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The Kings’ Wives of Landlust


Contents


foreword

5

the Kings’ Wives of Landlust, about the project

6

pillar 1, committed residents

11

pillar 2, sustainable energy supply

19

pillar 3, respect for historic monument status

29

pillar 4, high-quality public-sector rented housing

33

pillar 5, vital neighbourhoods

37


4


foreword

the Kings’ Wives of Landlust model project The Kings’ Wives of Landlust is an innovative renovation project by Eigen Haard that is attracting a great deal of professional interest. This brochure provides information on the Kings’ Wives based on the project’s five pillars.

Eigen Haard is one of the largest housing corporations in the Netherlands. Our mission as a responsible corporation is to help revitalise districts where people can live and work pleasantly in high-quality accommodation. Our reputation requires finding innovative solutions and sticking out our necks. And that is exactly what we do with the renovation of the Kings’ Wives of Landlust. We are innovative in terms of resident participation, involving as many groups as possible in the process from the planning stages onward. Men, women and children: they are our advisers. In terms of energy, the Kings’ Wives has become a European award-winning model project. We renovate public-sector rented housing in a sustainable manner; housing, in fact, that also has historic monument status. Energy consumption is more than halved, while CO2 emissions are reduced by as much as 80%. Over the next few years, we will be monitoring our tenants’ energy consumption to gain knowledge and experience that could benefit our tenants in other renovation projects. We also want to learn about and experience the functional improvements made to the houses, so that they can be used to benefit other housing complexes. Eigen Haard invests €200,000 in each of the homes, €100,000 of which will not be recovered by way of rent. This means that we will be incurring a €25 million loss with this renovation. Of course, we can’t do this with every project. If we want to preserve such ‘inhabited museums’ as public-sector rented housing for future generations, we must find creative solutions in the Netherlands for the problems we come across. Eigen Haard uses its innovative capabilities to make a major contribution to this.

Pillar 1: Pillar 2: Pillar 3: Pillar 4: Pillar 5:

Committed residents Sustainable energy supply Respect for its historic monument status High-quality public-sector rented housing Vital neighbourhoods

Peter Hildering, Director of Eigen Haard “Eigen Haard’s challenge is to find suitable solutions to the problems that occur with functionally outdated public-sector rented housing with or without historic status.”

The RenovatieRaad (Renovation Council) of the Kings’ Wives of Landlust, which advises Eigen Haard on the renovation plans.

5


the Kings’ Wives of Landlust about the project who were the Kings’ Wives? The project is bounded on three sides by streets named Charlotte de Bourbonstraat, Louise de Colignystraat, and Bestevaerstraat. Charlotte de Bourbon (1547-1582) became William of Orange’s third wife in 1575. Louise de Coligny (1555-1620) was Prince William I’s fourth and last wife. That is the reason why the project is called the King’s Wives, in Dutch De Koningsvrouwen van Landlust. Landlust is the name of the neighbourhood and was taken from the name of a farm that used to be located there. Eigen Haard uses this stylish project name to emphasise that it is a special project residents can be proud of. The name shows respect for the buildings, the neighbourhood’s history and, above all, the residents.

A special logo has been developed for the Kings’ Wives of Landlust project that does justice to the project’s standing. The logo is used in communications with the residents to generate Charlotte de Bourbon

Louise de Coligny

recognisability and commitment.

6


progress in facts and figures - location: Amsterdam-West, Bos en Lommer regeneration district - built in 1937 - 21 nationalities, many residents of Turkish and Moroccan descent, relatively high level of illiteracy - listed in municipal historic buildings register, nominated for a listing in the national monuments and historic buildings register

2012

2011

se ha con lf d

m pt e

ne Ju

2010

Se

m pt e Se

2009

be

r be

r be m ce

De

m pt e Se

Ap

2008

De

ce

ril

m

be

be

r

r

before the renovation - 245 homes, 3 business premises - average flat size: 46 m2 - energy label G - poor living conditions due to damp, mould, lack of insulation, worn-out infrastructure (wiring, pipes, sewage system), poor soundproofing, living area too small - unmanageable for Eigen Haard, one of the reasons being asbestos underneath the shower floor

r

after the renovation - 188 modern, varied rented flats, among which 60 larger flats - market-level housing differentiation - approx. half the original residents return; this usually is 17% - historic façade restored to its former glory - energy label A; energy consumption more than halved and additional air cooling system built - 80% CO2 reduction - investment of €39 million, of which €25 million not recovered - larger layout - balance ventilation - improved fire resistance - improved sound insulation

