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MINI CASES

Re-Design - AR2R035

Student: Sophie Stravens - 4041291

Supervisor: R. van Warmerdam

19-05-2014

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This report is part of the Re-Design Course of the Mastertrack Real Estate and Housing of the TU Delft.

This subject of this course is research to redevelopment projects. During the course a redevelopment

plan for the BlaCo area (a small area in the business district of Rotterdam) has to be made.

This report has the aim to provide more insight in redevelopment projects.This will be done by three small analyses of reference cases:

1. The Bank Amsterdam

2. Albert Mill Manchester

3. The Matchworks

The following questions will be answered for all three cases:

1. What is remarkable about this project, why was it selected for this report?

2. What are the main differences between this mini case and the BlaCo Case?

3. Which lessons can you draw from the mini cases that are applicable to the main case?

INTRODUCTION

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Address Herengracht 595

1017 CE

Amsterdam

The Netherlands

Year built 1931

Year transformed 2010

Size 42.500 m2

Old function Ofce

New function Ofce, multifunctional

use, retailOwner Kroonenberg Groep

Key Stakeholders Kroonenberg Groep

Bouwbedrijf Midreth

Ingenieursbedrijf Zonnevelld

This case is chosen as reference case because

of the new and old function. The Bank is built as

ofce building and after the redevelopment in

2010 the building is still used as ofce building, but

also other functions have moved into The Bank.

This is similar to the plans for the BlaCo area.

CASE 1The Bank - Amsterdam

General information

Case description

In the seventies The Bank was converted.

Several changes have been made (inter alia

a large extension on the backside and onsome added volumes on the rooftop). These

changes were not very well received.

Since ABN-Amro has left The Bank in the

late nineties, the building was left vacant.

Redevelopment was needed to transform

the building into a new ofce building. In

2010 this redevelopment was nisched.

On the ground oor, retail is located.

History

The most remarkable aspects of the

new plan are the following:

Transparent and open ground oor faade:

To create a vivid and attractive retail area on

the ground oor, the faade on street level

needed to be more transparent. Also large

entrances are build to make the building

present itself more to the city and make the

building more attractive to access. It should

be noted that also the public space (on the

street) is improved by these changes. Bright spaces: To make the building brighter,

3000m2 of oor is removed to make an open

atrium at the entrance of the building.

Coherence of different styles of architecture:

New plan

All information in this chapter is based on information from

http://www.kennisbankherbestemming.nu/projecten/the-bank-

amsterdam unless another resource is mentioned.

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There are notable aspects in the process

of the redevelopment of The Bank: Finance: The whole project was

nanced by Kroonenberg Groep,

which is the owner of the building.

Clear vision and ambition: Kroonenberg Groep

had a clear vision and ambition. This resulted

in an efcient and creative process. During the

process everything could be tested against

the stated vision and ambition of Kroonenberg

Groep. This led to a very high qualitative plan.

Cooperation between different parties: During

the whole process there was an intensecollaboration between different parties to make

sure the desired quality of the nal plan would

be achieved. There was for example very

close contact with Bureau Monumenten en

Archeologie and Bouw- en Woningtoezicht.

Involvement of designers: The architect, former

Rijksbouwmeester K. Rijnboutt, was involved

at a very early stage of the process. His skills

and experience but also the fact RIjnboutt

know the city of Amsterdam very well (he is an

inhabitant of Amsterdam) were important factors

to choose him as architect (Nieuwenhuis, sep

2008). His early involvement and specic prole

and experience led to a nice collaboration with

Kroonenberg Groep for this specic case.

Branding: The Bank is a majestic, grande

Process

Differences:

Amount of building: this case is about one

building while Blaak case has ve buildings.

The Bank is a monumental building. In the BlaCo

Case only the Schielandhuis is a monument.

Similarities:

Same functions: at rst ofce, afterwards

multifunctional with ofce space and retail

Location: inner city

Differences and similarities between The

Bank Case and the BlaCo Case

Project:

An open faade on the ground oor improves the

accessibility and attractiveness of the building

Open spaces lift the quality of space.

Sometimes it is a good thing to decrease

the LFA in order to create a higher quality of

space. This will increase prots as well.

Process:

A clear vision and ambition contributes

to a efcient process in which every

aspect of the new plan can be tested

Early involvement of the architect with specicskills and prole matching the assignment.

Lessons learned

building in the city centre of Amsterdam.

