T.I.R]E[USE - TOUR AND TAXIS

T.I.R ]E[USE

TOUR AND TAXIS SITE [Analyse / Project] SPACE SPECULATION

Prepared by

BIGONNET DULLIER GONÇALVES

WILLEBROEK CANAL TURN AND TAXIS

CHARLEROI CANAL

1

Canal

Railways

Roads

2

ANALYSIS TRANSPORTATION CONFIGURATION Our 3 by 3 km site is situated at the upper left corner of Brussels historical center, where the Charleroi Canal joins the Willebroeck Canal.

It is named after an ancient industrial site, Tour & Taxis, that used to be one of Brussels’ largest Logistic Center. The presence of the Canal, of two separate railways and of the small ring and other main roads connection makes it an important transportation nod of the Bruxelles Region.

TIR

BA S Ce SIN V ntr al P ERGO ort T Sit E e

But not only, we’ll later see that the different activities taking place on the area also has an important role to play.

NORTH STATION

3

BRUSSELS URBAN DEVELOPMENT

4

The constitution of this area started with the construction of the Canal which largely contributed to determine the use of this land and it’s later development.

When we look at Brussels urban development map. We can see that the development, on our site, began in the years 1870 and continued until the glorious 30’s.

More precisely, after zooming on the area (following pages), we can analyze the development of the Tour and Taxis area in parallel of the industrial ones until the 60’s, period from which the residential function took over the industries on the West side. While on the Est side, this residential function lost against the construction of the Manhattan district in the 60’s.

5

TOUR AND TAXIS URBAN DEVELOPMENT

6

WATER AND RAILWAY DEVELOPMENT

T&T

T&T

Lookin at the canal development!

The Willebroek canal was built in 1561, connecting Bruxelles to Antwerp. From 1832 the city was also connected to Charleroi by another Canal wich connected the south of the country to the sea through Anvers. With those great transformations the Capital became a real transshipment hub and a coal, metallurgic and agricultural exchange platform. During this period, the industries settle in the side of the canal and in the suburban area of Molenbeek. Which explaines the urban development previously cited.

T&T

1

T&T T&T

1

7

LAND USE & FUTURE PROECTS

PROJECTS ON & AROUND TOUR & TAXIS BUILDING CONSTRUCTIONS / RENOVATIONS CONSTRUCTIONS / RENOVATION DE BATIMENTS 01 PB 3 (M2,M3,M3) 02 PB 3 (M7,M8) 03 PB 4A 04 PB 4B 05 PB 5 06 L28-DUBRUCK 07 LOGEMENTS DUBRUCK 08 HANGAR DU PORT 09 SITE SAINT-MICHEL 10 LOGEMENTS TIVOLI 11 GREENBIZ 12 BATIMENTS Q8 13 PROJET PREMIUM (UPSITE) 14 MAISON DU PORT 15 ACTORS BOAT 16 HOTEL FLOTTANT 17 GDF SUEZ 18 ECOLE NL 19 LOEMENTS BOLIVARD 20 GARE MARITIME 21 HALLE AUX HUILES 22 EDICULES D’ENTREE 23 GARE DE SERVICE 24 CENTRE BYRRH 25 ECOLE DE LA BATELLERIE

10

18 11

24

25

14

9 23

1 4 14

6

17

8

8

9 8 13

GREEN SPACES 01 PARC T&T 02 PARC PROVISOIRE 03 PARC L28A 04 PARC L28 05 TALUS PLANTES 06 PLACE MINERALE 07 PARC RECREATIF BECO 08 QUAI DES PENICHES 09 ABORDS DE LA MAISON DU PORT 10 ALLEE VERTE

LAND USE & FUTURE PROECTS

PROJECTS ON & AROUND TOUR & TAXIS BUILDING CONSTRUCTIONS / RENOVATIONS CONSTRUCTIONS / RENOVATION DE BATIMENTS 01 PB 3 (M2,M3,M3) 02 PB 3 (M7,M8) 03 PB 4A 04 PB 4B 05 PB 5 06 L28-DUBRUCK 07 LOGEMENTS DUBRUCK 08 HANGAR DU PORT 09 SITE SAINT-MICHEL 10 LOGEMENTS TIVOLI 11 GREENBIZ 12 BATIMENTS Q8 13 PROJET PREMIUM (UPSITE) 14 MAISON DU PORT 15 ACTORS BOAT 16 HOTEL FLOTTANT 17 GDF SUEZ 18 ECOLE NL 19 LOEMENTS BOLIVARD 20 GARE MARITIME 21 HALLE AUX HUILES 22 EDICULES D’ENTREE 23 GARE DE SERVICE 24 CENTRE BYRRH 25 ECOLE DE LA BATELLERIE GREEN SPACES 01 PARC T&T

FUTUR PROJECTS Tour & Taxis was completely abandoned in the 80’ and remained empty for about 20 years until actors and local community tried to imagine a new life to this Patrimonial site. Along with it the future of Brussels Docks were discussed and the conversion of the Basin Beco into a recreational area will soon put an end to its life as an industrial site.

Now remains the Basin Vergote which, according to future projects, will keep its industrial destination. His importance along the Canal and through its history hasn’t dried up yet, on the contrary the Port plans to increase its exploitation. First of all, the industries still on the Basin Beco will be moved to Vergote. Second of all it Is planned to reinforce activities such as transhipping, storage and logistic.

These are actually all activities still present in this area and that already have an important impact on the flows and land use. One can wander if this development Is compatible with the surrounding residential and residential to be areas.

LA

FUTU

PROJECTS TOUR & TAX

BUILDING C RENOVATIO

6

10

18

4

11

24 7

CONSTRUC TION DE BA 01 PB 3 (M 02 PB 3 (M 03 PB 4A 04 PB 4B 05 PB 5 06 L28-DU 07 LOGEM 08 HANGA 09 SITE SA 10 LOGEM 11 GREENB 12 BATIME 13 PROJET 14 MAISON 15 ACTORS 16 HOTEL F 17 GDF SU 18 ECOLE N 19 LOEMEN 20 GARE M 21 HALLE A 22 EDICUL 23 GARE D 24 CENTRE 25 ECOLE D

3

25 5

2

23 3 21 1

1 4

2

20

14

6 8

9 22

715 16

9

GREEN SPA 01 PARC T 02 PARC P 03 PARC L 04 PARC L 05 TALUS P 06 PLACE M 07 PARC R 08 QUAI DE 09 ABORD DU PORT 10 ALLEE V

8 13

10 12 17

9

The Canal area is one of the most impoverished areas of Brussels, concentrating the highest unemployment rate.

A huge issue on the area is then to find a way to provide new jobs and to diversify housing offer.

10

STATISTICS OF NON-EMPLOYEMENT

ACTIRIS, calculs Observatoire bruxellois de l’Emploi, 2011

>35% 25 - 35%

11

Taking a look to the land use, we still note a large presence of different industrial and commercial activities.

IND OFF HOU

INDUSTRIES Those maps shows that there is still a few small industries in the Food domain, the Automobile domain, and other small activities which doesn’t necessarily have a great impact on the mobility of the area. On the other hand, large industries in the Logistics and the Construction domains remain heavily present and have vocation to grow.

Those Construction companies are mainly located along the Basin Vergote and still use the waterway for their activities.

FOOD

30 W&H Star Fruit company Mia Trading international Centre europĂŠen de fruit et legume 54 Colruyt 53 Walvarens sa grossiste

29 Mabru

Alimentation

51 Safae sprl commerce 39 Lidl 50 Lauraham 47 Okay 46 Belgian chocolate village alimentation/exposition 45 Godiva

35 Aldi

13

AUTOMOBILE 61 AĂ Z auto

59 ? Import export de pneu 58 speedglass bruxelles 55 Ready pneu

38 Mitsubishi garage

26 Midas

25 Auxi pneus

37 Peugeot garage 22 auto m&w

4

garagiste

Siège de touring assistance

40 Mayer garage 41 Garage auto l'Escaut 44 WestMotor

1

Garage Citroen

32 auto M&M

ENERGY

31 Suez Laekenadministration

28 Sibelga administratif only

3

Vlamms energie bedrijf

65 Centre administratif Engie et Electrabel

14

LOGISTIC

Mondia Transport routier

8

Ziegler 7 6

Administratif

Sertrans Transport and logistic Ziegler Transport and logistic

62 Debrico CONSTRUCTION

14 CCB 12 M-pro entrepot 11 M-Pro magasin 10 Inter-beton

56 parquets d'agostino 57 indumat 52 Schmidt woods

43 Vg Plastic 49 Cebeo

27 Clabots Outillage 19 Holcim Belgium 18 A. Stevens and Co Recycling De Prins DĂŠpĂ´t Distrimaco 17 Lommat N.V Bouwmaterialen-centrale Gravaubel 21 Saniceram

43 Vg Plastic 42 Brico

15

WATERWAY TRAFIC

The Annual Reports show a relative stability in the general traffic despite the economical climate. In parallel, the materials transportation seams to increase. This may be explain by the vocation of the Port to encourage the construction sites delivery and excavation evacuation by waterway.