Start of construction work

Kick-off decision

Staircase with pilot flats Pricing construction team partners Implementation decision Start of home visits

Delivery of last flat

Residential requirements study Thanks to the residents’ involvement, the total lead time is approximately 4.5 years. 7


a building of cultural and historical value The cultural and historical value of the building, which was designed by Versteeg father and son, can be defined in terms of four different elements: urban planning, architecture, innovation and social value. In that sense, this renovation can be considered a repeat performance of the experiments of 70 years ago. The urban planning value is best known and most important: it is the first parcellation for terraced working-class housing in Amsterdam. The complex is part of the 1928 alteration of the Landlust plan by the Department of Public Works. In 1932, Ben Merkelbach, an architect and co-founder of the Amsterdam architects group ‘De 8’, sent the Amsterdam council a modified urban planning design, which was favourably received by the Urban Development department. The Housing department, however, was less enthusiastic. Therefore, a competition was organised to explore the types of homes to be built. The designs for the terraced blocks, as an alternative to the enclosed perimeter block standard, were finished as early as 1934. But because the competition resulted in a publication with a new set of requirements, construction was postponed until 1936. In addition to the buildings, what is also interesting is the public space, where Cornelis van Eesteren’s signature is clearly visible in the design of the streets: wide, with plenty of greenery and children’s playground areas.

An impression of Landlust, the district where the Kings’ Wives of Landlust is located.

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9


10


pillar 1 committed residents widely supported public involvement Eigen Haard has opted to involve residents throughout the renovation process, from the planning stages onward. In addition to the Residents’ Committee as a formal point of contact, Eigen Haard initiated entirely new forms of participation, with residents approached to contribute as advisers. That way, target groups that are otherwise often rather neglected, such as (ethnic minority) women and children, were also involved from an early stage. They have provided valuable information and, as an added bonus, have established new relationships with their neighbours.

Renovation Council Children’s Council

Women’s Council

E i g e n Ha a r d

local school

Editorial Council

Residents’ Committee residents’ support - urban district community participation - neighbourhood residential support centre - residents’ support by Eigen Haard

p articipation proces s

individual residents

pilot staircase monitoring group

The information sessions were always well attended.

11

excursions

general information sessions


residents very valuable as advisers

two years ago we invited them for coffee. Now we also have a Women’s Council with thirty enthusiastic participants! In workshops with the architects, they designed surprising floor plans and selected new bathroom and kitchen tiles. Some of the women liked it so much that they became active in the Monitoring Group. Every two weeks, that group visited the first two flats that were renovated as part of a pilot project in order to check that Eigen Haard was complying with agreements reached with the residents. This builds trust. Residents feel that their opinion counts, from idea to implementation.”

“Our involvement, as residents, in the renovation of the Kings’ Wives is an example for other renovation projects,” says Mohamed El Yahioui, the chairman of the Residents’ Committee. “Everyone had a say, they kept us informed and we really developed the plans together with Eigen Haard. Fortunately, we received professional support, which we were free to choose ourselves. Of course, the Residents’ Committee did clash with Eigen Haard over rent and service charges, because these would inevitably be higher. Luckily, energy costs will go down. People were sceptical at first, but that has turned into trust.”

care more important than speed Van Twillert: “The most important thing is to listen, to ensure that people feel that their opinion counts. Everyone is important. And keep on offering them individual support from the residents’ counsellor. What I’ve learned is that you have to discuss every detail with the residents. Care is more important than speed. But the fact is we’re seeing that the development planning process is much shorter as a result of all this. We’ve gained some two years.”

new forms of participation Reiny van Twillert of Residents’ Participation at Eigen Haard has been looking for ways to involve residents in the process from the very beginning. “The Residents’ Committee is our formal point of contact, with whom we reach agreement on such topics as the social plan, floor plans, energy measures, rents and service charges, which is normal. We have also opted to involve residents from diverse groups in the process as advisers, always looking for the right form to do so and we don’t shy away from new forms of participation. This approach is popular among residents. We started off with a Renovation Council that attracted dozens of people. They listed what was wrong in their homes. Together we completely stripped one of the homes, only to find that so much had to be changed that it would be impossible for residents to stay there during the renovation work. In order to reach the many Turkish and Moroccan women, about

Pupils of the Narcis-Querido school have made drawings, shoebox dioramas and floor plans to show what their ideal home would be like.

