Opportunistic urbanism vlaardingen booklet

Vlaardingen

Adaptable Urbanism Post Industrial Revitalization

Opportunistic Urbanism Thesis Studio Randy Wihardja | 730957

Vlaardingen

This booklet has developed out of a series of urban design concept and research that is undertaken as a final outcome of Opportunistic Urbanism Thesis Studio.

I want to give my greatest gratitude to my studio leaders, Andy Leigh Fergus and Katherine Sundermann whom have been challenging me, supporting me and assisting me develop my ideas.

I am grateful to my family for encouraging me during my hardest moments as they are one of my biggest motivation to finish this project. I would like to include a special note of thanks to my best friends, Shwiti Ravisankar who gave me valuable feedbacks and support during our visit to South Holland and throughout the semester. I thank my colleagues at Opportunistic Urbanism Studio, University of Melbourne, including Azarya, Ruru, Job, Kate, Stephanie, Laura, Pat, Shahnaz and Sejal.

Further, I would like to acknowledge with gratitude the support of Deltametropol and TU Delft for the coordination during our visit to Delft and Rotterdam. I am really grateful for the workshops and guest speakers that really influence my design development.

Lastly, I realized this booklet would not have been possible without them.

Acknowledgment Opportunistic Urbanism | page 4

ACKNOWLEDGMENT TABLE OF CONTENT

4 5

PART 1 INTRODUCTION

7

Agenda Reflection: Status Quo

8 10

PART II EUROPE IN TRANSITION

15

Economic Crisis 2008 No Investment in Post-Industrial Harbour Area Reflection: Top-down & Development-driven Approach

16 23 30

PART III SOUTH HOLLAND CONTEXT

33

Planning System Urban Expansion Cultural Migration Housing

34 36 38 40

PART IV VISION

43

Return Brief Vision Statement A Gateway of Vlaardingen Local Culture, History and Identity Flood and Inundation Mixed Land Use

44 45 50 52 54 56

PART V ADAPTABLE URBANISM

59

Ideas Different Moves in Bottom Up Practice Scenarios of Flexible Masterplan

60 68 70

PART VI URBAN RULES

75

The Junction Dockland Riverfront

76 80 86

BIBLIOGRAPHY

100

APPENDIXES

101

Table of Content page 5 | Vlaardingen Post Industrial Revitalization

1

Introduction

FLEXIBLE URBANISM: Towards Future Vlaardingen the Post-industrial Harbour

The current trend shows that the development of Rotterdam Port has been shifting towards the west end coast as the sixth phase of Europort has been established in 2008. Indeed increased economic revenue of the expanded port is expected, but the question is about the abandoned former harbor area that is turning underutilized. This thesis aims to challenge the current conventional planning method that has fallen to segregated zone and ‘mechanical’ market society.

In response to upcoming economic and demographic growth, the future development will involve maintaining, restructuring, diversifying and intensifying the post-harbor area. The existing mono function will be transformed to be a more vibrant and collaborative place. Flexibility would be the vital key to develop an adaptable masterplan for Vlaardingen. Considering that no investment seems interested in developing this site, it opens up the opportunities for a more flexible masterplan.

Nonetheless, a planning without a rule is not a planning. Rules play a great role in preparing a flexible masterplan of Vlaardingen.

By building their own city, their own home and their own living environment, future Vlaardingen would be a collaborative place based on demand-driven. How would a block be designed to be more responsive towards changes, instead of being ready to use from the beginning? How will Vlaardingen be a self-made city?

Opportunistic Urbanism | page 8

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The Dead Has Begun The down of former industrial harbour along the Rotterdam river is slowly affected Vlaardingen. Vacant industrial buildings are characterized Vlaardingen nowadays. It is true that some of them are still survived, but at first glance, Vlaardingen is no more than a ‘dead’ city. The turning down of an industrial area in former harbour area is unneglectable.

As the other former industrial area, it seems that there is less interest from private sectors due to many significant constraints that happens in the site, for instance environment issues (flood and inundation), strict land use, low quality of living space, etc. Furthermore, it leads to a surplus of industrial sites in Rotterdam. Undoubtedly, this could effect the whole Rotterdam metropolitan area negatively. What are the options that this area has?

Gentrification and government-led development would be the first option. Indeed, local government through social housing association has the power for it. However, a massive neighbourhood development like VINEX is not the best approach for this kind of site. Many people argue the liveability of this new development as it is noted that mono-functional and large scale development is no longer what the market expects.

Is gentrification really the answer to bring back the life to Vlaardingen or has the dead of Vlaardingen just begun?

Opportunistic Urbanism | page 10

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The Failure of Conventional Blue Print Conventional urban design approach may be aesthetically satisfying. Wide sidewalk, central plaza, commercial strip, iconic buildings are some character of conventional design manifesto. But aesthetic alone could not build community life. Many designers fall into the biggest blunder by segregating zones and relying on ‘mechanical’ market society. Maclennan (1982) described that market failure in the housing market has been an endemic. The impact of it is really rigorous as it may include below-standard accommodation, homelessness and business inefficiency.

Real Estate Market: ‘Profit Machine’ Phenomenon Boer and Minkjan (2016) argue that cities nowadays are transforming from social configurations to investment vehicles. They explained that cities are considered as successful and viable cities as long as they produce profit and investment. Cities have been stirred by the power of real estate to be a profit machine. We now live in a world where the living quality standard is no longer a necessity in turn high-profit margin is the main aim.

The current phenomenon depicts that the market tends to provide ‘ready-to-use properties’, instead of ‘demandoriented properties’. It leads to a question which one should we prioritize first: locally based value or value extraction?

