
n io ct un lf ho
te
HO
ga
rd
TE
en
CH
ILD
indo
or re
tion crea
outdoor recrea
area
tion area
cooperative
es
ut
orts r sp doo
re oo
tr at
rs
to
adve
t
ran
tau
res
ou
td
gro
a
re
o
at
re
ec
rr
oo
utd
ion a
s
und
t ac
out
r
te
wa
nture
climbing wall
park
ro ion
e
nc
re
fe
n co
a
un
golf
sa tion a rea
a
r recre
indoo
PARK
fitness
restaurant
RETAIL
mass
age
co
gard
nfe
sw
ren
im
en c
mi
entre
po
ol
DIY
rm ’s
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e gard
ke ar
far
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oor
ou
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cli
or
mb
t
ntre n ce
rke
ma
DIY centre
oun try
n
c
ct io
stor
n
fa
lfu
te
ho
ng
me
r’s
ma
rk
s e t ti n g
et
ing
wa
ll
ad
pr
e
UT D
ur
O
en t
v
o g ra m m e
S ES
a
LLN WE
saun
fitness
ming pool
ool
sch
massage
ery
swim
R
coo k
OO
rk
pa
51
spo
rts
e
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.
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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,
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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,
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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
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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.
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NEW MARKETS STRATEGY FOR WILHELM-LEUSCHNER-PLATZ, LEIPZIG
Photography: Craig Toocheck, B端ro f端r urbane Projekte
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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
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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
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Coincidence 0 5 10
j
b
ö
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Address
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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
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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
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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
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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.
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Photography: Craig Toocheck, B端ro f端r urbane Projekte
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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
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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.
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MORE WITH LESS MEERSTAD DEVELOPMENT STRATEGY, GRONINGEN
Fotografie: Janna Bathoorn
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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.
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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
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Reality 2011
Meeroevers
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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.
what now?
co
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nv en tio fle na xib l le de st ve rat lo eg pm y en t
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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
*HPHHQVFKDSSHOLMNH UHJHOLQJ 0HHUVWDGB/RJR 306
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
bomen Meeroeverslaan
Strootman landschapsarchitecten Rieteilanden
Meer
40
Rieteilanden
12.11.2010 Beeldkwaliteitplan Meeroevers I
Meer
*HPHHQVFKDSSHOLMNH UHJHOLQJ 0HHUVWDGB/RJR 306
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.
83
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
84
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.
85
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
86
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.
87
Waterdriehoek
zeehonden
Wharf housing
Cycle and pedestrian route
3 - 1:1000
Open air theatre Lighthouse
Nautical college Restructuring of Ubbens site
Eemsmond building
88
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.
89
DRENTHE DRIVE MASTER STUDY FLORIJNAS, ASSEN
90
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.
91
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.
Assen is one of the two most important towns in the urban region.
92
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
FlorijnAs Assen
c Tra
1
ui éZ
1
FlorijnAs Assen
der
ze e
lijn
FlorijnAs Assen
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
93
94
Traffic and Mobility
95
Programm
96
Spatiality
97
Sustainability
98
Feasibility
99
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.
100
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
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page 70
page 80
page 90
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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.
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