In a larger context the port of Brussels mainly trade with the Netherlands.

To understand Brussels position in the European waterway context it is important to note that it is not a common transit way even though it is directly connected to the sea.

8.000

en milliers de tonnes

6.000

6.000

4.000

4.000

Transit

15

13

20

20

11 20

20

09

07 20

05 20

03 20

99

01

6.000

en milliers de tonnes

4.000

Transit

2.000

2.000

2

20 07

20 05

20 03

20 01

99 19

19 97

95 19

19 93

15 20

3 20 1

11 20

20 09

20 07

20 05

20 03

20 01

99 19

19

19 97

0

95

0

19 93

19

19

19

4.000

16

97

95

93

15

13

20

20

11 20

20

09

07

20

20

05

03

01

20

6.000

8.000

0

en milliers de tonnes

20

19

97 19

95 19

93 19

99

8.000

0

2.000

20

2.000

en milliers de tonnes

19

8.000

This could be explained by two factors: – the state of the infrastructure of the Canal which is apparently old and unpractical.

– the junction between Willebroeck and Charleroi’s Canal which mark a huge dimensional difference right after the Basin Beco.

ROTTERDAM

HERTOGENBOSCH

BREDA

EINDHOVEN

ZEEBRUGGE

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TURNHOUT DESSEL HERENTALS

ROERMOND

VIERSEL

BOCHOLT

LIER BOOM DUFFEL

LEOPOLDSBURG KWAADMECHELEN

MECHELEN

DIKSMUIDE

20

3

RUPELMONDE

GAND

VEURNE

20 1

ANVERS

AALTER

NIEUWPOORT

SCHOTEN

ZELZATE

EEKLO

PLASSENDALE

11

TERNEUZEN

BRUGGE

OOSTENDE

20

20 09

NORTH_WEST EUROPEEN WATERWAYNETWORK

DEINZE

DENDERMONDE

ROESELARE

LANAKEN

AALST

LOUVAIN

OOIGEM IEPER

OUDENAARDE

HASSELT

BRIEGDEN MAASTRICHT

MENEN KORTRIJK BOSSUIT

LEMBEEK

BRUXELLES LIEGE NAMUR

MONS

CHARLEROI >2000t

Classe I

2000t

Classe II

1350t

Classe IV

600t

Classe V

300t

Classe VI

17

CANALS CHARACTERISTICS Indeed the Canal enters Bruxelles with a depth of 6,5 m and goes out with a depth of 3 m.

This diagram shows also other problems, as the headroom limited by the fixed bridges.

Those limitations and different characteristics may explain why Vergote is that important, as it is the Central Port Site and the last turning basin for heavier boats.

Finally it is important to note that for all the reasons we have enunciated earlier the Canal is mainly exploited to export goods and import goods destinated to the city itself.

The flow of goods on the Canal has always been decisive for the development of Brussels Port and is now a great issue for the future mobility development of the Region.

ALLOCATION OF OWN TRAFFIC IN 2014

HEADROOM

t

3,1% ORE & SCRAP

ve rs

Canal Maritime 3,6% DIVERS (CONTAINERS)

34.47m

33.4m

0,3% METALLURGICAL PRODUCTS 28m

Vers Anvers

l’Es

cau

Pont levant de BUDA

Gare de formation de Schaerbeek

0,1% OTHER

AVANT-PORT

6.25m

Pont-rails fixe LAEKEN

7.15m

6.85m

Square Jules DE TROOZ

6.49m

6.10m

Bassin Vergote

Bassin Béco

Bassin de giration PORT

23,4% PETROLEUM PRODUCTS

154m

=

PORT SUD

Pont fixe SAINCTELETTE

6.17m

5.80m

Pont fixe PETIT-CHATEAU

4.52m

4.20m

Pont fixe PORTE DE FLANDRE

4.36m

4.30m

Pont fixe PORTE DE NINOVE

6.12m

5.80m

Pont fixe ROSPY-CHAUDRON

6.89m

6.60m

Pont fixe CUREGHEM

4.75m

4.45m

Pont fixe PETITE ILE

5.77m

5.45m

Pont fixe PAEPSEM

6.58m

6.25m

Pont fixe ANDERLECHT

4.80m

4.50m

62,2% CONSTRUTION MATERIALS 2,50 m

5.00m

3,00 m

ECLUSE n°11 Molenbeek

vers C h

arlero

i

TRADING IN 2014

5.30m

20m

Vers Mons /Paris

Bassin de Batelage

Pont fixe ARMATEURS

4,00 m

6.57m

5,80 m

=

Pont fixe VAN PRAET

4,50 m

de

160m

35m

CENTRE TIR &DOUANE

Gand Vers / Ost en

Bassin de giration AVANT-PORT

TERMINAL A CONTENEURS

6,50 m

5,5% AGRICULTURAL PRODUCTS

Authorize Draught

Authorized Headroom

25m

1,8% FOODSTUFFS

BASSIN CENTRAL

DEPTH Actual depth

Actual Headroom

WIDTH

2,6% FRANCE

0,5% OTHER 2,50 m

3,00 m

2,50 m

25m

3,00 m

7,7% GERMANY

ECLUSE n°10 ANDERLECHT Pont fixe OSTENDE-BRUXELLES

30,9% BELGIUM

18

8.30m

8.00m

58,2% NETHERLANDS

ALLOCATION OF TRAFFIC Over the past year the Port’s traffic has been estimated up to 6,7 millions of tonnes and according to Brussels’ Port it has permitted to avoid the use of 610 000 trucks in and around Brussels.

A “standard” boat (with a capacity of about 1,350 tonnes) carry as much cargo than sixty trucks. This solution is obviously interesting at the condition that the transported goods are intended for the city where they are (un) ALLOCATION OF OWN TRAFFIC IN 2014 loaded.

ALLOCATION OF OWN TRAFFIC IN 2014 1,8% FOODSTUFFS

3,1% ORE & SCRAP

Navigation is characterized by transport over long distances of heavy and bulky goods. Building materials are by 0,3% METALLURGICAL 1,8% FOODSTUFFS ORE & SCRAP PRODUCTS 3,6% DIVERS (CONTAINERS) far the type of goods mainly transported by waterway in Brussels (55%).

Then come petroleum3,1%products and the 0,1% OTHER 0,3% METALLURGICAL PRODUCTS 5,5% AGRICULTURAL PRODUCTS rest is composed of metal products, agricultural products, scrap and(CONTAINERS) little containers.

3,6% DIVERS 0,1% OTHER

5,5% AGRICULTURAL PRODUCTS

As seen before the Basin Vergote is occupied by numerous Construction Companies which exploit their privileged situation on the docks of the Canal.

GLOB

GLOB

Transi

TOTA Transi

TOTA

23,4% PETROLEUM PRODUCTS

One of these is Inter-Beton, a major actor of the Concrete Business in Belgium and worldwide, with an annual 23,4% PETROLEUM PRODUCTS 62,2% CONSTRUTION production of about 150,000 m³ of concrete. Furthermore 70% of their imports are made through the waterway.