Opportunistic Urbanism | page 12

VINEX Development, Ypenburg

Berlage Superblock, Amsterdam Zuid

Docklands, Melbourne

Beacon Cove, Melbourne

Is this what Vlaardingen needs ?

Zevenkamp, Rotterdam

Image Source: 1.

2.

3.

4.

5.

http://commondatastorage.googleapis.com/static.panoramio.com/photos/original/34065162.jpg http://daviddekool.nl/blog/wp-content/uploads/2010/07/bouwblok-plan-Zuid0111.jpg http://www.mab.com.au/uploaded/property/newquay/Hero_NQP.jpg http://static.panoramio.com/photos/large/6096211.jpg http://petervanbolhuis.nl/sites/pvb-wamp/files/styles/grid_pvb/public/08091CMYK.jpg

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2

Europe in T ransition

Image Source: http://www.hannaharendtcenter.org/wp-content/uploads/2014/10/11.gif Opportunistic Urbanism | page 16

The Economic Crisis 2008 In Europe the era of economic and demographic development is largely over.

While reflecting back to the economic crisis of 2008 and the extraordinary number of people who lost their jobs as a result, the concern is that when the next economic collapse hits us – that it will be much worse. The problems leading up to 2008 have not been fixed at all.

Because of the worldwide financial and economic crisis real-estate development in the Netherlands stopped almost all together because of lack of finances. Coinciding with the economic crisis new social trends surfaced.

Increasingly there was awareness and the realization that the Dutch society was starting to change with unexpected consequences for build environment and Dutch urban planning and design. The Dutch population is shrinking this trend is reinforced and combined with the increasingly ageing of the general population. The changing population also changed the demand for new houses, both in quantity and in quality. In short compared to the previous decades there are different types of houses needed and also the quantity.

Another effect of the financial and economic crisis, combined with the changing demand caused by the social changes, is the increasing realization that the Dutch real-estate market is fully dependant of an ever growing real-estate market.

The financial crisis caused a lot of vacancy, partially because it exposed the perversities of the rapid flights of capital inherent in contemporary real estate practices. But is has also proven to be a blessing to both the vacant buildings and local initiatives that surround them. In the absence of the funds to tear un(der)used buildings down and redevelop them, this extended temporary state provided a chance for both low-key and the more upscale, short and longer term reuses to flourish, experiment and diversify.

Changes in economic structures also demand a new kind of spatial use. With more flexible economies, footloose and fluid workforces, and less capitalheavy industries, traditional approaches to the use of buildings have proven to be outdated. A well-known example is Amsterdam’s office stock, of which over one million square meters lies empty – seventeen per cent of its total – while the city’s economy is doing fairly well.

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Legend Metropolitan Area Green Wedge Area of Development Major Cities Emploment Area

Glasshouses/ agriculture

Vlaar

Opportunistic Urbanism | page 18

Leiden Den Haag

Delft

Schiedam

Rotterdam

Vlaardingen 2km

Europort

5km 10km

15km

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Legend more than 20% 15% - 20% 10% - 15%

Den H

Vlaard

Opportunistic Urbanism | page 20

Leiden Den Haag

Delft

Schiedam

Rotterdam

Vlaardingen

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Opportunistic Urbanism | page 22

No investment in post-industrial harbour area Less interest from private sectors due to many significant constraints such as environment (flood and inundation issue), land uses, low quality of living space, etc. It leads to a surplus of industrial sites in Rotterdam (when supply has overcome the demand for the sites).

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Development Phase 1

1400-1800

2

1800-1900

3

1920-1940

4

1946-1960

5

1960-1970

6

1970-2008

7

2008-2030

7 6

5

V 5 4

Opportunistic Urbanism | page 24

Leiden Den Haag

Delft

Schiedam Vlaardingen

1 3

4

3

Rotterdam 2

4

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1

Greif Nederland B.V

2 Rozenburg

3

Botlek Rotterdam

6

Deltagebied

7 DFDS Seaways

8

Vijfsluizen

Deltagebied

DFDS Seaways

Vijfsluizen

6

7

8

1

2

3

4

5

Greif Nederland B.V

Rozenburg

Botlek Rotterdam

Vondelinglenplaat

Pernis

Opportunistic Urbanism | page 26

DS Seaways 7

4

Vondelingplaat

9

Wilheminahaven

Vijfsluizen

Wilheminahaven

8

9

5

Pernis

No investment in post harbor area Less interest from private sectors due to many significant constraints such as environment (flood and inundation issue), land uses, low quality of living space, etc. It leads to a surplus of industrial sites in Rotterdam (when supply has overcome the demand for the sites).

5

Pernis

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Schiedam Vlaardingen

Opportunistic Urbanism | page 28

Rotterdam

Flood Zone Admittedly considering that this site is located outside the outer dyke, it suffers a great risk of flood each year. Although 1 metre height is considered as normal flood depth, the effect of it would influence the performance of local economic productivity.

1.00 -2.00 m

Approximately 9 million people live along the river side. Refer to Safety Audit of The Primary Flood Defences (2006), the economic and social lost from the catastrophe is unlikely.

0.5 -1.00 m 0.2 - 0.5 m

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Reaction to top-down approach For the last decades, the Netherlands opened hectare of lands to provide and build more new housing as a way to overcome the housing shortage issue that has been suffering the whole country. The project was evolving from the scale of township and later on reaching the scale of new suburb. This project was famous for VINEX neighbourhood.

However, the project was arguable. The most critical critique was about the monofunctional development in large scale housing development that leads to further many urban issues and problems. People call this phenomenon as a sleep town, as the city is asleep during office hour as the consequences of the absence of other supporting amenities in urban area. Another issue such as great congestion to the city centre where people work could not be denied.