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13


local school closely involved in renovation A lot of children who live in the Kings’ Wives attend the Narcis-Querido school. Eigen Haard asked the school to address the renovation in classes, which is something that has succeeded beyond all expectations. All of the pupils at the school took part in a project about living, which fitted in well in the curriculum. Nursery class children named the furniture in a house and talked about how they would furnish a home. In the junior forms, the project was linked to Children’s Book Week and pupils came up with lyrics, raps and poems. The senior forms drew dream homes and floor plans, and made scale models with the architect.

lovely renovation film by pupils Van Twillert: “Some of the mothers rarely get out of the house and don’t speak Dutch very well. We can reach these mothers through the children. The local school really embraced the renovation project. Together with the architect, pupils made floor plans for the homes, and with the help of the Frisse Blik media education foundation, Year 7 filmed their parents at home like real video journalists. They asked them what they thought of their home, what their renovated home should look like. This was made into a documentary that was screened at the school for all the residents. Pupils, parents and teachers were really proud.” Residents don’t experience a renovation project very often, so they need information to make a well-considered decision on the future of their home. The Residents’ Committee can, therefore, enlist the help of a self-elected, independent, professional residents’ supporter. In addition, information sessions are organised, as well as instructive excursions to, for example, a similar renovation project and a thermal storage plant.

Together with the architect, pupils of the local Narcis-Querido school made scale models Pupils made a film about their living situation and living requirements.

of their ideal home.

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15


residents’ support

special circumstances), this creates a unique opportunity to assess the residents’ wellbeing. This served as input for a separate ‘behind the front door project’ conducted by the urban district council with a view to enhancing everyone’s ability to cope and providing all kinds of support in connection with the repositioning of the staircaseaccess flats.

All Eigen Haard’s projects have close residents’ support in place and the Kings’ Wives is no exception. broad social approach The Kings’ Wives project opted for a broad social approach. This means that, in addition to the residents’ living preferences, their personal situation is also taken into account. That way, any problems are identified and residents can be referred to the appropriate authorities, where necessary. The broad social approach is adopted in conjunction with the urban district council.

viewing the pilot staircase flats Pilot staircase flats at Louise de Colignystraat 37/39 were built to model what the future flats will look like. The residents were given a guided tour and during the viewing they could select their tiles, door and cupboard handles and kitchen fronts from a range on display there.

customisation Customisation is a key concept of the Kings’ Wives of Landlust. Caroll Ho-A-Tham, a Residents’ Support employee at Eigen Haard, is tasked with finding suitable solutions for every individual resident. She visited all households in the Kings’ Wives, showing them the floor plans of the different types of homes for comparison with the current situation, so that residents who return can choose the home that best suits their family situation and finances. They can also discuss rent, service charges, rent allowances and housing benefits with Caroll, so that there won’t be any surprises for them later on. However, customisation at the Kings’ Wives is more than that: if residents are unable to arrange for their own move due to special circumstances, Caroll Ho-A-Tham will arrange it for them. Because Caroll knows every home and because customisation is paramount (instruments such as rent allowances and rent increase capping are also used in

to return or not to return? The residents were given the choice between returning to the complex or finding a home elsewhere with the support of Eigen Haard. Caroll Ho-A-Tham arranged fully furnished temporary accommodation for those who wanted to return. Finding suitable temporary accommodation, furnishing it and helping residents move is a very intensive project. Caroll also helps residents who do not wish to return with finding a new, suitable home. Flats, whose tenants have moved out, are not left vacant. They are rented out temporarily or put under the administration of a vacancy manager. This prevents vacancy and squatting and helps maintain the liveability of the neighbourhood.

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vital link Individual residents’ support is a vital link in the success of the project. In addition to her activities as mentioned above, Caroll Ho-A-Tham organises a consultancy hour every week during which she answers residents’ questions. She also ensures that financial arrangements are implemented and she is the first point of contact for the Residents’ Committee on specific questions on such issues as rent policy, allocation, financial schemes and legislation. Together with supervisor Bas Pannekoek, she steers the progress and planning parts of the project that involve residents. She also sees to it that homes are vacated on time, so that renovation can start without a hitch. In addition to this important practical side of residents’ support, Caroll Ho-A-Tham also plays a key role in gaining the residents’ trust.