MATERIALS

GLOBAL TRAFIC

(in milliers of tonnes)

2014

ALLOCATION OF OWN TRAFFIC IN 2014 1,8% FOODSTUFFS

4.439

3,1% ORE & SCRAP

Transit

0,3% METALLURGICAL PRODUCTS

3,6% DIVERS (CONTAINERS)

0,1% OTHER

5,5% AGRICULTURAL PRODUCTS

TOTAL

TRADING IN 2014 2,6% FRANCE

2.249 Transit

2,6% GERMANY FRANCE 7,7%

TOTAL

7,7% GERMANY

6.688

2013

TRADING IN 2014

GLOBAL TRAFIC

62,2% CONSTRUTION MATERIALS

Δ14-13

(in milliers of tonnes)

4.324 2014

+3% Δ14-13

2013

2.292 2.249

4.324

0,5% OTHER

2.292

0,5% OTHER-2%

6.688

6.616

+1%

4.439

6.616

+3%

-2%

+1%

120

120

30,9% BELGIUM 58,2% NETHERLANDS 30,9% BELGIUM

23,4% PETROLEUM PRODUCTS

Global Trafic: 6,7 millions of tonnes in 2014

Economy of 625 000 trucks in and around Bruxelles 97 000 tonnes of CO2 24,4 millions of € in extern costs GLOBAL TRAFIC

62,2% CONSTRUTION MATERIALS

ALLOCATION OF OWN TRAFFIC IN 2014

GLOBAL TRAFIC Global Trafic:

TRADING IN 2014 1,8% FOODSTUFFS

2,6% FRANCE 3,6% DIVERS (CONTAINERS)

58,2% NETHERLANDS

2014 2013 of tonnes) 6,7 millions of tonnes in 2014 (in milliers 3,1% ORE & SCRAP

2014

0,3% METALLURGICAL PRODUCTS

2013

4.439

Transit 2.249 Economy of 625 000 trucks in and around Bruxelles 4.439 TOTAL 4.324 6.688 97 000 tonnes of CO2 2.249 2.292 24,4 millions of € in extern costs

4.324

0,5% OTHER 0,1% OTHER

7,7% GERMANY 5,5% AGRICULTURAL PRODUCTS

1200 tonnes = 1 bateau

Transit TOTAL

6.688

30,9% BELGIUM 23,4% PETROLEUM PRODUCTS

(in milliers of tonnes

58,2% NETHERLANDS

62,2% CONSTRUTION MATERIALS

= 1 train de 40 wagons

Δ14-13

+3%

2.292

-2%

+3% 6.616

+1%

= 60 camions

6.616

-2% +1%

Global Trafic: 6,7 millions of tonnes in 2014 Economy of 625 000 trucks in and around Bruxelles 97 000 tonnes of CO2 24,4 millions of € in extern costs

TRADING IN 2014

Global Trafic: 6,7 millions of tonnes in 2014

1200 tonnes = 1 bateau 2,6% FRANCE 7,7% GERMANY

= 1 train de 40 wagons 0,5% OTHER

= 60 camions

Economy of 625 000 trucks in and around Bruxelles 1200 tonnes = 1 bateau = 1 train de 40 wagons 97 000 tonnes of CO2 24,4 millions of € in extern costs

30,9% BELGIUM 58,2% NETHERLANDS

Δ14-1

= 60 camions

HEIDELBERG CIMENT GROUP nter-Beton annually transports 265,000 tons of sand, gravel and cement through the waterway. About 6 boats deliver their goods every week on the site. The company has 22 trucks for delivery and processing of the concrete at the client within 100 minutes.

It belongs to the HeidelbergCement Group, which produces and markets cement, ready mixed concrete and aggregates through it’s different subsidiaries. CBR, Sagrex and Inter-Beton.

AMSTERDAM

ROTTERDAM

ANTWERPEN

MAASTRICHT

BRUSSELS LIEGE MONS

Heidelberg Cement Group et ses filiales en Belgique Usine ciment (CBR) Usine granulats (Sagrex) Usine beton pret a emploi (Inter-beton)

20

NAMUR

FROM RAW MATERIAL TO CIMENT The company Sagrex extract raw materials in their quarries.

After crushing the rocks to a usable sizes they are transported into the raw material storage of the cement plant by conveyorbelts, cableways or railways to finally be stored.

Extracting raw materials

Raw material preparation I:

Crushing and transportation

Storage and homogenisation

Blending bed Quarry

Additional components

Crusher

The transport of raw materials (sand-gravel) and cement by boat is favored.

The different components for the future concrete are stored on site.

Metering hoppers inject the raw materials in the production process and are transferred to the mixing facilities which after 20 seconds inject the concrete to the delivery trucks.

The crushed material is transported into the raw material storage of the cement plant by conveyor-belts, cableways or railways and also in exceptional cases with trucks. Once there it is stored in blending beds and homogenised.

Burning

Raw meal silos

Cyclone preheater

Calciner

Roller grinding mill Preheater kiln Raw meal silos

Clinker Grate preheater

Ball mill

The desired raw mix of crushed raw material and the additional components required for the type of cement, e.g. silica sand and iron ore, is prepared using metering devices. Roller grinding mills and ball mills grind the mixture to a fine powder at the same time as drying it, before it is conveyed to the raw meal silos for further homogenisation.

Lepol kiln

The burning of the raw meal at approx. 1,450°C is carried out in Lepol or preheater kilns that work by varying methods, the main difference being in the preparation and preheating of the kiln feed. By chemical conversion, a process known as sintering, a new product is formed: clinker.

Loading and shipping

Cement grinding

Clinker silos Cement silos

Packaging machine/ Palletiser

Blast-furnace slag

Concrete plants, like Inter-Beton, are if possible implanted along waterways like in our case at the basin Vergote.

Raw material preparation II: Drying and raw grinding

Limestone

The finished cement is stored and loaded in bulk onto rail or road vehicles as well as onto ships.

Gypsum

The raw materials are burned and after cooling they are stored and finally ground down to very fine cement.

The most important raw materials for making cement are limestone, clay and marl. These are extracted from quarries by blasting or by ripping using heavy machinery. Wheel loaders and dumper trucks transport the raw materials to the crushing installations. There the rock is broken down to roughly the size used in road metalling.

Anhydrite

Sagrex or CBR proceed in their installations, to prepare different raw material mixtures to be grinded, dried and stored in silos for different cement types.

Roller press

Ball mill

After burning, the clinker is cooled down and stored in clinker silos. From there the clinker is conveyed to ball mills or roller presses, in which it is ground down to very fine cement, with the addition of gypsum and anhydrite, as well as other additives, depending on the use to which the cement is to be put.

The finished cement is stored in separate silos, depending on type and strength class. From there it is mainly loaded in bulk form from terminals onto rail or road vehicles as well as onto ships.

Only a small proportion of the cement reaches the customer in the form of bags that have been filled by rotary packers and stacked by automatic palletising systems.

21

1C out alon the (san

11

2 T cem mat tion

10

12 9

4 T san and

1 8

2

6b sitio in th mea a sy niqu incr ty, a redu The is go sett ed a of tr

3 4

6

7

12

22

5 V age qua

6a mix the deli The mat twe

5

1 Concrete plants, when it turns out possible, are implanted along waterways. Consequently, the transport of raw materials (sand-gravel) by boat is favored.

3 T num plan the

7 The prepared concrete is injected in the truck to mix via a small hopper situated behind the tank of the truck. The rotation of the tank accelerates to welcome the concrete. This one 2 The sand, the aggregates, the is forwarded inside the truck by cements and the water are raw spirals. materials entering the composi- During the delivery on construction of the concrete. tion site, the direction of rotation is inverted.

3 The metering hoppers whose number varies depending on the 8 The handling of raw materials plant , inject the raw material in entraine inevitably some releasthe production process. es of dusts. However, to dyke at the most any possible loss, the 4 The conveyor transports the stocks of sand and gravel are sand and gravel to the weighing separated by high enough walls and mixing facilities. to avoid that materials are taken by the wind.

5 Various silos allow the storage of cements of diverse 9 According to the surface of qualities. the site and the topography of the ground, the arrangement of 6a raw materials are sent to the the installations of production is mixer where they are mixed in either horizontal, or vertical. the tank of the truck to mix for delivery.

10 For the respect for the local The time of mixture of raw residents, the broadcasts(emismaterials in the mixer is of about sions,issues) of dusts are twenty seconds. limited at the most.

That is why transporteuses 6b For certain concrete compo- bands are covered or under sitions, the gravel is not injected terraines. in the mixer but is directly measured in the truck to mix via 11 In an environmental a system of by-pass. This tech- concern, all the installations is nique allows, on one hand, to covered. increase the production capacity, and, on the other hand, to 12 The capacity of trucks reduce the wear of the mixer. mixers varies of 6Ă 11 m3. In the The water used in the production Netherlands, this one can is got back in the ponds of achieve 13.5m3. settling or collected on concreted areas (water of rain or wash of trucks).

CONCLUSION Through this analysis we have seen how the Canal rised and declined. This transportation infrastructure is now subject to various reconversions that aim to turn some of its docks into residential and recreational areas, as Tour & Taxis and the Beco Basin.

At the same time, the Vergote Basin is destined to see its logistic, storage and transshipping activities increase which would exacerbate the tensions already in action. The question is now whether or not, and more importantly how, those two fonctions can coexist within the same territory considering the disturbances that can cause such industrial activities.

Public actors such as Brussels Region or the Port already seem to be thinking about the question, as the establishment of a new logistical project, Last Mile Logistic, or the encouragement of the use of the waterways might suggest.

Last Mile Logistic: project developed by different north european cities which aim is to reduce the circulation of trucks within the city. In Brussels it has been inaugurated in 2014. We can see here a will to reduce part of the disturbances generated by the TIR.

