REIMAGINING HOUSING THROUGH REFURBISHMENT

imagine07REIMAGININGHOUSING
nai010 publishers
imagine 07. REIMAGINING HOUSING
Architects much prefer to design new buildings. It gives a clear style and
language, defines a position and contributes to developments in architecture.
But today’s reality is that most buildings we will use in the future have already
been built. We are required to reimagine them, whether refurbishing them
for a better performance or giving them an entirely new duty. This is the
theme Reimagining Housing is targeting: the potentials of refurbishing an
existing building not just to better insulate it but also to generate a new idea
for the existing house, whether in the sense of retaining its spirit, refreshing
it, spicing it up or renovating it completely. This theme is placed in relation
to the various existing dwelling and housing types in the region that
combines the provinces of Groningen in the Netherlands and Niedersachsen
in Germany – a typical non-urban European region. The book concludes
with a welter of ideas, sketches and concepts that will challenge and provoke
the thinking of architects.
nai010 publishers
REIMAGINING
HOUSING
imagine 07
QUICK
TOUR
THROUGH
THE
IMAGINE
07

Groningen,
27.5.2013

Linda
Hildebrand
(TU
DELFT)

2.
4.
6.
CONTENTS
chapter
1. REFURBISHMENT IN THE EMS DOLLART REGION
2. HOUSING STOCK
3. CLIMATE DESIGN ASPECT
4. THE MATERIALS ASPECT
4.1. The potential of embodied energy
4.2. A new parameter for refurbishment
5. MATERIAL AND CONSTRUCTION
5.1. Renewable materials in the building context
5.2. Building structure: timber construction
5.3. Thermal insulation
5.4. Summary
6. APPROACHES TO REFURBISHMENT
7. BEST PRACTICE EXAMPLES
7.1. Restore - Oldenburger Hundehütte (doghouse)
7.2. Keep the spirit - De Hoogte
7.3. Refresh - Dwelling and ofﬁce in Niehove
7.4. Spice it up - Lighthouses in Groningen
7.5. All new - Reconstruction of a residential house from 1962 in Lingen
8. PRINCIPLES
APPENDIX
CVs
References
Credits
page
7
11
23
33
34
37
41
42
44
51
55
57
63
64
67
70
74
78
83
115
116
118
120
1. 2.
3. 4.
8.
5.
6.
7.
CONTENTS
chapter
1. REFURBISHMENT IN THE EMS DOLLART REGION
2. HOUSING STOCK
3. CLIMATE DESIGN ASPECT
4. THE MATERIALS ASPECT
4.1. The potential of embodied energy
4.2. A new parameter for refurbishment
5. MATERIAL AND CONSTRUCTION
5.1. Renewable materials in the building context
5.2. Building structure: timber construction
5.3. Thermal insulation
5.4. Summary
6. APPROACHES TO REFURBISHMENT
7. BEST PRACTICE EXAMPLES
7.1. Restore - Oldenburger Hundehütte (doghouse)
7.2. Keep the spirit - De Hoogte
7.3. Refresh - Dwelling and ofﬁce in Niehove
7.4. Spice it up - Lighthouses in Groningen
7.5. All new - Reconstruction of a residential house from 1962 in Lingen
8. PRINCIPLES
APPENDIX
CVs
References
Credits

83
8. PRINCIPLES
ING STOCK
E EMS
ART REGION
in every refurbishment
nvestigate the conditions of
uildings. In order to propose
lutions, we need to be able
d the existing construction
he problems. Therefore, this
at providing an overview of
tock in the region. First,
mation is provided about the
ng present in the area; then,
techniques common in the
plained; and finally, typical
discussed.
NFORMATION
G TYPES
be categorized according to
circulation and neighbor
he following general types:
houses, terraced/row houses,
ouses and apartment
ch type’s specific
s may affect the refurbishment
rms of the decision-making
ell as the measures applied.
houses
ly or detached house is a
separated from its neighbors
t is the archetypical house;
the society nucleus, the
rmore, it is the most popular
ng, and most clients’ dream.
desire for privacy and
dom, provides a roof over our
mbolizes a piece of land that
ur own.
hed house is surrounded by
and provides the possibility
on all sides, allowing great
flexibility in floor plan designs. Variations
in terms of the size and design of the
building and surrounding spaces are
endless. The single-family house
commonly encountered in the Ems
Dollart Region is one to two stories high.
Extra usable space is accommodated in
the attic, under the – typically – double-
pitched roof.
A particular characteristic of the region,
the farmhouse type is mainly found in
rural areas. It is similar to the single-family
house; combined, however, with large,
high spaces for farming activities, such as
stables or storage.
Terraced houses
Terraced or row houses are single-family
houses built in a row, either with one
shared exterior side wall, or two exterior
walls separated by a small cavity. They
have private entrances on the narrow
façade facing the street. It is a mostly
urban housing type due to space
limitations in the urban environment.
They are also referred to as townhouses
(Chandler et al., 2005). Rural row houses
are less common, but can still be found,
especially in clustered developments.
Built closely together, terraced houses
make efficient use of the land, allowing
higher population densities and
preserving outside space. Moreover, the
shared wall or walls conserve materials
and reduce heat loss. Terraced houses are
often found in collective residential
complexes, having similar floor plans and
some exterior visual connection (fig. 3).
On the other hand, it is possible to
encounter greater variation in row houses
if they are not the result of the same
design. Separate single-family houses
built on adjacent lots and making use of
the entire plot width become terraced
houses. This is particularly common in city
centers due to high density and small plot
width (fig. 4).
1 Single-family house, DE
2 Farmhouse, DE
3 Row houses in the De Hoogt neighborhood,
built 1917-1920, Groningen, NL
4 Street view in Lingen, DE
5 Multi-family house. Each floor accommodates
a different dwelling, NL
6 Apartment block, Papenburg, DE
1 2
4 5
3
6
Imagine 07 REIMAGINING HOUSING 12 Imagine 07 HOUSING STOCK
HOUSING STOCK
IN THE EMS
DOLLART REGION
The first step in every refurbishment
project is to investigate the conditions of
the existing buildings. In order to propose
successful solutions, we need to be able
to understand the existing construction
and identify the problems. Therefore, this
chapter aims at providing an overview of
the housing stock in the region. First,
general information is provided about the
type of housing present in the area; then,
construction techniques common in the
region are explained; and finally, typical
problems are discussed.
GENERAL INFORMATION
flexibility in floor plan designs. Variations
in terms of the size and design of the
building and surrounding spaces are
endless. The single-family house
commonly encountered in the Ems
Dollart Region is one to two stories high.
Extra usable space is accommodated in
the attic, under the – typically – double-
pitched roof.
A particular characteristic of the region,
the farmhouse type is mainly found in
rural areas. It is similar to the single-family
house; combined, however, with large,
high spaces for farming activities, such as
stables or storage.
Terraced houses
Terraced or row houses are single-family
houses built in a row, either with one
shared exterior side wall, or two exterior
walls separated by a small cavity. They
have private entrances on the narrow
1