Ypenburg, The Netherlands Image Source: http://www.haacs.nl/wp-content/uploads/2015/06/DP12-Brasserhout-DBP-khandekar-a.jpg

Opportunistic Urbanism | page 30

Reaction to development-driven approach On the other hand, Melbourne’s Docklands – the largest urban development project in Australia- is a concrete example of market-driven redevelopment program.

This project began with an idea of the incremental plan as a way to accommodate booming population in Melbourne. But, it was superseded by the vision of a freemarket as the project was taken over by the private sector completely (Shaw, 2013).

Peck (2010) even saw it as “variously failing and flailing forward” as the new narratives were meant to fix the previous concepts without any real changes. It resulted in distortions in spatial-economic values in Docklands. It is noted that generally Dockland redevelopment project failed to meet local expectation as 14.1 % of the residential blocks and 41.4 of commercial properties in Docklands remained vacant (Soos, 2012).

Docklands, Melbourne, Australia Image Source: http://shafir.info/shafir_images/10Album/25Australia~15Melbourne~224Docklands_11%5E2560x.jpg

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3

South Holland Context

Dutch Planning System Before 2008 national government held the biggest proportion in setting the city development in planning across the country, while provincial government seemed to have less power and acted as the bridge between national government and local municipalities. However, an adjustment in 2008, changed the structure of the whole planning system in the Netherlands. Local municipalities and provincial government hold the highest authorities in developing urban area. The advantage of the new system is the better understanding of local problem and needs that most of the time national government failed to address.

PLANNING INSTRUMENT

Ministry of Infrastructure and the Environment Ministry of Agriculture, Nature & Food Quality National Spatial Strategy Randstad 2040 Vision

Rijkswaterstaat

NATIONAL

Executive Councils of Provinces

Provincial Visions & Plans

Provincial Assemblies

PROVINCIAL

Local Authorities Aesthetic Local Control Authorities Committee

LOCAL

Opportunistic Urbanism | page 34

Structure Plans & Visions Zoning Plans & Visions

AFTER 2008

BEFORE 2008

NATIONAL

NATIONAL structural plans

PROVINCIAL

PROVINCIAL

structural plans

-

DUTCH SPATIAL PLANNING ACT National and Provincial Structural Plans are now internal guidelines and no longer bind lower level government

LOCAL

LOCAL

structural plans

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Urban Expansion The development of Vlaardingen is considerably influenced by the expansion of Rotterdam City, After the great bombing in 1945 that destroyed the majority of Rotterdam city centre, the grow of the port was dramatical.

It was evident by the existence of some major harbour towns since 1970 that includes Vlaardingen as one of the most important harbour and industrial area. In 2016 the Port of Rotterdam is listed as the biggest port in Europe.

1850

Opportunistic Urbanism | page 36

1940

1970

2016

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Cultural Migration Undoubtedly the Netherlands has a long history of immigration. A great number of both refugees and expatriates come and live in the Netherlands. The biggest proportion comes from the former colonies of Dutch during the World War, such as Indonesia, Suriname, etc.

Ersanilli (2007) found out that a total of 29% of the overall immigrants live in urban area in 4 biggest cities in the Netherlands (Amsterdam, Rotterdam, The Hague and Utrecht). Some smaller municipalities appears to have higher proportion of some cultural groups depending on the industries where the workers are hired.

SOUTH HOLLAND MIGRATION DOMINATED BY FORMER COLONIES

Opportunistic Urbanism | page 38

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80km

TOTAL POPULATION BORN OVERSEAS 45 - 54% 35 - 44% 25 - 34% 15 - 24% 11-14% < 10%

Opportunistic Urbanism | page 40

IN NETHERLANDS

14% PRIVATE HOUSING

TENURE 56%

30%

PURCHASED HOUSING

SOCIAL HOUSING

56% Purchased Housing

Ref.: Netherlands Association of Real Estate Brokers and Real Estate Valuers, 2016. The Dutch NTAL HOME Property Market in Focus : Facts and Figures 2015.

DSTAD: FIRST TIME BUYER

COST 26%

of income for housing

10% 26% FLAT

of income for utilities

64% of income for other35% expenditure MID-TERRACE HOUSE

8%

64%

of income for other expenditures

DETACHED HOUSE

14%

SEMIDETACHED HOUSE

NER-OCCUPIED HOME

16%

END-OF TERRACE HOUSE

TRADE UP BUYER

17%

of income for housing

23%

MID-TERRACE HOUSE

75%8%

TYPOLOGY

27% FLAT

of income of income for utilities for other expenditure

14%

END-OF TERRACE HOUSE

18%

17%

Housing and Statistics

8%

of income for utilities

DETACHED HOUSE

SEMIDETACHED HOUSE Ministry of the Interior and Kingdom Relations, 2014. Investing in the Dutch Housing Market.

Ref.: Netherlands Association of Real Estate Brokers and Real Estate Valuers, 2016. The Dutch Property Market in Focus : Facts and Figures 2015.

27% Flats

The Housing Act 1902 legally established housing in the Netherlands as a shared national responsibilities to provide affordable housings for all residents. Social housing is explained as rental housing that is subsidized by the government with the intention to provide low middle income class that does not have the ability to obtain housings within the free market.

It is noticeable that nearly 75% of the 3miilion rental housing in the Netherlands managed and controlled by the Social Housing Associations.