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25

IN

ON ET R-B E T

E GR

Z BIZ EN

D

L BE AU AV R G

GE LA VIL

ON AC EL

C RU ST

T IO

N

ST

E EV

& N’S

CO

CCB

HO

IM LC

BE

I UM LG

26

FIRST SCENARIO APPLICATION As we have last demonstrated, our site is mainly characterized by the presence of the Canal and its exploitation by industries such as Inter-Beton, the logistical activities powered mainly by the TIR and by the presence of ancient industrial grounds to be reconverted.Therefore the great issue is the co-existence of industrial activities with the residential and recreational areas to come.We haven’t yet made up our minds about whether or not those industrial activities should stay here. However we see no reason not to keep the industries along the Vergote Basin, providing a spatial reconfiguration. It is more about the Logistic Center that we still have doubts.

Indeed this infrastructure drains a lot of trucks into the heart of the Region which probably has a considerable impact on the land use and on the obstruction of the roads. More than that, looking at future projects we realize that it will be a huge breaking point.

Considering this the most relevant scenarios would be the Freight ones with the last mile hypothesis and the development of several other transportation methods. We could explore the possibility to remove the TIR from the area and develop a last mile logistic strategy at Brussels Region scale.

If that hypothesis happens to be viable a Reuse Center for Construction Waste could take its place in its buildings. This Center seems to be appropriate in this area anyways as the Greenbizz project, an incubator for environmental enterprises and research programs in construction materials, is being constructed right in front of the TIR. Furthermore some of the industries along the Vergote Basin already treats construction waste, a synergy could then be imagined.

The implementation of such an infrastructure would need an access to the Canal to connect it to the Waste Collectors in the north and the south of the Region using the waterway. This program could also be completed by a more socio-cultural and educational oriented space that could rise awareness of local communities and maybe even reconcile them with the existing industries.

Lastly the development of green spaces as designed for Tour and Taxis site connecting several other green areas, some already on the site as the Maximilien Park, could also be used as a soil depollution program. That hypothesis has yet to be further explored, as for the question of public spaces. Those spaces has indeed a major role to play in the implementation of the residential and recreational areas. Especially if we keep the industries on the site.

This leads us to consider mainly the mobility and freight components, the construction waste and the green and public spaces.

Centre TIR

Actual Situation

Replacement of the Logistic Center by a Reuse Center for Construction Waste

Development of Green Area - Depollution Program

27

28

REUSE MARKET IMPLEMENTATION As we previously saw, eventhough the road is the only remaining modal way, the port plans to extend its activities which will increase the number of trucks on the area. Stressing the tensions already in action.To reduce its impact, they are trying to develop a Last Mile Strategy, the Last Mile Logistic project inaugurated in 2014.

T.I.R. LOGISTIC CENTRE

300 TRUCKS A DAY NOWADAYS

1000 TRUCKS A DAY PLANNED

Developed by different north-european cities its aim is to reduce the circulation of trucks within the city. The system is simple, after arriving in the Logistic Center the goods are delivered to their recipient by less disturbing transportation as cargo bikes or electrical trucks. But that system, even implemented on the site doesn’t reduce the number of trucks arriving to the TIR. To be really effective a logistic strategy at the Region scale would be necessary.

29

The idea is to choose more efficient points farther from the urban center where the most ways of transportation crosses. Schaerbeek Formation being the most suitable one.

Logistic Center

Logistic Center

Logistic Center

Logistic Center

30

retneC citsigoL

NOITATS

Logistic Center

STATION

Logistic Center

STATION

31

Nowadays, a huge challenge in the construction world is emerging with the rise of ecological problematics.

Waste management is at its heart and several actions appear promoting reuse of construction materials. Brussels Region is financing initiatives of actors trying to promote or address this issue. We encounter several of them near our site.

Greenbizz, an ecological oriented start-up incubator, which construction just ended in front of the TIR.

WILLEBROEK CANAL

GREENBIZZ TURN AND TAXIS

BRUSSEL PENTAGONE

CHARLEROI CANAL

Project Holders : City-Dev, BBRI, IBGE, Impulse Brussels, BCR Surface : 5000 m² Objectives : Entreprises incubator New development pole for sustainable economy Entreprises and start-ups infrastructures offer Flexibility of infrastructure

GREENBIZZ

WILLEBROEK CANAL WILLEBROEK CANAL

GREENBIZZ TURN AND TAXIS

RECY K

BRUSSEL PENTAGONE

BRUSSEL PENTAGONE

ABATTOIRS

CHARLEROI CANAL

Project Holders : City-Dev, BBRI, IBGE, Impulse Brussels, BCR Surface : 5000 m² Objectives : Entreprises incubator New development pole for sustainable economy Entreprises and start-ups infrastructures offer

32

Flexibility of infrastructure

Recy K, developed by Bruxelles Propreté, a bit farther, which aim is to take a first step into the development and the accompaniment of new actors within the reuse market of construction waste and home appliances. However this project doesn’t seem to be ambitious enough to address reuse issues in all its complexity, it has to be seen as one of the first initiative of the Region in that matter.

WILLEBROEK CANAL

TURN AND TAXIS

RECY K ABATTOIRS

BRUSSEL PENTAGONE

CHARLEROI CANAL

RECY K

Project Holders : FEDER and Bruxelles - Propreté Funding : 1.3 millions € Surface : 4000 m² Objectives : Implementation of social and circular economy Reuse, repair and recycle of wasted products Socioprofessionnal integration and formations Sensitization

33

A complementary space, dedicated only to construction waste could be imagined. Our hypothesis will concentrate on the implementation of a Reuse Center for construction materials in place of the TIR.Synergies could then be imagine with those actors within the territory.

TIR REUSE CENTER

Re-use market in construction If we are to address reuse of construction materials, it is important to understand how it works. Looking at the different issues and construction phases we encounter the fact that a single centralisation of materials managed by the Region wouldn’t be a viable hypothesis. As Rotor, commissioned by the Region, shown with Opalis, actors in the reuse market already exists. Furthermore, based on the way construction usually works, it would be more realistic to count on the development of new actors in the construction and demolition process.

Meeting some actors of the actual market, it appears that different factors, as the concurrence of imported materials, the inability of some enterprises to develop an improvement in their operations or the status of those byers sometimes also disassemblers in the construction process form a series of obstacles that affects the survival of those enterprises or their further development.

The TIR would then become a structure that could help this development.

Schematically this is how the collection of reuse materials works. Enterprises come on construction sites collect what they want then go back to their stock and depending on their offer, after a few transformation or not, sell them.

DECONSTRUCTION PHASE

CONSTRUCTION SITE

REUSE MARKET

STOCK

PUBLIC MODEL

PRIVATE MODEL

35

AREMAT AREMAT

GAND

ANVERS

LOUVAIN

BRUXELLES LIÈGE MONS CHARLEROI NAMUR

Most of those reuse enterprises are situated outside of cities. We went to meet two of them situated in Wallonia Region. Aremat, which is situated near Gembloux was created in the 80’s and has overtime specialised in the acquisition and resale of antic doors.Whereas its spatial implantation seems to be well organised, its system of operation could partly explain its difficulty to persist.

Nowadays it mainly finds doors via the internet. They use platforms to find items that interest them then go on site, disassemble them and bring them back to their place. They usually buy doors for 20 or 30€ each and resell them for about 200€ depending on the transformation needed. On their site they re-dimension them, sometimes employ an independent craftsman and then bring them to a subcontractor, Rova, situated in Brussels Region in the Josaphat industrial zoning. This one strip it and then send it back to the stock where the byer comes and take it.

Aremat Rue de Libersart 1 1457 Walhain Belgique

ROVA (subcontractor) Rue Auguste De Boeck 68A 1140 Evere Belgique

“The rose Farm” This family business founded in 1983 is a specialist of doors before the 50s. Aremat sells a range of different materials including blue stone and aok beams.

Door stocking area // 1305m2 Local stocking but they submit theis door for stripping to an exterior subcontractor

Interior Wood Workshop // 99m2 Covered Door treatment space // 104m2 Stone treatment space // 112m2 Bridge Saw // 25m2

BRUSSEL’S DEMOLITION SITES

WALHAIN STORAGE

BRUSSEL

DEMOLITION SITES

STRIPPING SITE

PURCHASE AND DEMANTLEMENT

1

3

2 WALHAIN STORAGE ENTREPRENEURS PRIVATE INDIVIDUALS

4 37

GOUTHIER GOUTHIER sprl

GAND

ANVERS

LOUVAIN

BRUXELLES LIÈGE MONS CHARLEROI NAMUR

Gouthier sprl, which is situated in the area of La Louvière was created 40 years from now and presents itself as a huge melting pot of materials. Their stock covers two sites with almost no building.At the beginning it had two demolition teams which made it possible to combine the collection of materials with another activity. Five years ago they were forced to stop this activity because of the decline of the market and the increase of regulation and control. For instance, their materials use to be cheaper than the new materials on the market and therefor attracted a lot of people. A new tax to enter Brussels Region with trucks makes it impossible for them to be cost-effective with their demolition activity anymore.