83
8. PRINCIPLES
3 Shading device as part of the renovation of Koningsvrouwen van Landlust – Eigen Haard
(source: courtesy DeGroot en Visser, photographer F. Huijin)
4 Biomass boiler (source: courtesy 3N e.V.)
5 Wood pellets and wood chips (source: courtesy 3N e.V.)
6 Solar collector panel and photovoltaic cells as roof tiles, Papenburg, DE
ore efficient than internal, but
nce requirements are higher.
n is another important factor
es the type of shading to
ntal solar screening louvers
direct sunlight on the south
e visual interference.
hading features such as
n be used as seasonal solar
ey block the high-angle sun
r, while allowing low-sun
uring winter, enabling solar
able vertical louvers are
east and west facing façades,
n strikes at low altitudes.
angle of the louvers can
t, while retaining some of the
den, 2008).
rheating is important during
eason. Air flowing through
hanges the heated internal
outside air. This can be
h natural ventilation,
entilation, or air conditioning.
is necessary for health
l. Therefore, regulations state
exchange rates and ways to
. Ventilation rates are not
air leakage. Air leakage is
and therefore needs to be
he principle is “build tight –
”
several techniques to prevent
or at least minimize the
ffect – while maintaining air
e resorting to mechanical
ling. Natural ventilation
de openings is the one most
ed in residential buildings.
ved by buoyancy or the wind.
climates such as that of the
egion, we can exploit natural
ring most times of the year,
n the domestic environment
2008, p. 53).
ACTIVE MEASURES
Passive measures alone are not able to
eliminate energy consumption during
all seasons, particularly in the heating
oriented climate of Central Europe. While
passive measures aim at minimizing the
heating demand, active measures are
necessary to produce and distribute
energy.
Heating systems
In addition to good insulation, heating
systems are used to achieve a comfortable
indoor environment. Heating systems can
use fossil fuels, such as oil and gas, or
energy from renewable resources,
contributing to climate protection.
Modern biomass heating systems are
an alternative to fossil fuels, and they are
as efficient and easy to use as
conventional systems. Various renewable
resources are available as fuel in modern
heating systems, such as wood (in the
form of pellets, chips and split logs),
vegetable oil or biogas. These heaters can
be used in various types of surrounding,
so that they are suitable for most
buildings, if set up in accordance with the
requirements. Wood pellets have to be
stored in a dry and frost-free environment.
Depending on the heating system, wood
pellets come in different qualities
according to the DIN Plus classification
(from sawdust without bark to industrial
pellets with bark). Another possibility is
the use of vegetable oil instead of
petroleum.
Some systems are designed for
combined heat and power, i.e. they
produce not only heat but electricity as
well. They are typically used for high-
voltage equipment, and are therefore not
suitable for small projects. However, they
can be used as a central power supply
unit for several buildings. Such district
heating networks can be built for a variety
of projects, but the lengths of insulated
3
5a
4
5b
6
Imagine 07 REIMAGINING HOUSING 24
REIMAGINING
CLIMATE DESIGN
PRINCIPLES
Given the need to reduce the energy
demand of the building sector, a principal
concern is to upgrade the existing
dwellings into passive, sustainable houses
that use less non-renewable energy
sources while providing improved
conditions for the users. To achieve this
goal, simple methods and techniques can
be applied using appropriate building
design, and material and systems
selection.
If these techniques reflect the local
climate, make use of environmental
elements such as air and sun, and aim to
provide thermal and visual comfort, they
conditions. A climate analysis includes
average temperatures, precipitation, wind
force and direction as well as insulation.
The region’s climate is classified as a
Moist Mid-latitude Climate, with adequate
precipitation in all months and no dry
season, according to Köppen Climate
Classification System (De Blij, Muller &
Williams, 2004, p. 77). According to the
climate analysis, it can be generally
characterized as a moderate, under-
heated climate. Heating demand is the
main concern, as extra energy for heating
is needed during two thirds of the year
(Climate Consultant, 2011) to provide
comfortable temperatures inside the
houses.
Since buildings provide shelter for
human activities, people need to feel
comfortable inside them. According to the
ISO 7730 (2005) standard, thermal comfort
is described as being “That condition of
mind which expresses satisfaction with
Imagine 07 CLIMATE DESIGN ASPECT
and outside, which are expressed by
thermal resistance coefficient U-valu
In contrast, ventilation heat loss dep
on the permeability of the façade, the
and quality of the openings, etc. The
façade design and properties also de
the solar heat gains.
Apart from heating, other forms o
energy consumption are important in
dwellings, such as domestic hot wat
electricity for lighting, and appliance
However, more than half of the total
energy demand, namely 57% (Itard &
Meijer, 2008), is used for space heati
It is also the energy use most relevan
the thermal comfort discussion and t
one that can be significantly reduced
refurbishment.
Two courses of actions need to be
taken when retrofitting dwellings. Fi
we need to use the design and prope
of the building envelope (passive de
to minimize or maximize the heat los

