3.4 Masterplan

only create value for both the area and its community but also impacts the larger scale, involving more than just the Binckhorst.

The Masterplan is a comprehensive plan of action on how the visions and pillars mentioned above, are implemented in the development of a vibrant mixed-use district, ViBin’ck. The following sections discuss the general scope of the area. Both the specific plan content and the implementation of the plans are discussed. The target groups who fit these functions are also addressed and classified based on factors like income and their stage in life. The overall size of the area combined with the target groups results in a spatial plan. This lists the functions available on each parcel and the target groups each area function is aimed at.

3.4.1 Target groups

3.4.1.1 Residential target groups

The target groups for ViBin’ck are displayed in figure 53. To contribute to the vibrant vision of Binckhorst, it focuses primarily on younger people. Within this age group, students, starters, young urban professionals, and small families play the leading role. These groups are at the beginning of their housing careers and therefore generally have little room to spend. They currently experience the most problems with the current housing shortage. Creating this smaller housing discourages starters who develop into small families from continuing to live in the area. The flow of people is encouraged and therefore skewed living is discouraged. Expats, empty nesters, and the elderly are expected to fill out mid-to-high-end housing. The expats are both attracted by the innovation area as well as to the proximity of public transport to the Randstad, which connects them to its international functions and companies. Both because of the growing number of elderly people in the Netherlands as well as the social closed-loop the plan aims for, space is also made for them in the Binckhorst. Figure 54 shows the distribution of the target groups per kind of housing unit desired in the Binckhorst.

Figure 53: Target groups: age, income (own illustration)

Figure 54: Distribution target groups and type of households (own illustration)

The social, mid, and free segment housing is implemented at several locations within the Binckhorst. The map below shows the exact locations. A notable aspect is that the three residential types are scattered throughout the area. This is due to the goal of creating a socially closed-loop regarding the target groups.

Figure 55: Locations type of households (own illustration)

3.4.1.2 Commercial target groups

The Binckhorst creates space for a diverse selection of businesses. This is to make the area economically resilient as described by the municipality. The businesses together form an integral plan to accommodate the local sufficiency envisioned in the Binckhorst. It partly includes current businesses to keep the industrial character of the Binckhorst while introducing more officefocused activities to increase the general income in the area. Figure 56 shows the categories of businesses and facilities planned in the area.

Figure 56: Developed gross floor area for businesses (left) & facilities (right) in m2 (own illustration)

The figure underneath shows the locations of the hospitality, office space, and retail. The point of departure here is that hospitality, which includes restaurants, cafés and bars, and retail will be implemented on the ground level. Doing so will liven up the streetscape and add to the 24/7 vibrant character of the ViBin'ck master plan. Furthermore, functions related to the Circulearning pilot project, like creative industries, research, and education will consolidate the future center for innovation and waste management.

Figure 57: Locations hospitality, office space and retail (own illustration)

3.4.2 General concepts and overall scope

The overall scope includes characteristics required for the transformation of Binckhorst to ViBin'ck. The general concepts mentioned hereafter are based on achieving the master plan vision and process vision, thereby creating an area transformation. The goal is to develop the ViBin'ck master plan, creating an area that retains its characteristics of industrial identity, vibrancy, and local sufficiency.

3.4.2.1 Functions

The zoning plans for ViBin’ck are based on the functions that best suit the vision for the area. For example, the Trekvlietzone was assigned for residential space due to its attractive location and room for public space (plot 9, figure 58 and 59). Hence, this location can be suitable for the free market, mid-segment, and social housing due to its prime location. The plots near the AVR recycling center and the Waste plant (plots 12 & 13, further elaborated under Section 3.4.2.5) were designated as the circular hub focussed on various concepts, to promote circularity, ultimately aiming at achieving The Hague’s vision on sustainability and circularity (Gemeente Den Haag, 2020e).

Plots 1, 2, 4, 5, 6 were assigned functions that help to keep the character (light industrial) intact of those areas. Mixed-use living and working are also promoted in these plots while giving it room to grow and evolve (figure 60). For example, plot 4 is made up of light industries, which will remain in that area, but with a more vibrant outlook.