Relocation worker Caroll Ho-A-Tham talking to one of the residents.

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pillar 2 sustainable energy supply unprecedented insulation halves energy consumption

for each staircase, but for the building as a whole. This has enabled the installation of even more efficient systems for this specific project. A notable aspect is the positioning of the vapour-proof foil in between two separate layers of insulation, which keeps the entire infrastructure inside the box and protects the foil from being perforated. Energy supply of all semi-collective balance ventilation systems is linked to the solar panels.

Sustainable redevelopment in the public sector of 32,000 staircaseaccess flats, including hundreds of listed ones – that is Eigen Haard’s challenge for the next few years. A key spearhead is reducing energy use, not only to cut back on CO2 emissions, but also to ensure that residents can continue to be able to pay their energy bills. Moreover, living in a well-insulated home is, of course, much more comfortable. In terms of energy measures, all the stops were pulled out for the Kings’ Wives of Landlust. Project leader Frans Horst: “Because of the building’s listed status, we cannot insulate the outside of the building. Because of this and given the fact that the steel frame extends throughout the whole-brick walls, we decided to apply a box-in-box insulation concept plus cooling and heating via the ceiling. Cooling is necessary because the façades are largely made of glass. To supply sufficient clean air into the homes, we use balanced ventilation combined with a heat recovery unit. In theory, calculated energy consumption is reduced by 80%. We’re using state-of-the-art systems.”

towards energy-neutral living The extraordinary energy measures capture the authorities’ attention. The Kings’ Wives has been selected for SenterNovem’s leaders group as part of the ‘Towards Energy-Neutral Living’ Unique Opportunities Scheme (UOS, see www.agentschap.nl). The scheme subsidises organisations that tackle energy savings yielding at least 45% lower CO2 emissions in homes in an innovative manner. Amsterdam Council and the European cooperation association EFL (www.ef-l.eu) awarded the Kings’ Wives innovative model project status.

pilot scheme with systems for each staircase The limited energy need for each individual home has resulted in a new way of thinking. Because of the considerable shell insulation, it would be nonsensical to install an HE boiler in every home; one boiler per staircase suffices. Ventilation and, as a result, heat recovery can also be optimised semi-collectively. This installation concept was trialled in a pilot staircase with two HE boilers (combination boilers with Stirling for electricity generation). Eigen Haard will develop this line of reasoning further in the renovations of staircase-access flats. As a result of the current situation at Landlust, the systems were ultimately not installed

Insulation material is applied box-in-box throughout the building.

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state-of-the-art low-energy systems The current building services originally consisted of a coal-fired central heating/hot water system, which was converted into a gasfired ch/hw system 40 years ago. The energy supply in the renovated homes is unprecedented in the public sector, with the latest insights being applied in a combination of three energy concepts: 1. thermal storage (climate control) 2. gas boiler (room heating & hot water peak load) 3. solar panels (electricity for collective systems) The air discharge and supply conduits for the balanced ventilation system with heat

Thermal storage at a depth of 60-120 metres underground consists of a cold reservoir and a hot reservoir and provides for the basic need of heating and cooling, as well as contributing to heating hot tap water. In winter, a heat pump upgrades the water pumped up from the hot reservoir (14-15ºC) to 28-35ºC for low-temperature room heating. A heat pump acts like a kind of reverse refrigerator. In summer, water from the cold reservoir (9-10ºC) is used for temperature room cooling without any further treatment. The heat or cold that is extracted from the groundwater for climate control is released into the rooms via the ceiling. The ceilings have a larger open surface than the floor and are, moreover, more effective in supplying cooling.

recovery are concealed above the ceiling.

The heat or cold extracted from the water is used for three applications: A. ceiling heating with 25-30ºC water; B. ceiling heating up to a temperature of 4ºC below outside temperature. No colder because condensation on the ceiling will occur; C. 40ºC water is transported from the HR107 gas cascade for further heating before being used as hot tap water (>60ºC). The gas cascade also steps in to absorb peaks in demand, for instance in the morning when a lot of people shower, or in the winter. The gas boiler and heat pump capacities have been chosen to optimise the efficiency of installation costs and energy consumption.