83
8. PRINCIPLES
1 Embodied energy for a multi-family house, 1962
2 Comparing embodied energy for refurbishment
and new construction
3 Aluminum profiles sorted out for recycling
4 Broken laminated glass sorted out for recycling
5 Renewable energy and bases for bioplastics (corn)
3
1
5
4
2
Imagine 07 REIMAGINING HOUSING 34 Imagine 07 THE MATERIALS ASPECT
4.1.THE
POTENTIAL OF
EMBODIED
ENERGY
Legal regulations in the building sector
define minimum standards for operating
energy consumption, and thereby control
the use of natural resources.
Besides turning resources into energy
carriers, processing resources into
building components offers a hitherto
mostly ignored potential for climate
protection. Since energy is needed for
every step of the production chain, for
example to make bricks from clay or
concrete from cement, this energy must
flow into a holistic consideration. The
sum of all amounts of energy used in the
cycle assessment – Principles and
framework.
The goal of a life cycle assessment is
to identify and analyze the environmental
impact resulting from the production all
the way to the disposal of a particular
product. It consists of a compilation and
assessment of the input and output
influences and potential environmental
impact of a product system throughout its
entire life cycle. The results of a life cycle
assessment are illustrated by seven
factors; whereby embodied energy such as
non-renewable primary energy and global
warming potential in kilogram CO2
equivalents are the factors most frequently
considered.
In Germany, life cycle assessment values
are available for most material groups.
Ökobau.dat, which was developed by PE
International and the Chair of Building
Physics at the University of Stuttgart, is a
major contributor; the database contains
The life cycle assessment includes
quantitative evaluations related to
functionality. It does not offer calculated
absolute values but rather determines
the ecologically most sensible measure
by means of comparing variants.
A categorization, such as is typical when
evaluating operating energy, is not
common for building components.
The embodied energy of a solidly
constructed dwelling house built to EnEV
2007 standard corresponds to approxi-
mately 30 years of operating energy. With
decreasing operating energy, embodied
energy becomes more relevant in an
overall comparison. The energetic
expenditure needed to produce a building
poses a potential that, under consideration
of the increasingly stringent protection of
natural resources, is becoming more and
more important. Depending on the type
of construction and useful life, existing
buildings bind a significant share of the

4 Wood skeleton with weather boards
5 Wood skeleton, construction phase
6 Massive wood construction (by Lutz Artman)
4
5 6
Imagine 07 REIMAGINING HOUSING 42 Imagine 07 MATERIAL AND CONSTRUCTION
carbon sink which helps to reduce the
global greenhouse balance.2
The relevance of renewable materials
is not limited to the positive impact on
the greenhouse effect as they are an
important factor of our ecosystems.
For example, roots keep the soil soft and
stable and thereby prevent erosion and
flooding. Furthermore, forests are home
to numerous animal and plant species.
The ecological quality of wood is
defined by the characteristics of the forest.
International organizations such as the
Forest Stewardship Council3
request
standards for human, ecological and
economic parameters.
The ecological footprint of a building can
be positively influenced by employing
renewable materials.
As part of the process of photo-
synthesis, carbon dioxide is used when
plants grow. From the perspective of the
5.1. RENEWABLE
MATERIALS IN
THE BUILDING
CONTEXT
The building industry drastically interferes
with natural cycles. Therefore, the building
sector must strive to build with the least
possible harm to nature, with regard to
the construction itself and the building
materials used. The longer it takes nature
to replenish the withdrawn resources, the
more harmful the impact on environmental
processes. Renewability refers to the time
nature needs to fill the gap caused by the
use of natural resources. In the definition
by the German Federal Ministry of Food,
Agriculture and Consumer Protection
(Bundesministerium für Landschaft und
wirksamer als Vorräte anhäufen,” Wald
und Holz, 4/10: 3.)
The usage of wood for building element
has three material group specific
advantages:
can be reproduced in relatively short
periods of time
prevents the consumption of fossil
resources
the phase when the CO2
is captured
Renewable materials bear high potenti
particularly for refurbishment. They not
only contribute to decreasing the energ
amount needed for the building’s
operation but generally embody less
energy than products from non-renewa
resources. They exploit the entire poten
for minimum environmental impact in t
building context, namely the reduction

83
8. PRINCIPLES
Imagine 07 REIMAGINING HOUSING 58 Imagine 07 APPROACHES TO REFURBISHMEN
THE WHY,WHAT
AND HOW OF
REFURBISHMENT
As described in the previous chapters,
various topics influence the decisions of
why, what and how to refurbish. Chapter 3
refers to climate design principles and the
consequences as well as technical
problems that can occur if they are not
applied properly. Chapter 4 highlights the
potential of embodied energy as one major
aspect of the decision making process.
Chapter 5 discusses the typical types of
construction and material seen in the
particular region chosen for this exercise.
The Ems Dollart Region discussed in this
book should be understood as an
exemplary region to express the issues as
By doing so, the building is subject to
actions that prevent demolition and offer a
new functional lifetime. Technically
speaking, the parts of the building that
need dealing with are such components
as the building envelope (roof, wall,
façade, window, and exposed floors), the
structure (if separate), the interior and the
building services.
HOW ARE WE GOING ABOUT THIS?
To organize the various alternatives of
interaction with existing buildings, we
defined five general categories. Obviously,
this is a subjective definition based on
concrete experiences, investigations and
research – but the alternatives should be
understood as a basis for discussion since
the borders between them are fluid and
the potential for concrete designs varies.
The first category, which we have
called “Restore,” is defined as the broad
range of measures related to cleaning up
and/or replacing faulty or damaged parts
1
IMAGINING HOUSING 58 59Imagine 07 APPROACHES TO REFURBISHMENT
WHY,WHAT
HOW OF
URBISHMENT
ed in the previous chapters,
ics influence the decisions of
and how to refurbish. Chapter 3
mate design principles and the
ces as well as technical
hat can occur if they are not
perly. Chapter 4 highlights the
embodied energy as one major
he decision making process.
discusses the typical types of
n and material seen in the
egion chosen for this exercise.
ollart Region discussed in this
d be understood as an
region to express the issues as
potential of rethinking housing.
urbishing typologies, strategies
logies have to be varied
on the local tradition and
nt – with the consequence that
n, each reuse, refurbish and
n activity becomes unique and
The very first sentence of Paul
oduction to the book
1
ted here: “There is no ready-
e for interventions in historical
Respect for the existing is
E WE TALKING ABOUT
ALLY?
ocuses on rethinking existing
mostly housing – and the need
refurbish them by cleaning
placing, subtracting and
sical elements to maintain or
unctionality and performance.
building services.
in the same style and technology as the
original. The goal of these measures is not
to change the functionality or performance
of the existing building, but to enable the
building to survive in its original design.
Another approach is what we call
“Keep the spirit.” Here, the principal
functionality and style of the building is to
be maintained, while technologies may
change to fulfill new requirements and
functions. New technologies are also
considered if they are more sustainable or
simply cheaper.
“Refresh” as we define it is the principal
possibility to not only replace old
technologies with new ones, but also to
add new components that interact with
the building’s style and function. New
building volumes and significant changes
in the layout and organization of functions,
structure and components can be seen as
a means of refreshing the building.
1 Restore - Oldenburger Hundehütte (doghouse)
2 Keep the spirit - De Hoogte
3 Refresh - Dwelling and office in Niehove
4 Spice it up - Lighthouses in Groningen
5 All new - Reconstruction of a residential house
from 1962 in Lingen
1 2
3
4 5