The character of the monumental area, plot 7, will be maintained by retaining municipal monumental buildings. It will be developed to create space for more public activities to attract people to that area, such as the construction of a museum.

Plots 3, 10, and 11 form the vibrant center of the ViBin'ck. The area contains retail space, housing, and commercial and public space (Figure 61). It is also connected to the new elevated boulevard, which connects the center with the rest of the Binckhorst. The functions for each area are defined based on what is expected of that area, what best fits that area, the needs of the people who live in that area, and the overall role it plays in the master plan for ViBin'ck.

Figure 58: Plots in the project area (Source: TU Delft Bright space)

Figure 59: Trekvlietzone- Residential/Housing area (own illustration)

Figure 60: Industrial Adaptive Area (building with the existing light industries) (own illustration)

Figure 61: ViBin’ck Center Area (own illustration)

3.4.2.2 Walkability & Accessibility

Walkability and accessibility are of great importance in the master plan of ViBin’ck. This has been achieved by using integrated ‘green routes’, well-connected cycle paths, and pedestrian walking connections in the Binckhorst. The pedestrian safety and accessibility of the area will improve throughout the area as the walking and cycling network are not interrupted or cross with the major street (Rotterdamsebaan). The use of the pedestrian/cycle bridge (pedestrian skywalk across the Rotterdamsebaan, figure 62) will allow pedestrians and cyclists to move across the Binckhorst without being bothered, hence improving the slow traffic quality. Also, more use of public transport will be encouraged, all to reduce the use of cars in ViBin'ck by providing a more sustainable alternative for commuters other than cars. Doing so is also in line with The Hague's vision of creating low-emission zones that strive for reduced and ultimately no CO2 emissions (Gemeente Den Haag, 2021). Public transport in the area is improved with a new tram line (along the Rotterdamsebaan) and a new bus line (rerouted to Regulusweg) (figure 63).

Figure 62: Design concept of the pedestrian skywalk over Binckhorstlaan & Rotterdamsebaan connecting pedestrians and cyclists to the ViBin’ck Center Area (own illustration)

Figure 63: The various pedestrian, bus, and tram routes along Binckhorst (own illustration)

3.4.2.3 Liveability & Proximity

The (re)development of Binckhorst into ViBin'ck takes into account the concepts of liveability and proximity. In this, different functions are realized on the same parcel to ensure the proximity of functions. As a result, the ViBin'ck becomes an urban area with a lively mix of functions such as living, working, and recreation, creating space for a diverse set of activities. This creates a selfsufficient city, where necessities of life are available in the immediate vicinity (figure 64).

Figure 64: The different functions within the Binckhorst (own illustration)

3.4.2.4 Public space and greenery

To create a vibrant and lively area, one of the key aspects to be considered is the quality of public space. In the master plan of ViBin’ck, public space and greenery are incorporated at all pivotal locations (figure 64). These include the residential zones, where diverse target groups can spend time doing different activities. To make it as vibrant as possible and make these activities accessible during both day and night, the places should include enough lighting and visibility to create a safe atmosphere. Also, regarding greenery and circularity, urban farming is incorporated in the residential area (plot 9, Figure 65) as it is a beneficial concept for becoming more aware of sustainable and circular measures, creating an attractive area, social cohesion, active participation of citizens and biodiversity among others (Poulsen et al, 2017). Different forms of urban farming will be implemented such as seasonal gardens and aquaponic systems. This is a form of farming where fish and plants grow in the same environment which creates no toxic waste and grows of waste and chemicals (Nelson and Pade, Inc., 2020). The local community and the organic bio-based restaurant placed in the innovation district will maintain these gardens and the products will be used by both parties. This contributes to the closed-loop as well as the local sufficiency of the total area. The Waterfront park (Fig 66) is also an important public space and is easily accessible from the nearby areas.