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4 Vision

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Main Users:

Local residents expatriats & migrants

Program:

development framework for former harbour area with a mix of living, working, commerce, and cultural activites

Participating Parties:

Local Municipality Local NGO and Interest Groups Social Housing Association Department of infrastructure and Environment Community group (baugruppen)

Total Sites:

20 ha

Population Density:

9.847 inhabitants per km2

Income Proportions:

33% low income group 21% high income group

Opportunistic Urbanism | page 44

Vision To prepare Vlaardingen to be a vibrant and self-made town centerâ&#x20AC;&#x2122;s attraction and destination that accommodates a creation of creative urban spaces as well as living and working opportunities by celebrating its cultural diversity.

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Opportunistic Urbanism | page 46

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Preparing the site to be â&#x20AC;&#x153;A Terrace of Vlaardingenâ&#x20AC;?

Maintaining culture, nature and history of the local Enhancing the connection to water as the identity Promoting mixed land uses that enable temporary activities to occur

Opportunistic Urbanism | page 48

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The Gateway of Vlaardingen

broekpolder

Vlaardingen West Station Rivierzone

Opportunistic Urbanism | page 50

Vlaardingen Oost Station stadtscentrum

Vlaardingen Centrum Station

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Maintaining the Existing Character

Opportunity for infill program Opportunity for retrofitting program Existing Buildings Vlaardingen Centrum Station

Opportunistic Urbanism | page 52

0

100

200

1

2

3

4

5

6

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Water as the Identity of Vlaardingen

Vlaardingen Centrum Station Low flood risk Moderate flood risk High flood risk Outer dyke Safety pedestrian lane

Flood Risk

Opportunistic Urbanism | page 54

0

100

200

During â&#x20AC;&#x2122;normalâ&#x20AC;&#x2122; condition

During the flood page 55 | Vlaardingen Post Industrial Revitalization

A room for complexity

Existing Land Use

Office Public Utility Retail & Commercial Housing

Industrial Underutilized Buildings Underutilized Space

Vlaardingen Centrum Station Opportunistic Urbanism | page 56

0

100

200

Phase 1

Phase 2

Phase 3

Phase 4

Phase 5

Phase 6

Proposed Opportunistic Land Use

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5

Adaptable U rbanism

page 59 | Vlaardingen Post Industrial Revitalization

Single Contractor In the past, one block was built by one single contractor with certain functions that has already been fixed.

Opportunistic Urbanism | page 60

How can a block be designed to be more receptive and able to change with times instead of being ready made from the beginning

?

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Grid

Fabric

Flexible grid is needed to allow different plot sizes

Opportunistic Urbanism | page 62

Several Contractors

Everybody is the actor of development

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Common Contemporary System

• • •

Strict and structural funding system (e.g. mortgage, loan, etc.)

Profit oriented approach - property and real industry market are developed as profit generator Cities will increasingly open themselves up for extraction, competing for global flows of money through city-marketing campaigns aimed at foreign investors and visitors

Image Source: http://www.meanwhile-in-rotterdam.com/wp-content/uploads/2015/03/De-Rotterdam-1024.jpg

Opportunistic Urbanism | page 64

Their focus is on the development of plots, not on good public space or common amenities (other than retail).

It is turning urban spaces into financial abstractions, units on the balance sheets of shareholders.

Minkjan and Boer, 2016 page 65 | Vlaardingen Post Industrial Revitalization

Image Source: http://realeli.blackorange3d.com/wp-content/uploads/2014/07/Silodam.jpg

• • • • • •

Provide opportunities for low moderate income class to secure their property Value of money - provide a better quality of living environment with more affordable value Restrict speculative investment to happen Less dependent on structural funding system Cost saving - no developer profit counted Demand-driven approach

Alternative Flexible System Opportunistic Urbanism | page 66

In the â&#x20AC;&#x2DC;Next Economyâ&#x20AC;&#x2122; the people end up filling this void themselves, by re-creating these facilities through collaborative projects or even establishing facilities that no state would ever have provided.

Minkjan and Boer, 2016

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CO-HOUSING HOOGVLIET 1 ROTTERDAM, THE NETHERLANDS

OOSTERWOLD HOUSING PROJECT 2 ALMERE POORT, THE NETHERLANDS

• • •

A shared lifestyle towards being heterogeneous and selfregulated group A new housing in distinct level Having a ‘common house’

•

• •

Co-housing

Participation to the design process through home owner associations which own their own plot Self-governing power, substantial economic resources A community of homogeneous people that initially is having the same income level

Common Interest community

DELFT SPOORZONE 3 DELFT, THE NETHERLANDS

• •

Communal life style Shared facilities, spaces within community, as a result of the program and driving forces

Collective Housing

New Ways of Alternative Living A movement against common contemporary system

Source: Brouwer & Bektas, Exploring Existing Grassroots Housing Movements for Energy, viewed 20 October 2016, < http://www.proficient-project.eu/Downloads/AESOP%20Conference.pdf>.

Opportunistic Urbanism | page 68

NIEUW LEYDEN 5 LEYDEN, THE NETHERLANDS

SILODAM 4 AMSTERDAM, THE NETHERLANDS JAVA ISLAND 6 AMSTERDAM, THE NETHERLANDS

•

•

Individuals commissioning the design and construction of a new house from an architect or contractor for themselves Cheaper construction cost

Self-built Housing

• • •

Similar programs and requirements May include the integration with other district as well Financial and organizational power is the basis of the idea

Collectively Commissioned Housing

• •

Most of the time the project will be a refurbishment at district or apartment scale Usually based on contractual status

Community Led Housing

Image Source: 1.

2.

3.

4.

5.

