Innovative refurbishment of empty properties in the Netherlands Ineke Hulshof Scottish Empty Homes Conference
My Experience and Awards 1954-1968 the brick factory in Enschede 1971-1979 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
The Netherlands and my work Delft Ineke Hulshof
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
Special projects
Special projects
Renewal of the Wallisblok Rotterdam Creating a new community from a failed and empty estate in Rotterdam 2004-2007 Ineke Hulshof, architect Architectural and Urbanistic Projects
Location of the Wallisblok in Rotterdam Central Station Wallisblok City center Spangen; location of Wallisblok
Spangen along the Schie; location of Wallisblok
Treasure Finding Up cycling Bottom Up SLOW Proces; De Dichterlijke Vrijheid/ Poetic Freedom
TREASURES and Challenges Wallisblok Westside; Nicolaas Beetsstraat
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
Impression of a City House: vide on 1 st, patio on 2 nd, roof terraces Up cycling result
Development strategy, information brochure
Bottom up : Visiting the site, a crowd of candidates
Slow : proces meetings
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
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
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 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 300m2 a large variety Design; the resulting differentiation
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
Construction
Construction; demolition of the back facades
Construction; the new facade almost finished
Dream house in a slum area, Major news and opening by Mayor Ivo Opstelten News Treasure found!
Awarded the Job Dura Price by Minister Pieter Winsemius
Result, the garden in progress
Result
The inhabitants, each house completely different
The inhabitants, each house completely different
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
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
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
Poetic Freedom Urban Renewal and Affordable Housing The result and inhabitants, each house completely different. Poetic Freedom, Ineke Hulshof
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
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
The new Housing market for the Pretorialaan Treasure Finding Up cycling Bottom Up SLOW Kopblok Woonmarkt Pretorialaan
c o l l e g e Local scholars at de Market of tomorrow
Housing market: Workshop houses for rent!
Basic plan Kopblok Design in cooperation with the future tenants Finishing is do it yourself Six dwellings Four market spaces Result workshop
Result Job under construction
Former situation Result Result Kopblok Pretorialaan, CPO with tenants
Result single Jobhouse The Black Pearl
Result variety of typology in Job house projects
Netherlands South wing Metropolitan area Rotterdam and The Hague Juno blok Wallisblok Kopblok Location projects; Job houses spreading
Small scale development in The Hague, Job Houses and lots for sale Lots for sale Job houses Free help Campaign The Hague Duinstraat
Junoblok, Job lots for sale in former Office building in The Hague City center Central Station Juno blok Location Juno blok
Junoblok, Job lots for sale in former Office building Environment Juno blok
Environment Juno blok, Treasures
Movie; Juno blok Animation
Grid 5,40m1 Total floor space 10848 m2 Patio 570 m2 Roof 1577 m2 Research existing construction
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
Research on how to make flexible lots
Plan ground floor; flexibility through combining lots
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
research Roof construction Steel beams, steel covering plan Roof construction Straight walls and new gutter Basic plan and building regulations/instructions
Existing facade element Possible intervention Juno Color range for window frames Basic plan and building regulations/instructions
Basic plan and building regulations/instructions Juno color range for balconies
Plan 3 rd floor
Prizes range from 700,- / m2 1.140,- / m2 For the top floor Investment minimum from 300,- / m2 Value estimated result range from 1500,- / m2 Lots for sale price list
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
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,- - 500,- 1.100,- 100,- 1.200,- 1.500,- 300,- In 2008 and stable 1.000,- - 700,- 600,- 500,- 1.400,- 1.600,- 200,- Estimation 2014 1.000,- - 500,- 1.000,- 200,- 1.700,- 1.400,- Still increasing social rental houses, long term profit
Existing view
21 options for 67 lots, 18 aim to live and/or work in the building Animation possible result
Patio an opportunity for a community? Animation patio
My way Traditional way Treasure Finding Bottom Up Up cycling Slow Design/development QUALITY Quick win Top down Down grading Fast QUANTITY Conclusion
Next steps JOB houses for sale + JOB houses for rent New Dwelling Market : Do it yourself housing The New Way of Developping Conclusion
Chances Shrinking areas Heritage Schools and office buildings Row houses former school Schieblok ZUS Opportunities
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
Innovative refurbishment of empty properties in the Netherlands Ineke Hulshof Scottish Empty Homes Conference
Movie; De Dichterlijke Vrijheid/ Poetic Freedom