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MINI CASES

Re-Design - AR2R035
Student: Sophie Stravens - 4041291
Supervisor: R. van Warmerdam
19-05-2014
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
Address Herengracht 595
1017 CE
Amsterdam
The Netherlands
Year built 1931
Year transformed 2010
Size 42.500 m2
Old function Offce
New function Offce, multifunctional
use, retail
Owner 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
offce building and after the redevelopment in
2010 the building is still used as offce building, but
also other functions have moved into The Bank.
This is similar to the plans for the BlaCo area.
CASE 1
The 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 on
some 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 offce building. In
2010 this redevelopment was fnisched.
On the ground foor, retail is located.
History
The most remarkable aspects of the
new plan are the following:
Transparent and open ground foor faade:
To create a vivid and attractive retail area on
the ground foor, 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 foor 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.
There are notable aspects in the process
of the redevelopment of The Bank:
Finance: The whole project was
fnanced 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 effcient 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 intense
collaboration between different parties to make
sure the desired quality of the fnal 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 specifc profle
and experience led to a nice collaboration with
Kroonenberg Groep for this specifc case.
Branding: The Bank is a majestic, grande
Process
Differences:
Amount of building: this case is about one
building while Blaak case has fve buildings.
The Bank is a monumental building. In the BlaCo
Case only the Schielandhuis is a monument.
Similarities:
Same functions: at frst offce, afterwards
multifunctional with offce space and retail
Location: inner city
Differences and similarities between The
Bank Case and the BlaCo Case
Project:
An open faade on the ground foor 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 profts as well.
Process:
A clear vision and ambition contributes
to a effcient process in which every
aspect of the new plan can be tested
Early involvement of the architect with specifc
skills and profle 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 fnal design) contributed to
the 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 fexibility 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).
Address Ellesmere Street Castlefelds
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 2
Albert 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 to
transform it into a work- live combination.On
the ground foor the offce space is realised,
on the next foor 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.
History
All information in this chapter is based on information from
http://www.kennisbankherbestemming.nu/projecten/albert-mill
unless another resource is mentioned.
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 the
process they focussed on the on the extend
to which the monumental characteristics were
taken care of. They also checked if the fnal
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 fre safety requirements. The
RBC became involved in this specifc case
and advised the resident to build a sprinkler
system. This way the resident could keep the
desired fexibility in his apartment within the
restrictions of the fre safety requirements.
Process
Differences:
Amount of building: this case is about one
building while Blaak case has fve 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 monumental
building. 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 will
increase the feasibiity of the project.
Lessons learned
CASE 3
The 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 offce spaces are realised in The
Matchworks. These small offces can be
combined to larger space. At this moment
the Matchwork is the offce location for
varied organisations and businesses.
Increase lettable foor space: To increase the
lettable foor area, mezzanines are build in the
high spaces on the ground foor. 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 Offce
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 repository
3. 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 is
the similar new function; offce space.
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 frst 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 offce space in Liverpool. Because
of this image it helped to transfom the Speke
Garston area into one of Liverpools leading
business districts (http://www.urbansplash.
co.uk/commercial/matchworks).
Improvement of infrastructure: The frst step
in improving the image of the Speke Garston
area was an upgrade of the infrastructure
(Gigler, Ttzer and Knofaucher, 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 with
the 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 offce
Differences and similarities between The
Matchworks Case and the BlaCo Case
Catalyst: When a part of the project is fnished
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 the
image 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
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-mill
http://www.urbansplash.co.uk/commercial/matchworks
Examples of Revitalised Urban Industrial Sites Across Europe, Final Report
Ute Gigler
Tanja Ttzer
Markus Knofacher
December 2004
REFERENCES