83
8. PRINCIPLES
Imagine 07 REIMAGINING HOUSING 58 Imagine 07 APPROACHES TO REFURBISHMEN
THE WHY,WHAT
AND HOW OF
REFURBISHMENT
As described in the previous chapters,
various topics influence the decisions of
why, what and how to refurbish. Chapter 3
refers to climate design principles and the
consequences as well as technical
problems that can occur if they are not
applied properly. Chapter 4 highlights the
potential of embodied energy as one major
aspect of the decision making process.
Chapter 5 discusses the typical types of
construction and material seen in the
particular region chosen for this exercise.
The Ems Dollart Region discussed in this
book should be understood as an
exemplary region to express the issues as
building services.
1
IMAGINING HOUSING 58 59Imagine 07 APPROACHES TO REFURBISHMENT
WHY,WHAT
HOW OF
URBISHMENT
ed in the previous chapters,
ics influence the decisions of
and how to refurbish. Chapter 3
mate design principles and the
ces as well as technical
hat can occur if they are not
perly. Chapter 4 highlights the
embodied energy as one major
he decision making process.
discusses the typical types of
n and material seen in the
egion chosen for this exercise.
ollart Region discussed in this
d be understood as an
region to express the issues as
potential of rethinking housing.
urbishing typologies, strategies
logies have to be varied
on the local tradition and
nt – with the consequence that
n, each reuse, refurbish and
n activity becomes unique and
The very first sentence of Paul
oduction to the book
1
ted here: “There is no ready-
e for interventions in historical
Respect for the existing is
E WE TALKING ABOUT
ALLY?
ocuses on rethinking existing
mostly housing – and the need
refurbish them by cleaning
placing, subtracting and
sical elements to maintain or
unctionality and performance.
building services.
in the same style and technology as the
original. The goal of these measures is not
to change the functionality or performance
of the existing building, but to enable the
building to survive in its original design.
Another approach is what we call
“Keep the spirit.” Here, the principal
functionality and style of the building is to
be maintained, while technologies may
change to fulfill new requirements and
functions. New technologies are also
considered if they are more sustainable or
simply cheaper.
“Refresh” as we define it is the principal
possibility to not only replace old
technologies with new ones, but also to
add new components that interact with
the building’s style and function. New
building volumes and significant changes
in the layout and organization of functions,
structure and components can be seen as
a means of refreshing the building.
1 Restore - Oldenburger Hundehütte (doghouse)
2 Keep the spirit - De Hoogte
3 Refresh - Dwelling and office in Niehove
4 Spice it up - Lighthouses in Groningen
5 All new - Reconstruction of a residential house
from 1962 in Lingen
1 2
3
4 5
All
new

Restore

Keep
the
spirit

Refresh

Spice
it
up

What is the best way to go about this? We will not succeed if newly
developed methods are only made accessible via formal descriptions or
regulations. Knowledge needs to be spread in an accessible manner to
entice people to do good: because it will provide better solutions, possibly
even at no extra cost! This is the goal of the imagine book series in general
– it is made for designers and users, manufactures and decision makers
– expressing ways in which things can work in an aesthetic, technical,
imaginative and resourceful manner. The books are intended to convince us
to think differently and follow new paths.
Who is involved? This book was made possible by the European funded
project INTERREG IV A Programme Deutschland-Nederland 2007–2013
as “NEND – energienetwerk van onschatbare waarde,” of which this book
itself is the work package WP2 UP4a: “Dokumentation Nachhaltiges
Bauen.” It was also made possible by the support of the Provincie
Groningen, being the leading partner in the project, the participation
of 3-N Kompetenzzentrum as well as TU Delft’s Faculty of Architecture.
The project team is part of the Façade Research Group at TU Delft.
We would like to express our gratitude to all supporters for their work,
ambition and enthusiasm, especially the participants of the workshops in
Groningen, and the architects, who provided us with information about
their respective projects.
One of the many workshop and discussion rounds
– because we consider the project as well as the user, and if
s a building, they will treat it well and it will survive longer –
nable approach!
lart Region (EDR) is a region in the north-east of the
and the north-west of Germany; divided by a political border
y landscape, population and historical development. It contains
00 municipalities and is populated by more than two million
n an area of 20,000 km . Former marsh areas alternate with
ter, creating a special feeling of vastness that is unique to
s a one-of-a-kind region in the middle of Europe, yet it is also
ms of the alternation between villages, farmland and some
erations, and in its Central European climate and building
he particularity of the region, and its particularity being
c for Europe, was the reason to scan and analyze it and to
using stock.
the buildings in this region so unique? The brick! It is the
building material in the EDR. It can be found in house
s across different time periods, in buildings dating back to
tury to current constructions. One of the reasons for the
use of brickwork, in comparison to natural stone, for example,
d in the region’s topography itself. In the sandy ground of the
ch-German border region, clay – traditionally the raw material
was easy to ﬁnd in the proximity of the building sites.
ouses even had their own brick kilns to produce the building
ouse the farm activities. Other parameters favoring the use
pecially in the years before 1920, are good infrastructure
n and transport, as well as the building regulations that
e construction of clay brick walls without the need for
lculation.
The Ems Dollart Region is targeting the energy consumption of
tock – as are other regions – to substantially reduce CO2
om the building stock and building industry. The refurbishment
uildings obviously bears great potential to support this target.
uction of new constructions offers additional potential if
materials and technologies are applied. Thus, we need to take
ce energy consumption when refurbishing as well – while, in
maintaining the building’s appearance and purpose so that
appreciates it (or because of the intervention). At the same
d to bear in mind that the use of new materials will inﬂuence
umption; not only by possibly reducing operating energy, but
he production energy needed to create the material – a new
is this parallel approach that needs to be highlighted and
to make it accessible for architects and engineers, but also for
ecision makers.
83
8. PRINCIPLES