They simply use to go on construction sites disassemble the materials they wanted, bring them back to their stock and transformation would be at the charge of the byers.

Both actors complain about a decrease of the demand which apparently started ten years ago.

It is interesting to note that Aremat has to disassemble itself the doors he’s paying for. We here encounter an issue with the recognition of their work on construction site. Added to this Gouthier sprl expresses a lack of time during the construction process. Those two points could be helped by a change in regulation.

SKILLED AND UNDECLARED WORKERS

DECONSCTION’S EAMS

↑ CONTROLES ↓UNDERCLARED WORK ↑ SOCIAL TAXES ↓ DEMAND

BUILDING SITES

↑ CONTROLES ↓UNDERCLARED WORK ↑ SOCIAL TAXES ↓ DEMAND

GOUTHIER sprl

↑ COST OF RE-USED MATERIALS OR ↓ DEMOLITION ENTREPRISE’S PROFIT

BEFORE

ADAY

ENTREPRENEURS

BEFORE

ENTREPRENEURS

PRIVATE INDIVIDUAL

BRUXELLES BUILDING SITES

GOUTHIER sprl BUILDING SITES

SKILLED AND BRUXELLES UNDECLARED BUILDING SITES WORKERS

TWO DECONSTRUCTION’S TEAMS PRIVATE INDIVIDUAL

SKILLED AND LAUNDECLARED LOUVIERE WORKERS STORAGE

TWO DECONSTRUCTION’S LA LOUVIERE TEAMS

STORAGE

TRAITMENTS TRANSFORMATIONS ...

LA LOUVIERE STORAGE

ENTREPRENEURS TRAITMENTS TRANSFORMATIONS ...

LA LOUVIERE ↑ CONTROLESSTORAGE ↓UNDERCLARED WORK

ENTREPRENEURS STORAGE

ENTREPRENEURS STORAGE

NOWADAY

↑ COST OF RE-USED MATERIALS OR ↓ DEMOLITION ENTREPRISE’S PROFIT

ENTREPRENEURS

TRAITMENTS TRANSFORMATIONS ...

LA LOUVIERE STORAGE

EN

ORK ↑ SOCIAL TAXES ↓ DEMAND

STORAGE

TRANSFORMATIONS ...

BUILDING SITES

↑ SOCIAL TAXES ↓ DEMAND

EN

TR TR ...

TRAITMENTS TRANSFORMATIONS ...

ENTREPRENEURS STORAGE

↑ COST OF RE-USED MATERIALS ENTREPRENEURS STORAGE ↓ DEMOLITIONORENTREPRISE’S PROFIT

NOWADAY

↑ COST OF RE-USED MATERIALS OR ↓ DEMOLITION ENTREPRISE’S PROFIT

↑ CONTROLES ↓UNDERCLARED WORK ↑ SOCIAL TAXES ↓ DEMAND

BUILDING SITES NOWADAY

BUILDING SITES PRIVATE INDIVIDUAL

ENTREPRENEURS

ENTREPRENEURS

LA LOUVIERE PRIVATE INDIVIDUAL STORAGE

LA LOUVIERE STORAGE

ENTREPRENEURS TRAITMENTS TRANSFORMATIONS ...

ENTREPRENEURS TRAITMENTS

39

40

Concerning the construction and conception phase an obstacle to the establishment of a proper Reuse Market would be the information and sensitization of the main actors and decision makers in materials matter.

CONSTRUCTION & CONCEPTION PHASE

ARCHITECTS

?

REUSE MARKET

ENTREPRENEURS

DECONSTRUCTION PHASE To help to improve and develop this market, we can imagine two possibilities. What we could call two models that can work together.A private one, counting on the development of resellers and a public one that could palSENSIBILISATION liate to the weakness of the first one and also help its establishment.A limbo, as proposed by Rotor that would be added to waste collectors. A space where waste would be evaluated and sorted.

REUSE MARKET

CONSTRUCTION SITE

ARCHITECTS In both cases dismantlers would be needed. Those would be trained professionals able to disassemble building materials and also recognize what is possible to collect on construction sites, unless other actors appear,REUSE experts MARKET in the evaluation domain.

FORMATION OF DISMANTLERS

STOCK

STOCK

ENTREPRENEURS When going on construction sites during the demolition phase, we encounter a difficulty to dismantle properly materials. Indeed the timing is very short and it causes a great deal of disturbances to the demolition companies, partly due to the lack of space.

EXPERIMENTATION

ON SITE

DEVELOPMENT OF KNOWLEDGE & KNOW-HOW

PUBLIC MODEL

PRIVATE MODEL

DISMANTLEMENT SITE

DECONSTRUCTION SITE

REUSE MARKET DISMANTLERS

STOCK

POLYVALENT SPACE SHOWROOM MARKET SPACE MATERIALS LIBRARY OPEN STUDIOS TEST ROOMS ...

DISMANTLERS

LIMBO

DISMANTLING BUSINESS

WASTE COLLECTOR

CREATION OF A NEW SPACE IN ADDICTION TO THE WASTE COLLECTOR SITE

STOCK

DEVELOPMENT OF NEW ACTORS IN THE CONSTRUCTION / REUSE MARKET

41

CREATION OF Adismantling NEW SPACE Making time for the byINexploiting the time between the introduction of the permit and its validation ADDICTION TO THE WASTE COLwould be a good way to make it easier.(We could also imagine a regulation making the dismantlement phase LECTOR SITE DEVELOPMENT OF NEW ACTORS IN mandatory but we can also count on the development of the sensitization of architects via the educational proTHE CONSTRUCTION / REUSE cess)Those measures are mainly concentrating on the creation of a reuse materials offer. For this to be viable we MARKET now need to concentrate on the demand and implementation.

REGLEMENTATION

+ FORMATION OF DISMANTLERS

MAKE TIME FOR DISMANTLEMENT

STOCK

ON SITE

EXPERIMENTATION

DEVELOPMENT OF KNOWLEDGE & KNOW-HOW

PERMIT INTRODUCTION

DEMOLITION

AGREEMENT

CONSTRUCTION & CONCEPTION PHASE

Most of the professionals don’t know about the reuse market. That would be another point to develop in this new Reuse Center.Furthermore, those who know about the market are faced with another series of problems. As the ARCHITECTS know-how to implement those materials in their project or the impossibility to guaranty the materials quality. An experimentation place that would develop those construction techniques and evaluate materials properties can be imagine.That sensitization can be translated into a Polyvalent Space that could present expositions or fairs.

ENTREPRENEURS Unless the building itself or the new residential project on Tour & Taxis becomes the demonstration.

?

REUSE MARKET

The building would then work on two main aspects. The Formation and the Experimentation.

SENSIBILISATION

ARCHITECTS FORMATION OF DISMANTLERS

REUSE MARKET

STOCK

ENTREPRENEURS

EXPERIMENTATION

ON SITE DEVELOPMENT OF KNOWLEDGE & KNOW-HOW

STOCK

42

POLYVALENT SPACE SHOWROOM MARKET SPACE MATERIALS LIBRARY OPEN STUDIOS TEST ROOMS ...

The formation of dismantlers would occur on the deconstruction sites and would also start as an experimental process. Those collect of materials would then supply the stock of the TIR and would permit the experimentations of the implementation of those materials. Those would necessitate material laboratories with machines and tools. It would develop theoretical knowledge that would be complemented by model of enterprises. It would then lead to the establishment of transformation and reconditioning process that could then be apply on construction sites.After several steps and the creation of sufficient knowledge and know-how, dismantling companies would develop and the limbo could be implemented.

We imagined three different phases of development.

T.I.R. CENTRE FORMATIONS DISMANTLEMENT

ON (DE)CONSTRUCTION SITES

EXPERIMENTATIONS THEORICAL KNOWLEDGES MATERIAL LABORATORY TRANSFORMATION AND RECONDITIONING

KNOWLEDGES AND KNOW-HOWS CREATION

DEVELOPMENT OF PRIVATE DISMANTLING COMPANIES

LIMBO IMPLEMENTATION

43

At first the building would only be a storage and an experimentation site also containing administrative and educational functions.The implementation of the limbo could help provide materials to develop those experimentations.