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solar panels The 278 solar panels on the roof (photovoltaic array) generate sustainable electricity, which is used for collective facilities such as the heat pump, the pumps in the boiler room and the fans of the balanced ventilation units. Any excess energy generated by the solar panels (some 30% of the annual yield) is supplied back to the grid and used by third parties.

a current of energy measures - box-in-box (with insulation value RC=4 for outer walls and floors and RC=7 for the roof); - extremely insulated aluminium door and window frames with glued-in double glazing; - thermal storage in the ground; - photovoltaic solar panels on the roof for generating energy for collective facilities; - individual meter linked to house videophone shows energy consumption; - 80% energy reduction (heat demand calculated as 40kW/m2/ year, current situation 238Â kW/m2/year; - heating and cooling via ceiling; - balanced ventilation linked to PV panels; - by way of a pilot scheme, two HE boilers (Stirling) in one staircase to compare energy consumption to communal heating system; - energy box with standby killers and energy-saving lamps; - information to residents.

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energy costs higher than rent

PV collector - 3rd basic load

The rent in this type of staircase-access flat is relatively low and the energy costs are high because of the building quality (e.g. non-insulated solid stone walls). If nothing was changed, energy costs would outweigh the rent in just a few years’ time. This development makes drastic energy-saving measures an absolute necessity for this type of rented accommodation. After the renovation, energy costs at the Kings’ Wives will be reduced by more than 50%. However, rents will increase considerably, from 64% max. reasonable to 90% max. reasonable. This comes with an increase in rent allowance for most of the target group. Housing costs for most of the residents who will return to the Kings’ Wives will remain almost the same, while their flat will be considerably much more comfortable. This is a calculation that is difficult to explain. Tenants primarily think about rent, do not consider total housing costs. Newcomers will pay higher rents, 100% max. reasonable. When the new rental regime becomes effective, the A label will earn the homes an additional 32 rental points.

of WtW Unit 60˚C Charlotte de Bourbonstraat 40˚C 2nd basic load

peak load

gas cascade 225 KW 225 KW 225 KW 18 á 20˚C

40˚C 1st basic load

Wko

3˚C

22

11˚C 100 m1 deep


current situation 2009

calculated new situation

2-bedroom flat 92 rental points 42 m2

2-bedroom flat 97 rental points 44 m2

Net rent Service charges Energy costs (excl. cooking gas/private electricity)

€ 229 € 23 € 128

€ 401 € 34 € 47

Total housing costs excl. rent allowance Rent allowance (for incomes of €25,000, 80% of target group)

€ 380

€ 482

0

- € 85

€ 380

€ 397

0 1.894 m3 75 m3 90 kWh

15 GJ

Total housing costs incl. rent allowance Energy Heat supply Gas (heating, hot water) Gas (cooking) Electricity collective (in future mainly balance ventilation) Electricity solar panels

0

0 75 m3 325 kWh - 178 kWh

Costs for tenant (2009) Energy Cooling

€ 1.220 0

€ 440 € 120

Total

€ 1.220

€ 560

Costs for tenant (2009-2019) Energy (6% increase a year) Cooling (2% increase a year)

€ 1.670 0

€ 640 € 133

Total

€ 1.670

€ 773

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current flat

load-bearing wall window frame

stuccowork

window sill original window sill stuccowork wooden floor floor joists

whole-brick wall

ceiling hangers

steel structure (extends inwards)

ceiling: stuccowork on reed

insulated flat FACING WALL FAÇADE REVEAL FINISHING

existing load-bearing wall

new aluminium window frame

existing stuccowork

existing buck

rockwool insulation 30 mm

bluedec insulation 10 mm

rockwool insulation 50 mm between metal stud 50 sections

vapour-resistant layer

vapour-resistant layer

reveal finish mdf

plasterboard 12.5 mm

werzalit window sill vapour-resistant layer insulation rigid foam 40 mm FACING WALL FAÇADE