BIOPLASTIC WATERFALL
29-05-2012
IMAGINED BY NEND Workshop “Re-Imagine the House”
KEYWORDS bioplastic, comfort, heating
During winter, when temperatures make us want to stay indoors and feel warm and comfy,
the bio waterfall could not only deliver pleasant warmth but also a cozy comfortable
atmosphere.
In this concept, bioplastics are melted at high temperatures in a box installed on the wall.
The material turns into a viscous liquid, which flows downward into a basin, similar to
a gentle waterfall. The heat required to melt the plastic helps to condition the room.
And the heat of the bioplastic surface is emitted into the room, generating a comfortable
indoor climate. The sound of the flowing liquid has an acoustically comforting effect on
the occupant. As bioplastics are available in many colors, this waterfall could be a colorful
and stimulating indoor attraction.
BIODEGRADABLE BRICK
29-05-2012
KEYWORDS bioplastic, brick, temporary usage
Bioplastics offer high potential for a broad range of different applications. They
similar qualities to plastics made of non-renewable resources, and can be ada
various forms and colors.
Brick is typically subjected to various weather conditions, which reduces its po
the end of its functional life. Biodegradable brick could be an alternative as it m
brick in appearance, and features an insulation layer in the cavity. At its end-of
be melted, or it degrades.
However, the functionality of bioplastic bricks and clay bricks is different; the
biodegradable brick could ideally be applied in temporary buildings such as ca
facilities or exhibition rooms.
LASTIC WATERFALL
BY NEND Workshop “Re-Imagine the House”
S bioplastic, comfort, heating
er, when temperatures make us want to stay indoors and feel warm and comfy,
erfall could not only deliver pleasant warmth but also a cozy comfortable
e.
ept, bioplastics are melted at high temperatures in a box installed on the wall.
l turns into a viscous liquid, which flows downward into a basin, similar to
terfall. The heat required to melt the plastic helps to condition the room.
at of the bioplastic surface is emitted into the room, generating a comfortable
ate. The sound of the flowing liquid has an acoustically comforting effect on
nt. As bioplastics are available in many colors, this waterfall could be a colorful
ting indoor attraction.
BIODEGRADABLE BRICK
29-05-2012
KEYWORDS bioplastic, brick, temporary usage
Bioplastics offer high potential for a broad range of different applications. They have
similar qualities to plastics made of non-renewable resources, and can be adapted to
various forms and colors.
Brick is typically subjected to various weather conditions, which reduces its potential at
the end of its functional life. Biodegradable brick could be an alternative as it mimics
brick in appearance, and features an insulation layer in the cavity. At its end-of-life it can
be melted, or it degrades.
However, the functionality of bioplastic bricks and clay bricks is different; the
biodegradable brick could ideally be applied in temporary buildings such as camping
facilities or exhibition rooms.

INSULATION PATCH
21-02-2012
IMAGINED BY Daniel Smidt, Jan Schepko, Thaleia Konstantinou
KEYWORDS dynamic insulation, fibers, inflatable
Looking at the current condition of the built environment, many problems can be identified,
one of which is low thermal resistance.
How about creating a solution to “heal“ the building’s skin – like a patch to heal human
skin? In this manner, we can patch up our cities and help them recover. The idea is based
on recent developments in the textile industry. Rubber fibers with inlaid air pipes can
provide dynamic insulation. When air is pumped into the fibers, air pockets expand,
increasing the thermal resistance of the wall while creating a new outward appearance.
Patches could be used to help with other problems as well. Supporting the reduction of
performance energy by active or passive measures is one aspect. They could also help
to increase the level of comfort. Acoustic, visual or thermal applications can be easily
attached on the inside or outside of the building. Patches could be especially relevant for
open offices to provide individual comfort zones. Every user/occupant installs the patch
that fits their individual needs.
INVERTED ROW HOUSE
21-02-2012
KEYWORDS add-on, row house
A common problem present in existing houses is the need for extra habitable sp
However, it is not always possible to extend the house, particularly in the case o
houses, where the exterior walls are directly adjacent to other buildings.
Therefore, we extend the house vertically. The idea is to use the existing concep
adjacent exterior walls, but in this case transformed into adjacent pitched roofs
the row house. Thus, we double the living area – to be used for inside or outsid
LATION PATCH
BY Daniel Smidt, Jan Schepko, Thaleia Konstantinou
dynamic insulation, fibers, inflatable
he current condition of the built environment, many problems can be identified,
h is low thermal resistance.
creating a solution to “heal“ the building’s skin – like a patch to heal human
manner, we can patch up our cities and help them recover. The idea is based
evelopments in the textile industry. Rubber fibers with inlaid air pipes can
amic insulation. When air is pumped into the fibers, air pockets expand,
he thermal resistance of the wall while creating a new outward appearance.
ld be used to help with other problems as well. Supporting the reduction of
e energy by active or passive measures is one aspect. They could also help
the level of comfort. Acoustic, visual or thermal applications can be easily
the inside or outside of the building. Patches could be especially relevant for
s to provide individual comfort zones. Every user/occupant installs the patch
r individual needs.
INVERTED ROW HOUSE
21-02-2012
KEYWORDS add-on, row house
A common problem present in existing houses is the need for extra habitable space.
However, it is not always possible to extend the house, particularly in the case of row
houses, where the exterior walls are directly adjacent to other buildings.
Therefore, we extend the house vertically. The idea is to use the existing concept of
adjacent exterior walls, but in this case transformed into adjacent pitched roofs by inverting
the row house. Thus, we double the living area – to be used for inside or outside activities.