6.

http://www.e-architect.co.uk/images/jpgs/rotterdam/co_housing_hoogvliet_w270811_2.jpg http://www.macleans.ca/news/world/canada-learn-netherlands-self-build-movement/ http://www.skyscrapercity.com/showthread.php?p=123326923&langid=5 http://www.buildingbutler.com/images/gallery/large/building-facades-190-225.jpg http://customandselfbuildtoolkit.org.uk/case-studies/nieuw-leyden/# http://www.peterme.com/images/IMG_1334.JPG

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Co-creation

Facilitating

Public-private partnership

Temporary Programming

organizational

legal mechanism

financial

spatial

1

2

* • • •

*

Continue the existing character of northern precinct • Providing the a trigger to activate the waterfront Keeping a buffer zone is essential in order to minimize negative effect of the existing industrial area.

Opportunistic Urbanism | page 70

Activate the development along the main axis and northern waterfront.

Scenario 1: Art and Cultural Precinct

3a

3b

• •

•

Art centre and gallery will be the main attraction.

The expansion of art centre and gallery stimulate small and creative business around the gallery.

•

A waterfront precinct is introduced with some water sport activities along the water edge (e.g yacht, rowing, etc.)

Water edge park and floating stage will be the platform for artist performance and local business opportunities.

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Local Coordination

Vacancy Use Incentives

Crowd Funding

organizational

legal mechanism

financial

1

• • •

Rescaling

spatial

2

Providing workplace by retrofitting the vacant buildings Turning the water gate to a public plaza would be a bridge between the northern and Southern Vlaardingen precincts.

Keeping a buffer zone is essential in order to minimize negative effect of the existing industrial area.

Opportunistic Urbanism | page 72

• •

The retrofitted buildings will be the catalyst for the site development.

Open up investments to development the site.

Scenario 2: Medium Density Living Space

3

• • •

4

Extending the local street network will open up opportunities for next development.

Cross connection stimulate the activities along the edges.

Each centre will work simultaneously.

• •

A vibrant medium density residential precinct that provides will amplify the economic, social and environmental structure of an waterfront city.

Shared living and working spaces will characterize the neighbourhood.

page 73 | Vlaardingen Post Industrial Revitalization

6

U rban Rules

page 75 | Vlaardingen Post Industrial Revitalization

KEY MAP

Zone 1

Spoorzone

Opportunistic Urbanism | page 76

0

25

50

page 77 | Vlaardingen Post Industrial Revitalization

2

1

Project Development and Phases 3 Vlaardingen Central Station

4

1

Spoorzone 1

started in 2016

2

Spoorzone 2

started in 2019

3

Spoorzone 3

started in 2021

4

Spoorzone 4

started in 2024

0

100

200

The dynamic of the â&#x20AC;&#x153;Zelfbouwâ&#x20AC;&#x2122; development is the process that involves social housing, work and home, social hubs, collectives groups, investors and small scale developers to together develop their own desired neighbourhood.

0

Opportunistic Urbanism | page 78

100

200

Zelfbouw: DIY Dwellings Neighbourhood A collaborative project between local municipality and local resident groups to develop a residential district that is primarily focuses on ‘self-building’ concept. Located around the Vlaardingen Central Station and historic city centre, the ‘Spoorzone 1’ project would be the main catalyst for the surrounding neighbourhood. The success of the first project would then lead to the next phase of ‘Zelfbouw’ development along the railway.

In this project, flexibility and control are the basis of the development. Consumer will own the flexibility whether they prefer to keep the development with their own architect or builder or simply build it by themselves.

Future residents are encouraged to manage an association (Collective Private Commissioning) who will have the responsibility to maintain and structure the neighbourhood collectively. The result will be a great variety of housing types and streetscape development that suit the local needs and desire.

The Role of Public Sector Here the public sector (local municipality and social housing association) plays a great role in supporting and encouraging ‘self-building’ residential district. Local government grant the project with some subsidies, that will include: • the creation of legal association or foundation for managing the development • hiring an advisers who are professional in their own field • cost resulted from collective elements in the preliminary stages

page 79 | Vlaardingen Post Industrial Revitalization

KEY MAP

Zone 2

Dockland

Opportunistic Urbanism | page 80

0

25

50

page 81 | Vlaardingen Post Industrial Revitalization

Infill and Height Control This zone is characterized by vacant and underutilized buildings that most of them are used to be occupied as industrial uses and warehouses.

Infill program could be one of the strategy to developed this zone. However, height control should be introduced in order to discourage the dominance of certain building and maintain the city skyline. â&#x20AC;˘ â&#x20AC;˘

High rise building (more than 8 floors) are approved for the next 8 years and these have to be graduated in height Neighbouring buildings shall not differ in height by more than 50% of their total height

Existing Structure

Complete Architectural Infill

Infill Strategy

X

{

Hybrid Infill

½X

{

Building Height Control - neighbouring buildings should not differ in height by more than 50% of their total height Opportunistic Urbanism | page 82

Affordable Housing Supply Site regeneration is needed to develop and gain public interest to this type of land. Less public interest as it is located in a former industrial land is a disadvantage. However, maintaining the value of the land over speculative investment is an essential priority.

Hence, any developments in this site are encouraged to provide affordable housing by offering two incentives to the developers. â&#x20AC;˘ Additional Development Right The development are allowed to build and sell additional housing units to free market only if developers are able to provide minimum 10% of their residential unit as affordable housing on the same site. â&#x20AC;˘ Transfer Development Right The grant can either be used by the same developers on the same site or transferred (sold) to another developers in order to increase their FAR on another project.

Transfer

Transfer Development Right Additional Development Right 15% extra floor area

Transfer Development Right Maximum Building Height

Development Right Initiatives

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Image Source: https://s-media-cache-ak0.pinimg.com/originals/b7/37/bf/b737bf268688315055848b6fbd3ebc9e.jpg

Opportunistic Urbanism | page 84

Retrofitting and Demolition Control Retrofitting strategy is one of the way to reduce cost and waste as well as give a new breath to the old and abandoned buildings. As a former industrial area, this site has a number of potential ex-warehouse and old factory buildings that are left and abandoned. These heritage buildings has been the local character and identity of Vlaardingen as many of them have been there for almost 100 years.