PHASE 1

PHASE PHASE11

T.I.R CENTRE

T.I.R T.I.RCENTRE CENTRE

PHASE 2

PHASE PHASE22 LIMBO

LIMBO LIMBO

EXPERIMENTATION EXPERIMENTATION EXPERIMENTATION DEMOLITION SITES DEMOLITION SITES DEMOLITION SITES

WASTE COLLECTORS WASTE COLLECTORS

STORAGE STORAGE STORAGE ADMINISTRATION

LIMBO LIMBO

ADMINISTRATION ADMINISTRATION SENSITIZATION / DEMONSTRATION

SENSITIZATION / / SENSITIZATION DEMONSTRATION DEMONSTRATION

FORMATIONS FORMATIONS FORMATIONS

ON PLACE

ONON PLACE PLACE ON BUILDING SITES ONON BUILDING SITES BUILDING SITES

DISMANTLEMENT SITES DISMANTLEMENT SITES DISMANTLEMENT SITES

EXPERIMENTATION

PUBLIC SECTOR PUBLIC SECTOR PUBLIC SECTOR

REGLEMENTATION REGLEMENTATION REGLEMENTATION

PRIVATE SECTOR

+

++

PRIVATE SECTOR PRIVATE SECTOR

STORAGE FORMATION OF DISMANTLERS

MAKE TIME FOR DISMANTLEMENT FORMATION OF OF DISMANTLERS FORMATION DISMANTLERS

MAKE TIME FOR MAKE TIME FOR DISMANTLEMENT DISMANTLEMENT

ADMINISTRATION

STOCK

STOCK

SENSITIZATION / DEMONSTRATION

ON SITE

EXPERIMENTATION

STOCK

ON ON SITESITE

EXPERIMENTATION EXPERIMENTATION

DEVELOPMENT OF KNOWLEDGE & KNOW-HOW

DEVELOPMENT OF OF DEVELOPMENT KNOWLEDGE & & KNOWLEDGE KNOW-HOW KNOW-HOW

PERMIT INTRODUCTION PERMIT INTRODUCTION PERMIT INTRODUCTION

AGREEMENT AGREEMENT

ON PLAC

FORMATIONS

DEMOLITION

AGREEMENT

DEMOLITION DEMOLITION

ON BUIL

PHASE 3L

PHASE PHASE33 T.I.R CENTRE

T.I.R T.I.RCENTRE CENTRE EXPERIMENTATION

44

STORAGE

G

E

N

D

E

LIMBO PUBLIC SECTOR

PRIVATE SECTOR

EXPERIMENTATION EXPERIMENTATION

STORAGE STORAGE

LIMBO LIMBO

E

DEMOLITION SITES DEMOLITION SITES

DEMOLITION SITES WASTE COLLECTORS WASTE COLLECTORS

EXPERIMENTATION EXPERIMENTATION EXPERIMENTATION EXPERIMENTATION

45

In a second phase and following the experimentations, reconditioning chains or depending on the materials, craftsmen studios, could fill the building. Sales could then occur at different points. At the raw state of the material or after it has been reconditioned.The limbo would then evolve in parallel of it.

PRIVATE SECTOR + PUBLIC SECTOR

REGLEMENTATION

FORMATION OF DISMANTLERS

MAKE TIME FOR DISMANTLEMENT

STOCK

ON SITE

EXPERIMENTATION

DEVELOPMENT OF KNOWLEDGE & KNOW-HOW

PERMIT INTRODUCTION

AGREEMENT

PHASE 2 PHASE 3

PHASE 1

.R CENTRE

DEMOLITION

LIMBO

T.I.R CENTRE

EXPERIMENTATION

LIMBO

DEMOLITION SITES

WASTE COLLECTORS WASTE COLLECTORS

DEMOLITION SITES

STORAGE LIMBO LIMBO

ADMINISTRATION DISMANTLEMENT SITES

SENSITIZATION / DEMONSTRATION

FORMATIONS

ON PLACE DISMANTLEMENT SITES

G SITES

DISMANTLEMENT SITES

ON BUILDING SITES

RECONDITIONING AND TRANSFORMATION CONSTRUCTION SITES

SALES

REGLEMENTATION

+ FORMATION OF DISMANTLERS

MAKE TIME FOR DISMANTLEMENT

STOCK

ON SITE

EXPERIMENTATION

T.I.R CENTRE PERMIT INTRODUCTION

EXPERIMENTATION

PRIVATE CENTRES

DEVELOPMENT OF KNOWLEDGE & KNOW-HOW

AGREEMENT

STORAGE

PHASE 4

ADMINISTRATION

DEMOLITION

EXPERIMENTATION

SENSITIZATION / DEMONSTRATION

WASTE COLLECTORS DEMOLITION SITES

STORAGE

ON PLACE

FORMATIONS

PHASE 3 ADMINISTRATION

ON BUILD

.R CENTRE

LIMBO

SENSITIZATION / DEMONSTRATION

PRIVATE CENTRES

DISMANTLEMENT SITES

L FORMATIONS

ON PLACE

PRIVATE CENTRES

DISMANTLEMENT SITES

E

N

D

PUBLIC SECTOR

DISMANTLEMENT SITES

LIMBO

T.I.R CENTRE 46

G

WASTE COLLECTORS

DEMOLITION SITES

ON BUILDING SITES

E

PRIVATE SECTOR

E

EXPERIMENTATION EXPERIMENTATION EXPERIMENTATION EXPERIMENTATION

EXPERIMENTATION EXPERIMENTATION EXPERIMENTATION EXPERIMENTATION

EXPERIMENTATION EXPERIMENTATION EXPERIMENTATION EXPERIMENTATION

47

LIMBO

ADMINISTRATION

Finally, from an idealistic perspective, the limbo wouldn’t be necessary anymore because of the generalization DISMANTLEMENT SITES / ofSENSITIZATION dismantlement companies.

And the building would then function as craftsmen studios, several reconditioning DEMONSTRATION PUBLIC SECTOR chains and laboratories delivering materials guaranty.

REGLEMENTATION

PRIVATE SECTOR FORMATIONS

+

ON PLACE MAKE TIME FOR DISMANTLEMENT

ON BUILDING SITES

RECONDITIONING AND TRANSFORMATION

DISMANTLEMENT SITES FORMATION OF DISMANTLERS

STOCK

ON SITE

EXPERIMENTATION

DEVELOPMENT OF KNOWLEDGE & KNOW-HOW

CONSTRUCTION SITES

SALES

PERMIT INTRODUCTION

T.I.R CENTRE T.I.R CENTRE

AGREEMENT

DEMOLITION

PHASE 3 PHASE 4

LIMBO PRIVATE CENTRES

EXPERIMENTATION EXPERIMENTATION WASTE COLLECTORS WASTE COLLECTORS

DEMOLITION SITES

STORAGE STORAGE

DEMOLITION SITES

LIMBO

ADMINISTRATION ADMINISTRATION DISMANTLEMENT SITES

SENSITIZATION / SENSITIZATION / DEMONSTRATION DEMONSTRATION

FORMATIONS FORMATIONS

ON PLACE ON PLACE ON BUILDING SITES ON BUILDING SITES

RECONDITIONING AND TRANSFORMATION T.I.R CENTRE

PRIVATE CENTRES

DISMANTLEMENT SITES

DISMANTLEMENT SITES DISMANTLEMENT SITES

PRIVATE CENTRES CONSTRUCTION SITES

RECONDITIONING SALES AND TRANSFORMATION CONSTRUCTION SITES

SALES

T

PHASE 4 PRIVATE CENTRES

T.I.R CENTRE

EXPERIMENTATION EXPERIMENTATION STORAGE

WASTE COLLECTORS DEMOLITION SITES

STORAGE

ADMINISTRATION

ADMINISTRATION

SENSITIZATION / DEMONSTRATION

SENSITIZATION / DEMONSTRATION

DISMANTLEMENT SITES

PRIVATE CENTRES

ON PLACE

FORMATIONS FORMATIONS

ON BUILDI

ON PLACE ON BUILDING SITES

DISMANTLEMENT SITES

L T.I.R CENTRE

E

G

E

N

D

PRIVATE CENTRES PUBLIC SECTOR

RECONDITIONING AND TRANSFORMATION

PRIVATE SECTOR CONSTRUCTION SITES

48 SALES

E

EXPERIMENTATION EXPERIMENTATION EXPERIMENTATION EXPERIMENTATION

EXPERIMENTATION EXPERIMENTATION EXPERIMENTATION EXPERIMENTATION

49

The TIR center is a huge industrial building with a very rigorous beam-column structure easily adjustable. It could shelter this program and create a pole for construction materials along with the possible synergies that could be created with the Vergote Basin where the construction Materials Village is planned to be implemented.