This requiered a special marketing plan.

The name The Bank stands for solid

as a rock which should be the image of

the building (Nieuwenhuis, nov 2008).

Marketing campaign: A nice brochure, a good

website but also the marketing during the

redevelopment (in the form a large scaffolding

banner on which the nal design) contributed tothe promotion of The Bank (Nieuwenhuis, 2008).

A main challenge during the redevelopment

was to bring all the different architecture

styles together into one coherent building.

Details and materials were very important.

Sustainability: There are several aspects

which show sustainability was an important

aspect of the redevelopment. Firstly, it is a

redevelopment of an existing building which

is a sustainable aspect on itself. Secondly,there was focus on maximal exibility within

the new building. Because of the public

facilities in the neighbourhood the location

was really good. Also, in the new building

sustainable materials and installations are

being used. At last, the building now has an

A+ label (www.thebankamsterdam.nl).

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Address Ellesmere Street Castleelds

Manchester M15 4LY

Greater Manchester

United Kingdom

Year built 1869

Year transformed 2008

Old function Mill

New function Business copmlex, Housing

Owner Urban Splash (Tom Bloxham)

Key Stakeholders Urban Splash (Tom Bloxham)Regional Building

Control (RBC)

CASE 2Albert Mill - Manchester

General information

Case description

The most remarkable aspects of the

new plan are the following:

Function: Most mills in the United Kingdom

are transformed to retail of industrial functions.

Because of the location of the Albert Mill

(near lots of public facilities) it was possible totransform it into a work- live combination.On

the ground oor the ofce space is realised,

on the next oor 21 dwellings are build.

Type of dwellings: To react on the increasing

demand for special dwellings, so called shell

spaces are realised. These are spaces

which can be hired in which the resident has

the freedom to design their own dwelling.

New plan

Albert Mill is one of the few original mills in

the centre of Manchester. The new function is

one of the main reasons this case is chosen

as reference case for the Blaak area.

Albert Mill was a cotton spinning mill.

Because of the increasing (cheap) export

from abroad, the mill lost its function.Because of the vacancy there was a need for

redevelopment. Because of the monumental

character it also needed to be renovated.

HistoryAll information in this chapter is based on information fromhttp://www.kennisbankherbestemming.nu/projecten/albert-mill

unless another resource is mentioned.

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The following aspects are remarkable for the

process of the redevelopment of Albert Mill:

Controlling: The Regional Building Control

(RBC) is an independent party who is approved

to carry out all the full function of buiding

control. For the Albert Mill project they were

appointed for the Shell Spaces. During theprocess they focussed on the on the extend

to which the monumental characteristics were

taken care of. They also checked if the nal

plan met the requirements of the Building

Decree. This way the RBC was a intermediary

between Urban Splash and the residents of

the shell spaces in order to create the buyers

dreams of a space unique to them (http://

www.e-architect.co.uk/manchester/albert-mill).

Use of Buyers pack: In cooperation with

Urban Splash, the RBC set up a so called

Buyers pack which includes all the restrictions

regarding the design of the shell spaces by the

residents. This way the possibilities with the

shell spaces were very clear for the residents.

Special demands for the shell spaces: One

resident had the demand to make an apartment

with an open lay-out; the bedroom in an

open space. This was not possible within

the normal re safety requirements. The

RBC became involved in this specic case

and advised the resident to build a sprinkler

system. This way the resident could keep thedesired exibility in his apartment within the

restrictions of the re safety requirements.

Process

Differences:

Amount of building: this case is about one

building while Blaak case has ve buildings

Similarities:

Location: inner city

Differences and similarities between the

Albert Mill Case and the BlaCo Case

Project:

Freedom in design for individual users: The

shell spaces can be seen a huge success

factor. All the residents were able to build

their perfect apartment within the monumentalbuilding. However, improvements regarding

the freedom for the design can be made.

In Albert Mill the installations and tubes for

sanitary etc were already build so the decision

where for example the kitchen or the bathroom

should be located was already made.

Project:

Freedom in design for individual

users: This also has invlfuence on the

process; involvement of future users willincrease the feasibiity of the project.

Lessons learned

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CASE 3The Matchworks - Liverpool (as a part of Speke Garston

area redevelopment)

General information

Case description

The most remarkable aspects of the

new plan are the following:

Demolition versus renovation: The

Matchworks is because of its monumental

status not demolished but renovated.