Cover
by
Kea
Schipper

THANK
YOU!

www.deutschland-nederland.eu
Nederland
Duitsland
Niederlande
Deutschland

Historie

Bestemming
voorafgaande
aan
koop:

garage

Gekocht
in
31
januari
1975

Benodigde
verbouwing
gerealiseerd

Gebruikt
als
Scapino
winkel
tot
en
met

31
januari
2007

AnSkraak,
opslagruimte
en

kringloopwinkel
onder
het
moTo

“droog
houden”

PotenSële
kopers,
renovaSeplannen,

nieuwbouwplannen
e.d.

Verzoek
vanuit
AAS
en
HKB
najaar

2012

Oorsprong
van
ons
bedrijf
(RE-‐Z

Beheer):

Retail/Detailhandel
Ziengs
Schoenen
&

Scapino
(klant
contact)

Hoe
komt
een
succesvolle

herbestemming
tot
stand?

Wat
bepaald
mede
je

transformaKekracht?

-‐
Dit
begint
bij
u
zelf.
Bent
u
nog
in
staat
onderstaande
te

doen?

-‐
Kijk
en
luister
(en
probeer
vooraf
niet
te
veel
te

oordelen)

-‐
EmoSonele
verbondenheid
(hiermee
inzicht
te

verkrijgen
in
de
speciﬁeke
behoeben
van
anderen)

-‐
Gewaar
zijn
(wie
ben
ik?
wat
wil
ik?
wat
vraagt
de

situaSe
van
me?)

-‐
Doen
(acSegericht,
doorzecngsvermogen,

vasthoudendheid,
maar
ook
om
iedere
situaSe
ﬂexibel

en
met
humor
tegemoet
te
treden)

-‐
BekrachSging
(sta
open
voor
feedback,
maar
laat
je
niet

van
de
wijs
brengen
door
complimenten
of
kriSek
van

anderen)

-‐
Verantwoordelijkheid
(neem
je
verantwoordelijkheid)

-‐
Synchroniciteit
(het
vermogen
om
voorspoed
te
creëren)

Ik,
ik,
ik,
ik……………

Is
delen
vermenigvuldigen?

Huidige
omstandigheden

Wereld,
Europa,
Nederland
in
transiSe

Kapitalisme
zonder
remmen

BureaucraSe
op
z’n
top

Hoe
hebben
wij
gewerkt?

In
project
Boterdiep
hebben
wij
een

transiSe
bewerkstelligd

(transformaSe)
door:

Eerder
genoemde
vaardigheden

in
te
zeTen

Open
communicaSe
(belangen,

ego’s,
respect,
vertrouwen,

daadkracht)

“Click”
te
bewerkstelligen

(passie
e.d.)

Waarde
creaSe
bezien
vanuit
cashﬂow

EasycraSe:
“liever
achteraf
om

vergevenis,
dan
vooraf
om

toestemming”

TradiKoneel

Markthuur
benadering
€
125,-‐
/m2
excl.
BTW

Verbouwing:
oﬀertes
aannemers
vanaf
ca.
€
475.000,-‐
tot
€
550.000,-‐

excl.
BTW

“hergebruik,
ja
ja
ja,
als
we
toch
bezig
zijn,
is
het
goedkoper
om
alles

nieuw
te
maken!”

Advieskosten
e.d.

Vastgoedwaarde
middels
langere
huurcontracten
(5+5
jaar)

Groningen,
Boterdiep
63:

Wat
kunnen
jullie
betalen
(wat
is
er
mogelijk
vanuit
jullie
cashﬂow
nu

en
in
de
toekomst)?
€
80,-‐
/m2
excl.
BTW

Het
gebouw
funcSoneert
nu
ook,
dus
waarom
aanpassen?
Basis

behoeben:

Goed
binnen
klimaat

Precg
en
voldoende
daglicht

Vrije
indeelbaarheid

Unieke
conceptwaarden

Verbouwing
maximaal
budget
€
220.000,-‐
excl.
BTW

Gebaseerd
op
gewenst
terugverdienSjd
van
5
jaar

Gerealiseerd
door
volledige
ketens
te
verwijderen
en
hergebruik
van
materiaal

Gehandeld
vanuit
een
“oorlogseconomie”

Flexibiliteit
in
loopSjd
en
in
up-‐
en
downscalling
van
de
aanwezige

bedrijfsvoeringen
met
een
bandbreedte
van
ca.
30%
(vrijheid
in

onderhuur)

Retail

Beste
mensen
kijk
eens
wat
vaker
naar

de
retailers!!
Sterker
nog:
iedereen
die

niet
regelmaSg
kijkt
naar
de
retailers
is

per
deﬁniSe
ouderwets!

Dingen
goed
doen
is
dingen
simpel

doen!

17e eeuw 18e eeuw 20e eeuw 21e eeuw
BOTERDIEP 63

ruimte
maatschappij
cultuur
beeld
ontwerp
onderzoek
proces
tekst
mediaBOTERDIEP 63
educatie
inspireren wat ons bindt
space foto: harry cock
expositie
share(d) space for professionals

Kennis geven, Kennis nemen
je organiseert kennis bijeenkomsten
je bent ambassadeur van een onderwerp
wat kun je van mij leren?
BOTERDIEP 63
inspirerende collega’s
spontane ontmoetingen bij de koffiemachine
share
share(d) space for professionals

Herbestemmen
loont!

Anders
kijken
naar
vastgoed

Gerben
van
Dijk,
27
mei
2013

gebruik #anderskijken
of #herbestemming in je tweets

Drenthe
–
Friesland
-‐
Groningen

Uw
top-‐5
vastgoedwoorden
2013?

proﬁel
Vernieuwing
Bouw

•  Een
onatankelijke
netwerkorganisaSe
van

opdrachtgevers,
opdrachtnemers
en

kennisinstellingen.

