Innovative refurbishment of empty properties in the Netherlands. Ineke Hulshof. Scottish Empty Homes Conference

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Marylou Summers
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1 Innovative refurbishment of empty properties in the Netherlands Ineke Hulshof Scottish Empty Homes Conference

2 My Experience and Awards the brick factory in Enschede Architecture TU Delft 1981 starting practice with Dik Hoogstad and Rob Goverts in Rotterdam 1988 starting Hulshof Architecten 2001 Bamboo Bovenstad R dam Cultural Capital of Europe 2004 moving the office to Bacinol in Delft 2006 Job Dura Price 2009 National Renovation Innovation Price 2010 Golden Treasure Price Ineke Hulshof

3 The Netherlands and my work Delft Ineke Hulshof

4 Hulshof Architecten 30 years Mission Involving the user, bottom up Sharing knowledge and technical support Controlling feasibility Transparency of design and decisions Social responsible towards the environment and the assignment, sustainable development Hulshof Architecten

5 Special projects

6 Special projects

7 Renewal of the Wallisblok Rotterdam Creating a new community from a failed and empty estate in Rotterdam Ineke Hulshof, architect Architectural and Urbanistic Projects

8 Location of the Wallisblok in Rotterdam Central Station Wallisblok City center Spangen; location of Wallisblok

9 Spangen along the Schie; location of Wallisblok

10 Treasure Finding Up cycling Bottom Up SLOW Proces; De Dichterlijke Vrijheid/ Poetic Freedom

11 TREASURES and Challenges Wallisblok Westside; Nicolaas Beetsstraat

12 Up cycling Dilapidated Houses > 50% was left empty and was fenced over five years Drugs and overcrowded room rentals Bad foundation No up keeping Up cycling Condition

13 Impression of a City House: vide on 1 st, patio on 2 nd, roof terraces Up cycling result

14 Development strategy, information brochure

15 Bottom up : Visiting the site, a crowd of candidates

16 Slow : proces meetings

17 Treasure Finding Slow Up Cycling Bottom Up Strategy and developing process, Collective Private Assignment CPO ; Looking for people wanting to live there and invest their time as a developer together in a society. TEMPTATION Process planning as a part of the deal. The renovation plan has to follow new regulations on building quality and has to aim at a high level of sustainability. Everybody taking part has to live there in person for at least one year. Developing proces

18 Defining the basic intervention; Program minimum Because the conditions are very different and the result aimed at has one standard, a basic program is made as follows: Each house shall have new stairs, insulation of a high level, central heating, new water, gas and electricity installations The buyers own the right to finish the houses as they wish but they have to follow the legal regulations. The finishing includes the kitchen, sanitation, interior walls and other finishing's. Design

19 Design process in CPO program Basic Design Defining basic intervention Collective demands Individual demands Design volume Design individual dwelling Design collective provisions Design

A lot of options Option 6 Existing 1 2 3 4 5 6 7 8-10 2 Elevated houses 100 m2 each City

20 A lot of options Option 6 Existing Elevated houses 100 m2 each City house horizontal on two floors 200m2 and a garden Design; options for different plans and sizes

Facts and figures 95 houses into 41 1100,-/m2 55m2

21 Facts and figures 95 houses into ,-/m2 55m2 300m2 a large variety Design; the resulting differentiation

22 Building process Board of the society of participants Building experts group Financial group Garden group Party group Process organisation advisor: Urbannerdam Architect and developper: Hulshof Architecten Construction: BAM Process

23 Construction

24 Construction; demolition of the back facades

25 Construction; the new facade almost finished

26 Dream house in a slum area, Major news and opening by Mayor Ivo Opstelten News Treasure found!

27 Awarded the Job Dura Price by Minister Pieter Winsemius

28 Result, the garden in progress

29 Result

30 The inhabitants, each house completely different

31 The inhabitants, each house completely different

32 Out of the box thinking Surprising new living in existing buildings with the client developing in a collective society; Collective Private Assignment / development so called CPO The sustainable components

Private spending and decision making Collective enrichment:

33 Tempting aspects Low costs Bad circumstances promise improvement to be near Joined efforts make a safe feeling Private spending and decision making Collective enrichment: garden, sunroof, jetty Inhabitant is ruling The sustainable components

34 Success factors Stripping to the bare construction makes most changes possible The architecture Positive roll of municipality, housing corporation Social effect of the society and the mix of sizes Each house a private front door at the street An opportunity for starters and inhabitants of the neighbourhood The low costs; 1100,- a square meter all in! The sustainable components

35 Poetic Freedom Urban Renewal and Affordable Housing The result and inhabitants, each house completely different. Poetic Freedom, Ineke Hulshof

36 Inhabitants invest in identity of the city; JOB or Do it yourself Houses Motives: 1. Involvement inhabitants 2. Decayed houses 3. New economy Klushuizen; do it your self houses

dynamic market with private owners and social housing including workspaces and shops for a new economy Curtains, beds and cloth Carpenter for