FLOOR AND CEILING STRUCTURE

air vent

Fermacel floor slabs 2 x 10 mm

plasterboard 12.5 mm

vapour-resistant layer

rockwool insulation 50 mm between metal stud 50 sections

rockwool insulation rigid foam 50 mm

wooden laths for cavity ventilation

existing wooden floor

vapour-resistant layer

conduits for underfloor heating

PIR insulation 60 mm

existing floor joists

existing stuccowork

insulation 60 mm between metal stud 75 sections

existing whole-brick wall

vapour-resistant layer

existing pumice concrete block course

plasterboard RF 2x12.5 mm

existing steel structure (extends inwards)

ceiling heating element RF plasterboard 15 mm

fire-resistant kit course

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sustainable approach awarded The sustainable approach taken at the Kings’ Wives has not gone unnoticed: the project has been awarded the Groene Speld energy prize by the Amsterdam Council and received the Eneco Energy Transition Award in 2009. The Groene Speld jury report: “Eigen Haard has made the most of its opportunities to achieve its sustainability and energy objectives”. In addition, the project has a major external appeal. Praise during the Energy Transition Award ceremony: “With the Kings’ Wives, Eigen Haard has realised a highly integrated model project, generating sustainable energy at a high level, preserving the building’s listed status and taking the residents’ needs into account in their approach. They deserve all the praise!” sharing knowledge on a European level During the development planning for the Kings’ Wives, Eigen Haard acquired a lot of expertise from Passief Huizen through EFL, the European Federation for Living, a European cooperative association of housing corporations, financial institutes, property investors, construction companies and knowledge institutes. Eigen Haard co-founded EFL in 2006. EFL’s central objective is to jointly create sustainable home and living environments through the exchange of know-how and experience. See www.ef-l.eu and www.rebecee.de.

Municipal councillor Marijke Vos hands out the ‘Groene Speld’ award to project leader Frans Horst.

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Koningsvrouwen renovation compared to standard renovation

architectural insulation Wall insulation (Rc) Storage area (basement) insulation (Rc) Roof insulation (Rc) Shell insulation (Rc) Glazing insulation via extremely thermally decoupled window frame (U) Window frame insulation Sealing cracks (qv;10; trailer) Heat-absorbing glass (ZTA) Outside awnings (screens required!)

unit

m2K/W m2K/W m2K/W m2K/W W/m2K W/m2K dm3/s.m2

systems Heat generation EPrimair yield Release Cold generation EPrimair yield Release Ventilation Heat recovery PV system Access Communication Metering (communication with residents via video phone comfort ATG class2 (number of room air changes) energy & environment Typical energy use (heat-cold) Fuel costs3 CO2 emissions Labelling (Febr. 2010) Share sustainable

ACH/year

€/stairc./yr kg/stairc./yr

current situation at the Kings’ Wives of Landlust

standard renovation Eigen Haard, 2009

calculated new situation at the Kings’ Wives of Landlust

roof 0,6 0,5 1,3 0,1

interior (wall) insulation 2,5 2,5 2,5 0.1 / 2.51

box-in-box 4,0 3,2 7,2 2,5

3,2 ? 1,5 á 2 -

1,2 2,4 0,625 (double) -

1,2 1,6 0.25 (overall) CdB-vg 0.40 (partly) short end CdB rear/south facade

HE boiler

HE107 boiler collective

thermal storage (aquifer)

85% HTH (radiator) none natural supply and extraction none none

95% HTH (radiator) none natural supply, mechanical extr. none none

200% LTH (ceiling) Aquifer 800% HTC (ceiling) indiv. balance ventilation

Halo Phone none electricity

Halo Phone CAI heat (traditional), electricity, water, gas

ventilation 60 KWP, 2/3 own use for CF/HR Videophone central satellite GSO radiographic, CH use is linked to videophone

<C

?

B

238 6300 20700 G 0%

1160 3250 10100 B 0%

40 (25 is “passive home renovation” 1,460 (77% reduction) 4,400 (78% reduction) A-AA 50%

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financial Investment (additional energy costs) per staircase (incl. VAT, incl. UOS subsidy, excl. PV) Fixed costs5 per year per staircase (average next 40 years) Variable costs6 (fuel) per year per staircase (average next 40 years) Operation (total costs) per year per staircase (average next 40 years) Service charges per staircase flat per month

unit

current situation at the Kings’ Wives of Landlust

standard renovation Eigen Haard, 2009

calculated new situation at the Kings’ Wives of Landlust

0

112.500

176.800

2.324

6.658

11.570

19.434

9.466

2.686

€ €

21.758 20/vhe

16.124 …

14.256 39/vhe

€ 2.200/vhe € 13.550/vhe € 71.000/vhe € 6135/vhe (ch + mech. extraction)