•  Een
netwerk
van
en
voor
koplopers.
Kennis
wordt

breed
verspreid
naar
peloton.

•  Taak:
het
transiSeproces
in
de
bouwsector
te

sSmuleren,
te
faciliteren
en
te
monitoren.

cijfers
beschikbaar
vastgoed

•  7-‐8
miljoen
m2
kantoorruimte
(14-‐16%)

•  1,75
miljoen
m2
winkels
(6%)

•  40.000
verdiepingen
boven
winkels

•  1.000
monumentale
gebouwen

•  aantallen
groeien:

–  boerderijen,
kerken,
kloosters

–  plus
defensieterreinen,
bedrijfsruimten

–  en
vele
overheidsgebouwen
als
gevolg
bestuurlijke
vernieuwing
en

herindeling
(RGD:
>1
miljoen
m2)

hoe
komen
we
eraan?

weiland

ontwikkelaars

overheden

beleggers

gebruikers

adviseurs

leegstand

gebouw

gebouw

gebouw
weiland

plan

oorzaken

•  bouwen
voor
belegger,
niet
voor
gebruiker

•  ontwikkelen
van
weiland
als
inkomstenbron
gemeenten

•  nauwelijks
regionale
afstemming

•  gebruiker
wil
na
10
jaar
iets
nieuws:
‘wegwerpkantoor’

•  ontwikkelaar
leeb
van
ontwikkelen,

bouwer
van
bouwen

http://www.wikistedia.nl/2012/01/slag-om-nederland/

minder
mensen,
meer
ruimte

het
nieuwe
werken
(30-‐40%
reducSe)
zorgt
voor
structurele
daling

van
de
vraag

vb:
Rijksoverheid:
werkplekfactor
van
1,3
naar
0,7

focus
op
knooplocaSes
zorgt
dat
monofuncSonele
kantoorlocaSes

steeds
verder
uit
beeld
raken

vergrijzing/krimp
(~
3%
in
2016)
resulteert
in
minder
werkenden
met

een
negaSef
eﬀect
op
de
vraag

Doet
de
overheid
voldoende?

convenant
aanpak
leegstand
kantoren

2010
–
kantorentop

2011
–
acSeprogramma

2012
–
convenant

Doel:
een
goed
funcSonerende
kantorenmarkt

Beleid
binnen
12
maanden
borgen
in
ruimtelijk
instrumentarium

Risicoanalyse
planschade
binnen
6
maanden

Er
kan
iniSaSef
genomen
worden
voor
een
regionaal
kantorenfonds

IncenKves
transparant
maken

Beleggers
richten
zich
op
verduurzamen
en
transformeren

Ontwikkelaars
zorgen
voor
visie
voor
achtergelaten
pand

Gebieden:

•  groei

•  balans

•  beperking

•  transformaSe

exper[eam
kantoortransformaKe

•  Samenwerking
van
AgentschapNL,
Ministerie
BZK
en
VNG

•  Film:
Anders
Kijken:
KantoortransformaSe

•  Diverse
experts

•  Daarnaast
experTeam
planschade

regelgeving

Leegstandsverordening

•  Beperkte
toepassing;
enkele
gemeentes

Leegstandwet
(per
1
juli?)

•  Maximale
termijnen
verruimd
–
kleinere
rol
gemeente

Bouwbesluit
2012

•  Transformeren
wordt
makkelijker

Tijdelijk
ontheﬃng
bestemmingsplan

•  Tijd
en
cashﬂow
kopen

GrondexploitaSe
en
verevening

Karakteristieke gebouwen
Nationale agenda
30 partners
Kennis- en projectenbank
•  www.kennisbankherbestemming.nu
Regeling stimulering herbestemming monumenten
•  wind- en waterdicht
•  haalbaarheidstudies

lokale
en
regionale
overheden

•  Diversiteit
in
aanpak

•  Steeds
vaker
regionale
afstemming

•  LasSge
dilemma’s

•  Kantorenloods

•  Centrummanager

Bestaande
gebouwen,
wat
kan
je
ermee?

hoe
staan
we
ervoor?

•  Toenemende
on[rekking

•  Vaker
kiezen
voor
bestaande

•  Waardedaling

Uit Kantoren in cijfers 2011, NVM, Drs R.L. Bak

plezier
van
bestaand
vastgoed

•  revitaliseren/verduurzamen
van
oude
gebouwen

•  Sjdelijk
hergebruik

•  herbestemming/transformaSe

•  sloop/(nieuwbouw)

•  herontwikkeling
van
gebieden

Ø  nieuwe
waarde
creëren

Ø  door
anders
kijken

anders
kijken
–
succesfactoren
gebruik

bestaand
vastgoed

•  aanpak
nieuwbouw
prikkels
regionaal
en
landelijk

•  eigenaar
in
beweging
krijgen

•  behoud
begint
met

‘houden
van’

•  samenwerking
is
cruciaal:
bedrijfsleven
–
overheid
-‐
burger

•  benut
aanwezige
kwaliteit
in
relaSe
tot
de
vraag

•  verleg
de
grens

•  eerst
rekenen,
dan
tekenen

waardecreaKe/
shared
value

Eneco-‐gebouw
Ro[erdam

The
Student
Hotel
R’dam

Archimedeslaan
16
Utrecht

trends
en
handva[en
(1)

•  van
bouwen
naar
beheren

•  waardecreaSe
–
‘kijk
eens
anders’
-‐
op
zoek
naar

gezamenlijk
belangen
en
mogelijkheden

•  ﬂexibilisering
gebouwen,
contracten,
bestemmingen

•  ‘assetmanagement’
van
relaSes
en
communitybuilding

•  fysieke
gebouwen
virtueel
maken

•  nieuwe
spelers
geven
oude
het
nakijken

trends
en
handva[en
(2)

•  onTrekking
en
funcSeverandering

•  karakterisSek
geeb
meerwaarde

•  Sjdelijkheid
als
katalysator

•  alle
ruimte
voor
HNW
in
bestaande
bouw

•  focus
op
cashﬂow

•  gebouw
=
grondstoﬀenbank/producSemiddel

>
zet
eens
een
andere
bril
op

herbestemmen
loont!

goed
voor

•  gebouw

•  gebied

•  gebruiker

Ligt
u
op
koers?