Flexibility: On the advice of Urban Splash,

small ofce spaces are realised in The

Matchworks. These small ofces can be

combined to larger space. At this moment

the Matchwork is the ofce location for

varied organisations and businesses. Increase lettable oor space: To increase the

lettable oor area, mezzanines are build in the

high spaces on the ground oor. In this design

the original structure of the building is used.

New plan

Address Garston 140 A56

Liverpool L19 2RF

Merseyside

United Kingdom

Year built 1919 - 1921

Year transformed 2001 - 2008

Old function Match Factory

New function Ofce

Owner Urban Splash (Tom Bloxham)

Key Stakeholders Urban Splash (Tom Bloxham)Municipality of Liverpool

Northwest Development

Agency

The Matchwork is part of an area redevelopment

project of the Speke Garston area in Liverpool. The

Matchworks also consists of different buildings.

1. Former match factory with water tower

2. Former repository3. The Matchbox

The fact there are multiple buildings is similar

to the Blaak Case. This is one of the reasons

The Matchworks, build as a match factory,

was closed in 1994. The Speke Garston area

was a very poor area which needed to be

redeveloped. The goal of the redevelopment

was to attract foreign investments and

improve the employment possibilities.

History

All information in this chapter is based on information from

http://www.kennisbankherbestemming.nu/projecten/the-

matchworks unless another resource is mentioned.

this case is chosen to be studied. However,

in The Matchworks the buildings are build

by the same owner for the same function

which is not the case in the BlaCo area.

The other reason this case is chosen isthe similar new function; ofce space.

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A few aspects of the process

should be further explained:

Finance: The redevelopment was for more

than 50% paid by the government.

Partnership Investment Programme (PIP):

Also external parties invested in this

redevelopment project. Because of the PIP,the private investors were strongly involved

in important aspects of the redevelopment.

Joint venture (SGDC): Before the redevelopment

process started, in 1996 a joint venture

between the municipality of Liverpool and

the Northwest Development Agency was

established: the Speke-Garston Development

Company (SGDC). The SGDC did make a

business plan for the whole Speke Garston

area. In 1998 the SGDC contracted the Urban

Splash and the architect Shed KM to renovate

en transform the monumental buildings.

Catalyst function: The former factory (with

the water tower) was the rst project to

be delivered. This was done in 2001. This

building has functioned as a catalyst for the

redevelopment of the other buildings.

Part of area development: The Matchworks

has won multiple prices and according to

Urban Splash it offers some of the best

designed ofce space in Liverpool. Because

of this image it helped to transfom the Speke

Garston area into one of Liverpools leadingbusiness districts (http://www.urbansplash.

co.uk/commercial/matchworks).

Improvement of infrastructure: The rst step

in improving the image of the Speke Garston

area was an upgrade of the infrastructure

(Gigler, Ttzer and Knoaucher, 2004).

Infrastructure is a very important factor in

measurements of the quality of an area.

Housing: New housing development was

added to the programme in the Speke Garston

area redevelopment during negotiations withthe private developers (Gigles ea, 2004).

Process

Differences:

Old function

Part of industrial

The Matchworks is not in the city

centre while the BlaCo area is

Similarities:

Ensemble of buildings

New function: both ofce

Differences and similarities between The

Matchworks Case and the BlaCo Case

Catalyst: When a part of the project is nished

earlier, this can function as catalyst for the

redevelopment of the rest of the area.

Branding: When one of the buildings is very

well functioning it can help to improve theimage of surrounding buildings as well. This

is similar to the catalyst function, but slightly

different because the aspect of time is not

taken into account. Also, the other buildings

do not necessarily have to be redeveloped if

they are already meeting the standards. The

fact that a well-known and well-functioning

building is in the near surrounding helps

to improve the image of the building.

Lessons learned

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www.kennisbankherbestemming.nu

www.thebankamsterdam.nl

http://www.thebankamsterdam.nl/downloads/6.pdf (Nieuwenhuis, nov 2008)

http://www.thebankamsterdam.nl/downloads/5.pdf (Nieuwenhuis, sep 2008)

http://www.e-architect.co.uk/manchester/albert-millhttp://www.urbansplash.co.uk/commercial/matchworks

Examples of Revitalised Urban Industrial Sites Across Europe, Final Report

Ute Gigler

Tanja Ttzer

Markus Knoacher

December 2004

REFERENCES