€ € € €

contracting sums incl. tail Complete box-in-box (interior/exterior wall insulation Window frame replacement type DKvL (Schüco) Remaining structural measures = new layout Building services incl. TS + HR

annual rent 2009 versus 2012 as of now Regimen July 2009 versus regimen July 2010 Total annual rent model as of 2009 vs. 2010

€ 2.928/at 243 vhes € 727.059

HTH = high-temperature heating

HR = heat recovery

CF = central facilities

LTV = low-temperature heating

CAI = community antenna installation

SGF = solar gain factor

1,2 million= € 6.383/vhe 3 million= € 15.957/vhe 13,2 million= € 69.149/vhe 5,5 million= € 29.255/vhe

€ 6.036/188 vhes (50% of 2010 rent regime) € 1.134.768

1. Insulation of shell (RC) 2.5 m2K/W only 1 m out from inside shell. 2. Explain ATG class in footnote: A = 80-90% satisfied residents, B = 65-80% satisfied residents, C= less than 65% satisfied residents 3. Fuel costs (excl. cooking = 75m2 of gas/yr) per staircase assuming 5 (larger) types of flat HB1 based on private consumer rate 4. Fixed costs include depreciation, reinvestment, rent, maintenance & management, service contribution cold supply (€10/month/home). 5. Variable costs are fuel costs. 6. Of which 60% change with 32 additional rental points for A labelling. 7. Incl. heat recovery/service contract/coll. hw. 27


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pillar 3: respect historic monument first row housing in Amsterdam

the façades on the garden side were similar to perimeter blocks in terms of architecture and use. But whatever the case, Landlust was an extremely important pioneer for later open row housing in Amsterdam and the Netherlands. It’s no surprise, therefore, that this residential complex has been nominated for inclusion in the national monuments and historic buildings register.

The Kings’ Wives of Landlust has been listed in the municipal historic buildings register since the 1980s. Historic buildings adviser Hans Boonstra of Bureau Monumenten & Archeologie (BMA, Historic Buildings & Architecture Bureau) explains why: “The monumental character is mostly due to the exterior and the urban development plan”.

About BMA’s contribution, Boonstra says: “As regards the renovation, we recommended leaving the exterior walls and staircases intact and showing the original appeal in the replacement window frames. We really appreciate that a special type of window frame was custom designed for this purpose.”

From the end of the 19th century until the 1930s, perimeter block development was the norm in Amsterdam. However, not all residences in these blocks received the same amount of sunlight, which made corner dwellings in particular dark and susceptible to damp. Moreover, the gardens in the inner courtyards were full of a variety of fences and buildings. In response to the dire living conditions of many people at the end of the 19th century, a new architecture movement arose called Het Nieuwe Bouwen. This Dutch branch of the International School of Modernism wanted to bring light and air to homes. In 1930, a development plan for Landlust was on the table, which provided for perimeter blocks. However, young architects Merkelbach and Karsten, who were asked to design a number of the building blocks, were ambitious and conceived a plan with open row housing, thus revolutionising urban planning in Amsterdam. They designed some of the housing blocks themselves, and also asked architects Vorking and Versteeg Sr. and Jr. The father and son team developed the Kings’ Wives. The experiment with row housing was closely monitored in the 1930s. Leading architects were especially critical of the mainly North-South orientation of the houses as being undesirable in terms of exposure to the sun. Moreover,

The original urban development plan (left) and Merkelbach and Karsten’s plan as it was actually built

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window frames with original appearance The old photographs of the Kingsâ&#x20AC;&#x2122; Wives show many windows that can be opened. After the renovation, the building will be restored to its former glory, yet with modern insulation of the year 2020. That was quite the test, as steel window frames with single glazing have a major thermal bridge effect and, consequently, exorbitant heating costs. Special window frames of the Kingsâ&#x20AC;&#x2122; Wives type were developed in Germany. These consist of an aluminium section with custom-made gas-filled double glazing with an invisible metal layer on the inner windowpane to reflect sunlight in the summer. As aluminium conducts cold, a double plastic frame is placed between the inside and the outside of the window section to serve as a decoupling. To ensure the original appearance, the glass has not been mounted with a rubber edge, but has been glued into the frame.