Cost Reduced

Waste Reduced

Local Identity and Heritage

Re-use and Re-activation Some incentives for any developments that can contribute to the program are as follow: • € 5 tax reduction per square metre of retrofit area for energy use reductions from 20-30% • € 7 tax reduction per square metre of retrofit area for energy use reductions from 30-50% • € 9 tax reduction per square metre of retrofit area for energy use reductions exceeding 50%

Demolition Trade-off However, for any demolished buildings some trade-off are expected. Should new development require to demolish the existing buildings, they are obliged to provide minimum three times intensities then the used one.

An illustration of retrofitted warehouse that is turned into a creative sharing office space.

page 85 | Vlaardingen Post Industrial Revitalization

KEY MAP

Zone 3

Riverfront

Opportunistic Urbanism | page 86

0

25

50

page 87 | Vlaardingen Post Industrial Revitalization

Possible Block Distribution

Diversity In order to control and maintain balanced and diverse environment, a certain ratio should be introduced in each block.

residential commercial offices recreation

Opportunistic Urbanism | page 88

50% 20% 15% 15%

BlockType FAR Site Coverage OSR Dwellings Max Building Height

: : : : :

Max Building Height : 6

18

2 70% 0.25 6 5

20

Courtyard Multiresidential Block FAR Site Coverage OSR LowDwellings Rise Max Building Height

20

e BlockL-shaped Corner : 1.5 BlockType

18

FAR Site Coverage OSR Dwellings Max Building Height

: : : : :

12 18

2 70% 0.25 6 5

12

18

FAR Site Coverage OSR Dwellings Max Building Height

18 5

18

1.5 60% 0.3 3 3

12 Townhouse 18 Block shophouse

Townhouse Block2 faces house FAR : Site Coverage : OSR 18 : Dwellings : Max Building Height :

FAR Site Coverage OSR Dwellings Max Building Height

1.5 60% 0.3 3 3

: : : : :

: : : : :

20 18

2

5 FAR Site Coverage OSR Dwellings Max Building Height

6

: : : : :

18

18

L-shaped Corner FAR

: : : : Max Building FAR : 1.5Height : Site Coverage : 60% 12OSR : 0.3 Dwellings : 3 Max Building Height : 3 Coverage TownhouseSite BlockOSR workshop Dwellings

18 U-shaped 2 70% Multiresidential Block 0.25 FAR : 3 6 Site Coverage : 80% 5 OSR : 0.2 Dwellings Corner: 30 L-shaped 7 Max Building Height : BlockType FAR Site Coverage OSR Dwellings Max Building Height

20 18 BlockType

6

70% 0.25 6 5

18

18

Townhouse Blockworkshop L-shaped Corner FAR : 1.5 BlockType Site Coverage : 60%

6

6

Low Rise Multiresidential H FAR : Site Coverage 20: OSR : Dwellings : Max Building Height :

12

: 0.3 2 : OSR : 3 70% : Dwellings Building Height : 3 0.25 : Max : 6 6 Max Building FAR : 1.5 Height : 5 18 Site Coverage : 60% 12 OSR : 0.3 Dwellings : 3 18 Max Building Height : 3

18

2 70% 0.25 6 5

18

FAR Site Coverage

1.5 60% 0.3 3 4

: : : : :

122

Townhouse Block18 OSR workshop Dwellings

shophouse

: : : : :

1.5 60% 0.3 3 4

18

FAR : 1.5 Site Coverage : 60% OSR : 0.3 Dwellings : 3 Townhouse Block Max Building Height : 3FAR Site Coverage OSR Dwellings Max Building Height

12 18

2 faces house

5

20

FAR : 3 Site Coverage : 80% L-shaped Corner OSR BlockType: 0.2 Dwellings : 30 FAR Height : 7 : Max Building Site Coverage : OSR : Dwellings : Max Building Height :

70% Townhouse Block 0.25 shophouse 6

1.5 60% 0.3 3 4

3 80% 0.2 30 7

: : : : :

U-shaped Multiresidential Block

6 Townhouse Block-

18

3 80% 0.2 24 6

: : : : :

20

Site Coverage : 60% Max Building 0.3 : 4 OSR FAR: Height 3 Dwellings Site: Coverage 6Max Building HeightOSR: 3 Dwellings Max Building Height

FAR Site Coverage OSR Dwellings Max Building Height

Courtyard Multiresidential 18 Block

2 70% 0.25 6 5

Low Rise Multiresidential Housing Townhouse Block - 18 FAR : 2 Site Coverage : 70% shophouse BlockOSR : Townhouse 0.25 FAR : 1.5 house Dwellings : 26 facesSite Coverage Low Rise : 60% Max Building Height : 5 OSR : 0.3 1.5 FAR : Multiresidential Housing Dwellings : 3

ock-

: : : : t :

: : : : :

3 80% 0.2 24 6

Multiresidential Housing

18

: 60% FAR : 0.3 Site :Coverage 3 OSR : 3 eight Dwellings Max Building Height

: : : : :

U-shaped Multiresidential Block

18

Low Rise 18 Multiresidential Housin

12

FAR : 2 20 Coverage : 70% TownhouseSite BlockOSR : 0.25 2 faces house Dwellings : 6 Max Building FAR : 1.5 Height : 5 Site Coverage : 60% 12 OSR : 0.3 Dwellings : 3 Max Building Height : 3