37 Housing market Pretorialaan; Awarded Golden Treasure A new Market, with inhabitants, entrepreneurs, artists, schools and Vestia, the housing association, impulse for the renewal of the Pretorialaan: The Market on the South bank Casco houses for rent Rental homes Fitting users A dynamic market with private owners and social housing including workspaces and shops for a new economy Curtains, beds and cloth Carpenter for lease Bathrooms and kitchens Casco houses for sale Plumber offers Student apartments Housing for elderly Hotel Luxurious apartments Housing market Pretorialaan

38 The new Housing market for the Pretorialaan Treasure Finding Up cycling Bottom Up SLOW Kopblok Woonmarkt Pretorialaan

39 c o l l e g e Local scholars at de Market of tomorrow

40 Housing market: Workshop houses for rent!

41 Basic plan Kopblok Design in cooperation with the future tenants Finishing is do it yourself Six dwellings Four market spaces Result workshop

42 Result Job under construction

43 Former situation Result Result Kopblok Pretorialaan, CPO with tenants

44 Result single Jobhouse The Black Pearl

45 Result variety of typology in Job house projects

46 Netherlands South wing Metropolitan area Rotterdam and The Hague Juno blok Wallisblok Kopblok Location projects; Job houses spreading

47 Small scale development in The Hague, Job Houses and lots for sale Lots for sale Job houses Free help Campaign The Hague Duinstraat

48 Junoblok, Job lots for sale in former Office building in The Hague City center Central Station Juno blok Location Juno blok

49 Junoblok, Job lots for sale in former Office building Environment Juno blok

50 Environment Juno blok, Treasures

51 Movie; Juno blok Animation

52 Grid 5,40m1 Total floor space m2 Patio 570 m2 Roof 1577 m2 Research existing construction

53 Research assignment Technical possibilities Cost of basic intervention Make sure it can be done by individuals, free to make a dream spot Model A; mix portico and gallery ( hybrid ) Model B; 100% gallery Research

54 Research on how to make flexible lots

55 Plan ground floor; flexibility through combining lots

Research Exterior paintwork Alu window frames

the colors shown in the building instruction

56 Research Exterior paintwork Alu window frames and fittings, coverings and roof finishing in dark red-pink color Plan Exterior paintwork New window frames and fittings can be made in the colors shown in the building instruction book Basic plan and building regulations/instructions

57 research Roof construction Steel beams, steel covering plan Roof construction Straight walls and new gutter Basic plan and building regulations/instructions

58 Existing facade element Possible intervention Juno Color range for window frames Basic plan and building regulations/instructions

59 Basic plan and building regulations/instructions Juno color range for balconies

60 Plan 3 rd floor

61 Prizes range from 700,- / m ,- / m2 For the top floor Investment minimum from 300,- / m2 Value estimated result range from 1500,- / m2 Lots for sale price list

62 JUNO sale succesfull Marketing and communication of the site A former industrial area Binckhorst In organic transformation All lots were gone in two weeks 90% was sold the first day Now candidates must decide and start investing Lots for sale was successful

63 Summary with the average size of 100m2 apartments in m2 prizes Elements Wallis blok JUNO blok KOP blok Purchase Re-valuation/subs Basic investment Individual investment Total investment Value realized Individual profit Financial summary 500, , ,- 100, , ,- 300,- In 2008 and stable 1.000, ,- 600,- 500, , ,- 200,- Estimation , , ,- 200, , ,- Still increasing social rental houses, long term profit

64 Existing view

65 21 options for 67 lots, 18 aim to live and/or work in the building Animation possible result

66 Patio an opportunity for a community? Animation patio

67 My way Traditional way Treasure Finding Bottom Up Up cycling Slow Design/development QUALITY Quick win Top down Down grading Fast QUANTITY Conclusion

68 Next steps JOB houses for sale + JOB houses for rent New Dwelling Market : Do it yourself housing The New Way of Developping Conclusion

69 Chances Shrinking areas Heritage Schools and office buildings Row houses former school Schieblok ZUS Opportunities

70 Lessons The design of an excellent building requires the design of an outstanding process; An outstanding process enables the formation of a social infrastructure; Involving users in a smart way can strongly reduce the costs; A good balance between private, collective and public space is essential in order to create safety and quality! Conclusion

71 Innovative refurbishment of empty properties in the Netherlands Ineke Hulshof Scottish Empty Homes Conference

72 Movie; De Dichterlijke Vrijheid/ Poetic Freedom

De Dichterlijke Vrijheid Poetic Freedom

De Dichterlijke Vrijheid Poetic Freedom An example of regeneration in practice, using internal expansion and the limits of zoning fully in order to create new housing quality in a dilapidated neighbourhood;