Composed of two separate buildings we could imagine the implementation of the Reuse Center in the biggest of them while the second one could be a pilot social housing project to implement reuse materials.

The ground floor would be composed of two major areas. Transformation chains and assemble and experimentation space. In between we would find a testing room delivering materials warranty. And at the back, the main public entrance would open on a showroom leading to a small elevated platform from which the different phases could be observed. From this entrance storage and administrative premises at superior levels could also be reached.

50

T.I.R. CENTER IMPLEMENTATION

51

REUSE CENTER

SOCIAL HOUSING

53

In this hypothesis the last phase of the big TIR building could look like this.

The path of recovered materials would start by the trucks which arrive by the existing ramp and onload on the docks the recovered raw materials by the formed deconstructionists.

T.I.R]E

SECOND

+9.5

54

E[USE

D FLOOR

50M

55

T.I.R]E[USE SECOND FLOOR +9.50M

1 2 3

4 5 6 7

SUPPLY AND STOCK

PATH OF RECOVERED MATERIALS

ARRIVAL DOCKS

MATERIALS IN TREATMENT CYCLE

STORAGE OF RAW MATERIALS

VEHICLES

LIFTS

CLEANING EQUIPMENT

RECONDITIONING OF CONSTRUCTION MATERIALS

STORAGE OF RAW MATERIALS

CLEANING SPACE

ATELIERS

RAW MATERIALS

WOOD ATELIER

MATERIALS IN TREATMENT

METAL ATELIER

STORAGE OF PROCESSED MATERIALS

STONE ATELIER

PROCESSED MATERIALS

MARKET & STORAGE OF PROCESSED MATERIALS

8 9 10 11

STORAGE OF PROCESSED WOOD MATERIALS STORAGE OF PROCESSED METAL MATERIALS STORAGE OF PROCESSED STONE MATERIALS WASTE RECOVERY ZONE

3

3

3

2

1

56

11

4

4

5

15

7

10

6

9

5

8

25 m

10

20

57

The recovered materials are then sorted according to their respective storage depending of the component of the raw materials.

1 ARRIVAL DOCKS

58

STORAGE OF RAW MATERIALS

2

59

CLEANING OF THE RAW MATERIALS

3

4 TREATMENT &TRANSFORMATION IN THE ATELIER

60

In the second step the recovered materials are cleaned before getting to a Workshop to be reconditioned.

In this step the materials in treatment are either cleaned, cut into standard lengths, cut for a specific clients or companies needs or transformed to be assembled in new alternative ways which are experimented on the Ground floor.

In the third step the treated recovered materials are put into the Workshops respective material oriented storage of processed materials, which represents also an available stock market to be purchased by private clients

5 MARKET & STORAGE OF THE PROCESSED MATERIALS

61

Lastly a selection of recovered construction materials goes down to the ground floor which would be composed of three major areas.

Public area, transformation chains and assemble and experimentation space in which new assemble techniques are developed and derived usages for reconditioned construction materials are tested.

T.I.R]E

GROUND

+0.0

62

E[USE

D FLOOR

00M

63

PUBLIC ENTRANCE WHICH OPENS ON A SHOWROOM OR A LIBRARY AND TO A ELEVATED PLATFORM 64

TRANFORMATION AND PRODUCTION CHAINS 65

ASSEMBLE AND EXPERIMENTATION SPACE 66

In between we would find a testing room delivering materials warranty. And at the back, the main public entrance would open on a showroom leading to a small elevated platform from which the different phases could be observed. From this entrance storage and administrative premises at superior levels could also be reached.

This entrance would then be in direct relation with a public space.

The little TIR building is situated in between the future T&T and Tivoli quarters.

It could then act as a key joint of those two residential areas

67

T.I.R]E[USE GROUND FLOOR +0.00M

1 2 3 4 5 6 7 8 9 10

ENTRANCE

CIRCULATION RAMP

LIBRARY

PUBLIC AREA

EXPOSITION SPACE

VEHICLES

EXPERIMENTATION & ASSEMBLY SPACE

EXPERIMENTATION AND ASSEMBLY

ASSEMBLE CRANE

MACHINERY & EQUIPMENT

PUBLIC VIEWPOINT

ATELIERS

MATERIALS LABORATORY

CLEANING EQUIPMENT

CLEANING SPACE

RECONDITIONNED MATERIALS

WASTE RECOVERY ZONE PRODUCTION CHAIN

3

1

68

2

4

9

8

6

7

10

10

10

10

5

5

15

25 m [1:500]

10

20

69

70

PUBLIC ENTRANCE GROUND FLOOR

71

72

ASSEMBLE AND EXPERIMENTATION SPACE GROUND FLOOR 73

74

WOOD ATELIER UPPER FLOOR 75

76

METAL ATELIER UPPER FLOOR 77

78

STONE ATELIER UPPER FLOOR 79

80

MARKET & STORAGE OF THE PROCESSED MATERIALS UPPER FLOOR

81

HOUSING

PUBLIC SPACE REUSE CENTER

82

HOUSING A mixed typology would be imagined. At the ground floor we would find workspaces and workshops while on top of them social housings could take place. We can imagine that this pilot project could also be an experimentation for public stakeholders to develop alternative public housings in several varieties of rental and acquisition forms.

The building would then be divided into several plots.

We imagined three kinds of acquisition forms inspired of existing ones. All of them would rely on a fundamental real estate law: superficies agreement. It is a right used by Community Land Trusts which separates the land and the constructions ownership. In this scenario public stakeholders would only own the lands on which public housings are built. Transforming social housing into social springboards for precarious households. In all of those cases maintenance would be assumed by a cooperative of inhabitants helped by a TIR worker.

83

T. I. R. ]E[ U S E

84

85

86

Alternative Social Housing

Workspaces / Workshops

87

CASCO SALE

CASCO SALE

NEGOCIATED PROCEDURE PUBLIC MARKET

SPECIFICATIONS Rough-in stage Reused materials Collectiv and maintenance spaces

CASCO SALE

DESIGN NEGOCIATED PROCEDURE PUBLIC MARKET

CONTRACTOR SLRB

EXECUTION

FINANCER DESIGN Fonds du Logement

MATERIALS C HOI SPECIFICATIONS Rough-in stage Reused materials Collectiv and maintenance spaces

MATERIALS C HOI

RECEPTION

CONTRACTOR PROPERTY SLRB

FINANCER

Construction

superficies agreement

EXECUTION

Fonds du Logement RECEPTION

Land

PROPERTY

COMPLE

Community Land Trust Unit

DELIVERY

LOAN

superficies agreement

Construction

SALE

Rough-in Stage

Land

LOAN

Community Land Trust Unit

DELIVERY

88

Rough-in Stage

+

The first one is what we called the CASCO sale.

By definition it is a sale in state of a property. In our case, it would be a sale at rough-in stage.COMPLE Which means that the byer will have to finish the completionSALE of its acquisition.

The rest of the process would function as usual but including a very tight partnership with the Reuse Center in matter of choice of materials + and execution, completing the formation and the experimentations taking place in the Center.

NEGOCIATED PROCEDURE PROGRAMING PUBLIC MARKET

SPECIFICATIONS Rough-in stage Reused materials Collectiv and maintenance spaces

DESIGN

ARCHITECTURAL UNIT

MATERIALS C HOICES

USE

TIR[E] EXECUTION

RECEPTION

Inhabitants Coop COMPLETION

LOAN

SALE

+ MAINTENANCE

+ 89

RENTAL +

RENTAL +

NEGOCIATED PROCEDURE

PUBLIC MARKET

SPECIFICATIO Reused materials

Collectiv an maintenanc spaces

RENTAL +

NEGOCIATED PROCEDURE

PUBLIC MARKET

CONTRACTOR DESIGN

SLRB

SPECIFICATIO Reused materials

Collectiv an maintenanc spaces

FINANCER Fonds du Logement

CONTRACTOR PROPERTY SLRB

SLIDING LEASES

me

DESIGN EXECUTION

ove rt i

possible superficies agreement

FINANCER ction

u Constr

Fonds du Logement

Land

RECEPTION

possible superficies agreement SLIDING LEASES

DELIVERY

me

EXECUTION

ove rt i

Community Land Trust PROPERTY Unit

Complete ction

u Constr

Land Community Land Trust Unit

DELIVERY

90

Complete

RECEPTION The second one is the RENTAL +, a form of acquisition based on sliding leases. Instead of paying a rent in perpetuity, households would become owner over time. In that case the delivery would be complete, also including a partnership with the Reuse Center.