5

Townhouse 2 faces ho

Low Rise FAR Multiresidential Housing Townhouse Blockworkshop FAR Site Coverage OSR Dwellings Max Building Height

18 6

: : : : :

1.5 60% 0.3 3 3

18 18

FAR Site Coverage 18 BlockTownhouse OSR 2 faces house Dwellings 5 Max Building FAR : 1.5 Height Site12Coverage : 60% OSR : 0.3 Dwellings : 3 Max Building Height : 3

page 89 | Vlaardingen Post Industrial Revitalization 5

Site Coverage : OSR 2 : Dwellings 70% Building H : Max 0.25 : 6 : 5

Architectural Diversity: Numerous Possibilities and Variations Control and regulations generally are considered as a limitation in designing a good architectural design and later would lead to a monotony. Certain factors such as FAR, building height control, and site coverage might shrink the possibilities and the diversity of architectural block in urban.

However, addressing and understanding external factors (spatial requirements, urban physics, and preferences) could be the key towards diversity. (right) An illustration shows a number of possibilities developed by the same constraints in the same piece of land.

Opportunistic Urbanism | page 90

page 91 | Vlaardingen Post Industrial Revitalization

During â&#x20AC;&#x2DC;normalâ&#x20AC;&#x2122; condition

During flood

100 years extreme inundation Opportunistic Urbanism | page 92

Ground Floor Activation and Future Flood Reaction For each development, a wide range of uses should be introduced and ensured that it is not entirely undertaken by one single use only.

In order to provide more flexibility and as a response to current flood condition and future inundation along the riverside, no residential uses should be provided in ground level. Nevertheless, ground level should be occupied by non-living uses (e,g, office, retail, cafe, workshop or even car parking area.

page 93 | Vlaardingen Post Industrial Revitalization

Corner Block: ensuring urban vibrancy To increase the vibrancy in public spaces, all corner type blocks are encouraged to have 2 frontages at each sides.

For every 1m2 street scape developed, 2m2 extra floor area will be granted as a bonus for contributing to the public spaces adjacent.

Existing Urban Environment

Existing Corner Street Scape

Street Scape Initiatives Initiated Street Scape Improvement Opportunistic Urbanism | page 94

page 95 | Vlaardingen Post Industrial Revitalization

Opportunistic Urbanism | page 96

PERFORMANCE ART

BIKE TRAIL

CAFE & LOCAL FOOD

WALKING TRACK

YACHT & DOCK

LOCAL MARKET ART TRAIL

A Room for Spontaneity

page 97 | Vlaardingen Post Industrial Revitalization

KEY MAP

mage Source: http://www.korea.net/upload/content/editImage/150721_Hangang_park_3.jpg

Opportunistic Urbanism | page 98

Image Source: http://www.korea.net/upload/content/editImage/150721_Hangang_park_3.jpg

page 99 | Vlaardingen Post Industrial Revitalization

Pont & Haupt 2010, Spacematrix: Space, Density and Urban Form, NAi Publishers, Rotterdam, The Netherlands.

Bergevoet & van Tuijl 2016, The Flexible City: Sustainable Solutions for a Europe in Transition, NAi Publishers, Rotterdam, The Netherlands.

Zandbelt & vanden Berg 2005, Big and Beautiful: comparing Stadshaven in Europe, De Zwater Hond, Rotterdam, viewed 1 September 2016, < https://issuu.com/de_zwarte_hond/docs/bigandbeautiful>.

Christiaanse, K 2003, The City as Loft, KCAP, Rotterdam, viewed 17 September, < http://www.kcap.eu/en/ projects/v/the_city_as_loft/>.

Lehnerer, A 2009, Grand Urban Rules, 010 Publishers, Rotterdam, The Netherlands.

Studioninedots; DELVA Landscape Architects; Metabolic 2016, Circular Cities: Designing Post-industrial Amsterdam, The Case of Bulksloterham, DELVA Landscape Architects, Amsterdam, The Netherlands.

Ashworth & Voogd 1988, â&#x20AC;&#x153;Marketing The City: Concepts, Processes and Dutch Applicationsâ&#x20AC;?, The Town Planning Review, vol. 59, No. 1, pp. 65-79, viewed 18 September 2016, < http://www.jstor.org/ stable/40111676>.

Ring, K & Franziska 2013, Selfmade City.Berlin: Self-initiated Urban Living and Architectural Interventions, Jovis, Berlin, Germany.

Burdett; Ovink & Hajer 2011, The Tale of Two Regions, LSE Cities, London, United Kingdom.

Hooimejer, F 2011, The Tradition of Making Polder Cities, Technische Universiteit Delft, The Netherlands.

Tarbatt, J 2012, The Plot, Designing Diversity in the Built Environment: a manual for architects and urban designers, RIBA Publishing, Great Britain.

Bibliography Opportunistic Urbanism | page 100

A ppendixes page 101 | Vlaardingen Post Industrial Revitalization

Ypenburg, SOuth Holland

LOCATION & ACCESS

80km AMSTERDAM

LEIDEN

UTRECHT THE HAGUE DELFT

ROTTERDAM

DORDRECHT

7.1 KMS - YPENBURG >> THE HAGUE

12min

26min

33min

page 103 | Vlaardingen Post Industrial Revitalization

POPULATION 14,508 people POPULATION 31,76 people/Ha DENSITY

people

ople/Ha

26,795 people POPULATION

26,795 people

POPULATION 470 people/Ha DENSITY

470 people/Ha

DEMOGRAPHICS LAND AREA 457 Ha 57 Ha INCOME LAND AREA 457 Ha 57 Ha INCOME 700 weekly 1,021700 weekly 1,3721,997 weekly weekly 1,021 weekly weekly 1,372 weekly PER PERSON PER PERSON POPULATION POPULATION 14,508 people POPULATION 26,795 people ople/Ha 470 people/Ha ?470 people/Ha 31,76 people/Ha DENSITY ?