This photo from the 1930s shows the front of the Kingsâ&#x20AC;&#x2122; Wives with opened windows in steel window frames.

The white window frames have been replaced with new window frames with the original appearance.

The new, custom-designed aluminium window frame.

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pillar 4 high-quality public housing diversity in types of homes thanks to residents One of Eigen Haard’s key tasks is to create suitable and affordable rented accommodation in the public sector. Following the renovation of the Kings’ Wives, all flats will continue to be used as public-sector rented housing. Together with the residents, we have explored what makes accommodation suitable, also because one of the objectives was to ensure that they would return after the renovation, thus retaining the neighbourhood’s social structure. Usually, only 17% returns, but with this project it is about 50%. Architect Frederike Kuipers of Archivolt Architects says the following about the workshops in which she supervised adults and children drawing up floor plans and making scale models: “Eigen Haard had planned 30 large dwellings in which two old flats would be combined into

one new flat. The residents themselves came up with the idea of combining three flats into two, clearly reflecting the need for medium-sized homes.” Mostly of Moroccan and Turkish descent, the residents had specific wishes, including a separate kitchen. Kuipers: The kitchens were enlarged and the living rooms kept relatively small. Sliding doors between the living room and kitchen allow for flexible use of the flat so that it is suitable for various target groups. The introduction of an anteroom has solved the problem of system management and unclean shoes. These are not allowed in the home, but currently create dangerous situations in the communal entrance halls. We also met the requirement of installing a shower in the bathroom for ritual purification purposes. The residents’ participation has resulted in a much wider diversity of homes and floor plans.”

Photo on the left: A pilot staircase was completed in the spring of 2010, offering residents

Floor plan on the left: existing 46 m2 and 41 m2 flats. Middle: new, double flat with a surface

the chance to see what the flats will look like.

area of 81 m2. Floor plan on the right: a new 44 m2 flat.

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Residents consider the existing kitchen and bedrooms too small. They came up with the idea of combining three old flats into two new ones.

Photo on the right: Residents were given regular guided tours and updates on developments in the renovation process.

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pillar 5 vital neighbourhoods a boost for the neighbourhood

together with young Portiekportiers (porters for the staircase-access flats), they inspect all communal entrance areas on a weekly basis to see if they are clean and functional. That way, children are given responsibility for their neighbourhood.

Every housing corporation knows that good homes in bad neighbourhoods come with a high resident turnover and, consequently, high costs. But Eigen Haard will not let this happen with the Kings’ Wives – the project has been embedded in the ‘Eigen Haard neighbourhood approach’, in which we work on vital neighbourhoods together with residents, schools, businesses, the Cordaan care and welfare institute, governments and other corporations. Residents are the glue that holds the neighbourhood together, which is why Eigen Haard explicitly wants the original residents to return after the renovation. Building larger flats is a key factor in this, as is the participatory approach. Residents get to know one another during the public consultation activities and find out that they live in a historic building that will be renovated to meet their requirements. That makes people proud of the place in which they live. Eigen Haard also involves children in their living environment on an ongoing basis. The Eigen Haard neighbourhood managers have organised cleaning campaigns for many years and

Ries Breek of Urban District West is enthusiastic about the Kings’ Wives: “It’s fantastic for the neighbourhood that Eigen Haard has such an intense and integrated approach to development planning. The historic homes will be carefully renovated and will remain public rented accommodation, with 60 larger flats being built as well. We, as the urban district council, fully support the project with grants for the local school project and excursions. Vital neighbourhoods are determined in part by their surroundings, and fortunately, there are all kinds of developments at district level, too. Once renovation is completed, we will tackle the public areas. We will ask consultants, adults and children about landscaping and playground areas, so that the resulting layout will meet the requirements of liveability.”

Local children are involved in neighbourhood activities as part of the Children’s Council and as Portiekportiers, under the supervision of Eigen Haard neighbourhood managers

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This brochure about the Kings’ Wives of Landlust is an Eigen Haard publication. It is intended to provide information on the renovation project of the pre-war staircase-access flats the Kings’ Wives of Landlust. Year 2011 the Kings’ Wives online The Kings’ Wives of Landlust have found a home on the internet at www.eigenhaard.nl -> Ik ben huurder -> Renovatie & sloop 39

Kings wives of Landlust (Amsterdam, Eigen Haard)  

Brochure - Eigen Haard

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