Figure 64: Public space within ViBin’ck (own illustration)

Figure 65: Residential area ‘urban farming’ concept (own illustration)

Figure 66: Waterfront Park Area (own illustration)

3.4.2.5 Circularity & Innovation

The circular economy is currently a high priority of the municipality of The Hague since The Hague aims to be the most circular city of The Netherlands (Wijsmuller, J., 2018). The chosen functions are based on the ambitions and goals stated by the municipality of The Hague as well as ambitions stated by the government. For example, the government particularly wants to encourage in bringing education together with practice around the circular economy, developing studies around this new economy (Wijsmuller, J., 2018).

Therefore, an important concept of ViBin’ck is CIRCULeARning: a place to learn about circularity (figure 67). An area that will become a pilot area for highly integrated circular activities in a public place that focuses on a wide range of target groups and functions. Binckhorst offers a great opportunity in this sense, as several waste facilities have been placed on the site. With an eye on circularity, these functions are maintained in the area and will integrate other circular valuable functions around these existing plots. To fulfill CIRCULeARning, the processes within the waste factory will be made circular and space will be opened to incorporate waste recycling workshops with the actual processes. On top of the existing buildings, other functions will be created. The different functions that will be implemented into the area consist of applied circular oriented education (MBO/HBO), circular start-ups and retail, bio-based and organic restaurants with food created in sustainable and circular manners, second hand and local shops, a tools and material market (with only recycled materials) and modular housing. CIRCULeARning focuses on the social aspects of circularity, it is about creating a social closed-loop, knowledge and insights regarding the circular future.

Figure 67: The ‘’Circular Hub” (plots 12,13) (own illustration)

3.4.3 Strategy

This sub-chapter describes in what order the Binckhorst is proposed to be redeveloped and the underlying strategy behind this. For this strategy, the original reservation system for the Binckhorst is adapted, see figure 68. Figure 58 in paragraph 3.4.2.1. Functions can be used for the references to plots in the project area throughout this chapter.

Figure 68: Adapted reservation system (Gemeente Den Haag, 2021b)

As visible in the new situation table, the maximum limits of the reservation system are increased. With the new center formed at the heart of the neighborhood, there is a need for more retail and hospitality than the municipality initially anticipated (Gemeente Den Haag, 2021).

Looking at the number of unreserved industrial spaces, more than half are missing. This is because most of these industrial spaces consist of car dealers which do not fit in the redevelopment plan. Car dealers are put back in the plan, but in a different type of dealer: small car dealers in a showroom.

Furthermore, the amount of housing is increased from 1390 dwellings to a total of 2,700. This is aligned with the municipal policy on housing (Gemeente Den Haag, 2017) where the municipality plans to double the allowed housing in the Binckhorst from 5.000 to 10,000. From the 5,000 planned extra dwellings, the northern part would get 1,400 dwellings which are similar to the number of dwellings reserved in this area so far.

With these new numbers, the redevelopment of the Binckhorst is phased to focus on the two most prominent places in the project area. Namely, the commercial, retail, and housing around plot 3 and the creation of the circular waste plant in plots 12 and 13. Therefore, the redevelopment is executed in three phases starting with the first phase in 2022 and ending with the third phase in 2050. The phasing strategy for the ViBin'ck plan was determined based on three aspects: the role

Binckhorst plays in creating a vibrant location, the role it plays in the vision for The Hague, and plots becoming available after temporary leasehold to third parties in 2025 or 2035.

3.4.3.1. Phase 1

As described above, the realization of the ViBin'ck master plan will start in phase 1 (2022 to 2027) with the area around plot 3 (see figure 58) and with the renovation of plots 12 and 13 (see table 02). Lots 3 and 10 will be developed in the first phase due to the lively functions of hospitality and commercial space. The transformation of the circular waste plant in plots 12 and 13 is part of the municipal goal to create a 100% circular municipal government in 2030 (Wijsmuller, 2018) and it starts the redevelopment of the western part of the project area with its present and future most prominent function.

Table 02: Functions built and investments in phase 1 (own illustration)

Furthermore, the plots of 2 and 5 are developed as these are ready to be built on and next to the development on plot 3. Plot 2 becomes a mixed area with housing for future residents and office space for the Hagues Tram Company (HTM). At last, in plot 5 an office building for the Dutch police is constructed (Cepezed, 2021). The result of this is visualized in Figure 69. The plots in phase 1 will be developed with features that attract people to the area. Economic activity will thus be brought to the area to help further support the following phases.