HOUSEHOLD DENSITY HOUSEHOLD + + STATUS + STATUS INCOME LAND AREA LAND AREA 101 ha 457 Ha 57 Ha INCOME 700 weekly weekly 1,372 weekly 27,9% 32,9% 20,0% 24,0% 1,021 56,0% 0%24,0% 1,021 700 weekly 1,997 weekly 1,372 weekly 22,0% 17,2% 32,9% 20,0% 56,0%weekly 0% PER 27,9% PERSON PER PERSON POPULATION er 31,76other people/Ha 470 people/Ha DENSITY 14,508 people POPULATION 26,795 people ? property POPULATION 16,910 ?

HOUSEHOLD INCOME HOUSEHOLD property owner TENURE 700 weekly 1,021 weekly + 1,997 weekly 1,372 owner weekly TENURE PER PERSON + STATUS + occupied STATUS owner occupied occupied property owner occupie LAND AREA 57 Ha POPULATION persons/ha ? DENSITY 457 Ha ?

27,9% 32,9% 20,0% 167.43 24,0% 56,0% HOUSEHOLD 22,0% 17,2% 27,9% 32,9% 20,0% 0% 24,0% 56,0% 0% + + STATUS POPULATION er people/Ha 470 people/Ha 22,0% 31,76 17,2% 27,9% 32,9% 20,0% 24,0% 56,0% 0% other DENSITY â&#x201A;¬400/wk $600/wk property INCOME PER PERSON property other owner INCOME TENURE owner property 700 weekly 1,021 weekly 1,997 weekly 1,372 weekly owner PER PERSON TENURE TENURE occupied owner occupied occupied property occupied property owner occupie owner occupied ? STATUS HOUSEHOLD

HOUSEHOLD STATUS

+

22,0%

17,2%

27,9%

32,9%

other property

TENURE

Station pier

owner occupied

TOURISM

TENURE

Bay Street

+ 20,0% property 20%

24,0%

56,0%

24%

Huygen Museum

Greek Italian

Non Western Immigrant

Morroco Non Western Immigrant

Irish Greek Italian

StationOther pier Germany

Morroco

PLACE OF BIRTH

Scottish

Germany

Dutch

Dutch

Suriname Suriname

Bay Street

Huygen Museum

Other English

Western Immigrant

Australian

Greek Italian

Leger Other Museum Other OWNER-OCCUPIED Non Western Immigrant

English

Scottish

RENTING Turkish

Turkish

Western Immigrant

Australian PLACE OF BIRTH Irish

Leger Museum

Western Immigrant

Australian

Scottish

56%

Western Immigrant

Australian English Irish

0%

owner occupied

TOURISM

English

?

Irish Scottish Greek Italian

Morroco Non Western Immigrant Morroco

PLACE OF Turkish BIRTH

Other

Germany

Dutch

Dutch

Suriname Suriname Western Immigrant Turkish Turkish Other

GermanyOther

Other

Other

Suriname

Non Western Immigrant Dutch Morroco

Opportunistic Urbanism | page 104

W

N

M

D

S

T

O

URBAN STRUCTURE

2 Lane Road

cular road

primary 1road Lane Road

lane

secondary road Laneway

estrian lane

ed street

tram stop

building blocks: constructed in 1997s tram stop

lane Tram / Light Rail Line tram line

page 105 | Vlaardingen Post Industrial Revitalization

DENSITY & LAND USE

Low density residential Low density residential

Highrise Apartments

low rise apartments Commercial

Opportunistic Urbanism | page 106

Mid-high density residential Public utility

Public utility

LANDSCAPE & PUBLIC REALM

Inactive Commercial

Public Open Space

Residential Hard

Private Open Space Hard Residential

Residential Soft

Street Trees

Commercial Active

Soft Residential

Individual Open Space

Street Tree

Private Open Space

Personal Object

Public Open Space

Commercial Inactive Parking/Service

page 107 | Vlaardingen Post Industrial Revitalization

URBAN FORM & TYPOLOGY

ROW HOUSE 1

ROW HOUSE 2

Opportunistic Urbanism | page 108

ROW HOUSE 3

ROW HOUSE 4

Borneo Townhouses

page 109 | Vlaardingen Post Industrial Revitalization

Project Name

: Borneo

Architects

: West8 and various architects

Location

: Amsterdam, Netherlands

Completed

: 1996

Typology

: Townhouses

Opportunistic Urbanism | page 110

The Masterplan for the Borneo Project by West 8 reinterpreted the traditional Dutch canal house by exploring low rise family terraces within a high density environment using a framework to provoke innovative dwellings within the boundaries of the â&#x20AC;&#x2DC;terraceâ&#x20AC;&#x2122; typologyâ&#x20AC;&#x2122;. Various architects independently designed each dwelling using a design code which dictated building height, plot width, materials and access.

A unique feature to the project is its implementation of the requirement for 30-50% of the plot being used as a void, allowing natural ventilation, daylighting and outdoor space within a high density residential development.

>> High density, low rise dwelling, 100 dwellings per hectare >> 30-50% internal voids in every dwelling >> All dwellings designed individually by different architects and designers

page 111 | Vlaardingen Post Industrial Revitalization

Workshop

South Holland T rip

Opportunistic Urbanism | page 112

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Opportunistic Urbanism | page 114

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Opportunistic Urbanism | page 116

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Opportunistic Urbanism | page 118

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