Op
naar
een
nieuwe
en
duurzame

vastgoedeconomie

Herbestemmen
wat
kan

Slopen
wat
moet

Terughoudend
met
nieuwbouw

vragen?
meer
weten?

http://nl.linkedin.com/in/vandijkgerben
@gerben_vandijk @VernieuwingBouw
g.vandijk@vernieuwingbouw.nl
06-28345238
www.vernieuwingbouw.nl
www.guldenfeniks.nl
www.kennisbankherbestemming.nu

Herbestemmen
loont
niet!

Marcel
Tankink

ervaring

dienst

product

ambacht

De bouwnijverheid in de 21e eeuw

Aanbod
Prijs
ontstaat
Project
PrestaSe

vaag


Aanbod
Prijs
ontstaat
Project
PrestaSe

vaag

On-‐
tevreden

Wach-‐
ten

Onzekerheid

Vraag?


Aanbod
Prijs
ontstaat
Project
PrestaSe

vaag

On-‐
tevreden

Wach-‐
ten

Onzekerheid

Vraag?

Klant-‐
waarde

Prijs
vast
Product
PrestaSe

vast

“What you buy is what you get!”

“Passiefhuizen zijn weer
niet aan te slepen!”

Winkelontwikkelin
g
Productontwikkeli
ng

Winkelontwikkelin
g
Marketing
Tools vraagcreatie
Verkoop en winkelontwikkeling
Financiering
Productinkoop

Productontwikkeli
ng
Vertalen functies naar
producten
Ontwikkelen nieuwe producten
Standaardisatie in maatwerk
Ontwerpen vanuit waarde
Ontwerpen aan beleving

“waar je duurzaam wonen kunt kopen”

bouwdeel

Deelproducten

installatie

element

2e buurvrouw mee

=

1 voortuin GRATIS !

BAM
Era Contour
Dura Vermeer
Heembouw
KnaapenGroep
SVn
Van Ieperen
Essent
biq
DWA
De Bakkerij
PFC2
KAW
Local
Brinck
Admix
Urbannerdam
VDM
Aldus
De Loods
Cauberg Huygen
Active Warmth
KUUB
Inbo
Stadlander

“Hij die zegt
de toekomst te
kennen is een
leugenaar,
al spreekt hij
de waarheid”

1 Geen angst hebben om nieuwe wegen in te slaan
2 Open staan voor anderen, samen bereik je meer
3 Altijd op zoek zijn naar kansen

MAAK050M
zoekendGOEDp l a t f o r m v o o r h e r b e s t e m m i n g

MAAK050M
In contact brengen van
bestaande en nieuwe initiatiefne-
mers.
Kennisdeling op het gebied van
bottom-up projecten tussen stad-
jers te genereren.
De site als ondersteunend mid-
del voor aanjagen en stimuleren
van bestaande initiatieven en
nieuwe initiatieven.
Voor professionals
Wat is de nieuwe taak van de
overheid/ professional?
De minimale bouwstenen nodig
voor organische groei van de stad
Groningen.
Samenwerking met initiatiefne-
mers, vrijwilligersorganisaties
en andere professionals.
Direct contact met de initiatief-
nemers.
Snel en effectief onderzoek te
kunnen doen naar deze initiatiev-
en.
Een netwerk dat samen initi-
atieven ondersteunt en helpt
starten.
Aanjager Kennis Middel

Creatieve plannen en flexibele vastgoedeigenaren vinden elkaar bij
‘zoekendGOED’. Wij bieden een zeer gevarieerd groot netwerk en
inspireren via nieuwsbrieven, de site, symposia en netwerkborrels. Met jou
gaan we voor de juiste match en een energieke en levendige stad!
Vraag en aanbod voor herbestemmen vastgoed
Kijk op www.zoekendgoed.nl
kansen zichtbaar maken, verbinden,
vergroten perspectief, inspireren, kennis delen

legio voorbeelden, legio wensen, legio platforms

tradities loslaten
nul hoofdprijsoptimum
geen m2 prijzen en landurige contracten meer
maar creatief herbestemmen!
praten over geld
Mindset

Laten zien dat leegstand vastgoed niet een probleem is, maar een kans.
Bij elkaar brengen van creatieve planeigenaren en vastgoedeigenaren.
Afstand tussen creatieve plannen en vastgoedeigenaren verkleinen, en hiermee elkaars wereld
vergroten.
Proces voor herbestemming versoepelen.
Doel

Leegstaand vastgoed (vraag)
Doelgroep
Creatieve gedachtegoed (aanbod), huurder
-
nanciële modellen, samenwerkingsverbanden,
andere bestemmingen, etc.
Twee doelgroepen met verschillende belangen
nul
hoofdprijsum

Een samenwerking aangaan met de verschillende doelgroepen.
Ik ga opzoek naar de vraag en op zoek naar het aanbod.
Werkwijze
nulhoofdprijs
?
?
1. Samenwerking

Werkwijze
2. Kennis en netwerk
De belanghebbenden(vragers) wil ik via workshops, presentaties,
symposia, netwerkborrels verrijken met creatieve plannen.
Dit zijn momenten waarbij de verschillende doelgroepen elkaar ontmoeten.

Werkwijze
3. Informeren
De site en de nieuwsbrief zijn naast informerend ook een inspiratiebron.
Met geslaagde voorbeelden, vraag en aanbod en een agenda.

Breed netwerk in vraag en aanbod
Contacten met gemeente om bestemmingswijzigingen makkelijker te kunnen maken
Een zichtbaar en levendig platform
Wat bied ik

Euro’s :
Ideeën :
Panden:
Wat heb ik nodig
Sponsoren/founder 500,-
Idee 0,-
Panden plaatsen voor 300,-

Verkenning & kennismaken
Site opbouwen
Verzamelen van panden
Verzamelen van ideeën
Vervolg
Basissite af
Minimaal 10 panden op de site
Aantal wervende ideeën voor inhoud
symposium, workshop, e.d.
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Fase 3 2014
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