Figure 69: Development phase 1 (own illustration)

3.4.3.2. Phase 2

Phase two will start in 2027 and end in 2035 and will see further development around the Binckhorstlaan and the waste plant in plots 6, 8, 9, 11, and 13 (see table 03). Therefore, plots 9, 11, and half of plot 8 are developed around the Binckhorstlaan and the slow traffic bridges on the crossroads are constructed. Half of plot 8 will only become available in 2035 due to the land lease agreement. The part that is constructed is going to be an extension of the commercial and retail space in plot 3 and further from plot 3 some light industry is realized.

Plot 9 and 11 will be realized by the developers and the housing associations together. The housing associations are investing in the social housing in the project to make it feasible for the developers. After this, the initial investment the responsibility of the development is complete with the developers. The mid-segment housing will be developed by the developers and sold to the housing association Staedion using a turn-key agreement.

Table 03: Functions built and investments in phase 2 (source: author)

The developments in the Binckhorstlaan will be simultaneous with the completion of the circular waste plant and some of the related activities and companies (see figure 70). Furthermore, this figure also shows that the Binckhorstlaan will take shape in 2035 with the development of both the public infrastructure and the completion of multiple construction projects.

Figure 70: Developments phase 2 (own illustration)

3.4.3.3 Phase 3

The last phase, phase 3, starting in 2035 and lasting until 2050 will see the recovery and redevelopment of temporarily leased land in plot 7 (see table 04). With this land, the developments surrounding the road by plots 2, 3, 7 and 8 are finished. Moreover, the developments in plots 12

and 13 for the circular waste plant will be completed. Plot 14 will partly be developed as storage space for the waste plant and the other parts are open for further reconnaissance.

Table 04: Functions built and investments in phase 3 (own illustration)

With these last construction activities, the result is shown in figure 71 below.

Figure 71: Development phase 3 (own illustration)

3.4.3.4 Summary

For a summary of the phases, figures 72, 73 and 74 are used. Starting with figure 72 which shows the square meters built per phase. From this, it can be determined that phase 1 will see the most square meters built, followed by phase 2 and at last phase 3.

Figure 73 shows what functions are built throughout the redevelopment. This shows that the free market dwellings and industrial space are the two most built functions in the area with both more than 100.00 square meters realized. After this, office space is the largest function constructed at about 75.000 square meters followed by a gap until the other functions which are all in between the 10.0000 and 40.000 square meters.

Figure 72: Developed per phase (own illustration) Figure 73: Developed functions (own illustration) Figure 74 shows three pie charts of the percentages built from left to right in phases 1, 2, and 3. This shows that phases 1 and 2 are somewhat heterogeneous in the functions developed while phase 3 has fewer functions developed. However, this is mostly due to phase 3 having less construction and two projects on plots 4 and 14 that are executed in this phase are above average-sized industrial functions. Adding to this, plot 4 is developed throughout all phases but has been added to phase 3 which also causes the large percentage of industry in the third phase.

Figure 74: Development phase 1, 2, and 3 (own illustration)

Financially, the municipality has spent an unknown amount on the Binckhorst already and will continue to make costs on the redevelopment, but they aim to regain €68,819,000 from which about 28,000,000 is spent in the northern part (Gemeente Den Haag, 2019). Through the land policy of the proposed plan revenue of €258.082.000 is created. This number is further elaborated upon in appendix 2.

The revenue generated through the redevelopment is used for other investment and to repay sunken costs: About 68 million euros for public space of which 28 million euros is allocated the case area, about 50 million euros to make the circular waste plant, 10 million euros for a lowtraffic bridge and 12.8 and 4.2 million euros for the relocation of a number of local companies. After these expenses and a net present value calculation, the remaining profit of the municipality is €118,435,000. This is a rough estimation but deems the project financially feasible.

(the calculations can be found in the appendixes of the relevant reports)