NEGOCIATED PROCEDURE PROGRAMING PUBLIC MARKET

SPECIFICATIONS Reused materials

ARCHITECTURAL UNIT

Collectiv and maintenance spaces

DESIGN

MATERIAL S CHO ICES

USE

TIR[E]

EXECUTION

RECEPTION

Inhabitants Coop

+ MAINTENANCE

91

COHOUSING

COHOUSING

NEGOCIATED PROCEDURE

JURY

PUBLIC MARKET SPECIFICATIONS

RECO

Fa Reused materials Collectiv and maintenance spaces

COHOUSING CONTRACTOR

NEGOCIATED PROCEDURE

OR SLRB

JURY

PUBLIC MARKET SPECIFICATIONS

Fa

DESIGN

CIVIL SOCIETY Futur byers

Reused materials Collectiv and maintenance spaces

FINANCER Fonds du Logement LOAN

SALE

CONTRACTOR

OR SLRB

DIVISION OF PROPERTY MODE

m

nstrutio n Co

FINANCER

DESIGN EXECUTION Co m

CIVIL SOCIETY Futur byers

superficies agreement

on

Spaces

Fonds du Logement LOAN

SALE

RECEPTION

Land

EXECUTION

Land Community Land Trust Unit

DELIVERY

92

Complete

m

nstrutio n Co

superficies agreement Complete DELIVERY

Co m

Community Land Trust Unit OF PROPERTY MODE DIVISION

on

RECO

Spaces

The last one is the Cohousing. This form would allow future byers to get involved from the beginning. At the programming stage they would RECEPTION be helped by a series of professionals that would initiate them to basic architecture, help them express their wishes. Those would be given in the form of recommendations for the public market along with the specifications. They would then be able to take part in the jury and finally could get involve during the execution phase.

NEGOCIATED PROCEDURE

PROGRAMING

JURY

CIVIL SOCIETY Futur byers

PUBLIC MARKET SPECIFICATIONS

RECOMMENDATIONS Family Bell

Reused materials Collectiv and maintenance spaces

DESIGN

ARCHITECTURAL UNIT

wants an open kitchen has a cat and wants an exterior space

MATERIAL S CHO ICES

USE

TIR[E]

EXECUTION Co m

m

on

Spaces

RECEPTION

Inhabitants Coop

+ MAINTENANCE

93

Those different forms wouldn’t have the same timing of course, and the division of the small TIR building into different plots could make it possible to phase its transformation and to mix the type of housings.

(In the end it could look like that or completely different)

94

95

96

97

98

HOUSING UNIT

99

100

We took the example of Family Bell. They have been moving from apartment to apartment for the last years. Always too small spaces, and never very comfortable but always very expansive.

Signing in for that pilot-project and being good with their hands they chose the CASCO sale.

All the family took part in the construction helped by workers from the Reuse Center.

101

102

We imagined their housing as it could be and decomposed it to see where the materials could come from.

At first (p106-107), the T.I.R. was deconstructed and separated in four blocs. This building is essentially composed of bricks, concrete and a few warehouse doors that will be reused in the public space.

Speaking of recycled concrete, one of the problem is the warranty. Indeed, concrete used for structural elements needs to be validated and has to correspond to the current norms. Using recycled concrete in the fabrication of the new one drives the need to test the mixture before its implementation.

In our case, we imagined a partnership between concrete producers along the Vergote Basin and the T.I.R. legitimizing the need for a performing research laboratory in the reuse center.

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DECONSTRUCTION OF THE T.I.R.

104

+

+

LIMESTONE MORTA LIMESTONE MORTAR

T.I.R. CENTRE T.I.R. CENTRE

105

106

EXTERIOR WALL For the facade, we could use re-employed bricks, those simply coming from the prior T.I.R. deconstruction.

Nowadays, we’re using ciment mortar for their implementation, the problem is that this kind of mortar makes the deconstruction phase particularly long and arduous. The time needed for this operation compromises the profitability of this material.

Instead of ciment mortar, these bricks will be implemented with limestone mortar. This is an older implementation mode, more efficient that has the feature of being disassemble with a relative facility.

Or we also could use wood bricks like it was experimented by the “Collectif Assemble”, made of railway wood.

In the same wall, the insulation can also and simply be made by reusing insulation from deconstructed buildings.

But we know that this material doesn’t age so well, depending on the implementation way. Humidity and moisures being able to damage it.

Thenceforth, we could use insulation in the form of bead that we inject between walls, which has the merit of being easily removed and reemployed Or, one more time, more experimental, we can use former and readjusted false ceiling compressed by a beam.

That’s the same for Windows. All of them can be reused ones after being or not readjusted or painted. Quite simply. That’s the point…

Finally most of the non-structural construction materials can be reused in state. In the past, a lot of architects and entreprenors had a stock of those materials and used it which was cheaper than buying them. But unfortunately Benjamin Francklin once said “Time is money” and a few century after neoliberalism model remembered that.

The problem of those materials is indeed that some of them worn themselves over time or aren’t recoverable

because of their implementation mode.

So implementation is important as it will define, in the future, the deconstruction market efficiency.

107

EXTERIOR WALL - FACING

108

LIMESTONE MORTAR LIMESTONE MORTAR

109

EXTERIOR WALL - INSULATION

110

111

EXTERIOR WALL - FACING - WINDOWS

112

+

+

113

114

SLAB

Last example, the slab.

Here, all lies in the implementation.

Most of the time, the way we build trappes the technical ducts in the wall or on a compression screed making them unreusable and inaccessible. We then place linoleum, floor tiles or parquet directly on it.

To improve the deconstruction model, we need to evolve on that point by putting those technical elements where they can be accessible.

Those graphs show the current slab of the T.I.R., this problematic and the implementation of the new ducts and floor.

This may seem trivial but it’s something important.

115

SLAB - PARQUET

116

117

To conclude, materials transgression is more adequate for interior or exterior furniture. It is also a good way to communicate about reuse issues and to raise consciousness. Public spaces then seem appropriate to develop this practice.

Reuse of construction materials for other constructions, on the other hand, doesn’t necessarily, nor fundamentally, change architecture’s esthetic. It impacts much more on construction process: materials choices, attention to available resources directly on sites, etc…

It’s not about reinventing everything but rather to renew good habits and to work on economical tensions, enterprises models and mentalities.

In order to improve the deconstruction domain, and it will be our last observation. We think that it’s in the implementation of the reused and new materials that the knowledges and knowhows have to evolve. And for that we would like to send you to the BAMB project, co-financed by Brussels environment.

It is currently trying to address all of those questions. It’s a three-year work which started this year and which calls for partnership.

http://www.bamb2020.eu/

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ABOUT THE WORK PROCESS OF THE STUDIO/ THE METROPOLITAN E-STUDIO PROJECT Integrated urban design e-studio for XXIst century sustainable metropolitan region While E-learning is now widespread across the world, there exist very few applications of internet based training in the field of architecture and urbanism. The synthetic and prospective method of learning by design seems still reluctant to the use of internet technology. This project will develop a cross-cultural, transdisciplinary and international method of learning by design enlarging the learning environnment of the local urban design studio through the introduction of virtual learning environments (VLE).

From february and march 2016 and 2017 this E-studio will actively interconnect 15 students and 2 up to 3 tutors from three different urban design studios with a network of experts and professionals. The combination of analysis and design training by small groups of mixed students from three different universities will allow them to develop skills in the field of communication, english language, digital and internet technology. On the long term the E-studio platform and methodology is expected to become an international active interface and archive improving the pedagogy and programme of architecture and urbanism curriculum.

SITE/ http://www.metropolitan-estudio.eu/

LABORATORIES AND PARTICIPANTS/ Laboratory on Urbanism, Infrastructure and Ecologies (LoUIsE), Faculty of Architecture,Université Libre de Bruxelles (ULB) - Geoffrey Grulois (coordinator), Nadia Casabella, Marco Ranzato, Andrea Bortlotti Department of Architecture and Arts, Università Iuav di Venezia (IUAV) - Maria Chiara Tosi (coordinator), Cristina Renzoni Laboratory of Urbanism of Barcelona (LUB), Universitat Politècnica de Catalunya (UPC) - Carles Crosas (coordinator), Jorge Perea PARTNERS OF THE E-STUDIO/

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T.I.R]E[USE COMMISSIONED BY/ Lacambre Horta ULB Studio SPACE SPECULATION & THE METROPOLITAN E-STUDIO PROJECT 2016 IUAV-ETSAB-ULB

RESEARCH TEAM/ BXL Tour et Taxi MEMBERS/ BIGONNET MORGANE DULLIER BASTIEN GONÇALVES MARCO CREDITS/ All images are either owned by the research team or the owners are mentioned bellow each one. All data is collected by our team and represents our foundation for the development of our collective studio project: T.I.R]E[USE

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