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The Hackable City - Cooperative Development in Buiksloterham

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One plot developed in six parts. How the in-between can manifest itself as new modes of collaborative citymaking.

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The Hackable City - Cooperative Development in Buiksloterham

  1. 1. Cooperative development in Buiksloterham
  2. 2. THE HACKABLE CITY
  3. 3. New modes of collaborative citymaking
  4. 4. New modes of collaborative citymaking
  5. 5. 1 PLOT IN 6 PARTS
  6. 6. Governable and malleability
  7. 7. 1.  Over-indebtedness: lending capacities were increased and banks were prepared to finance construction without capital; 2.  Mainly higher priced housing was built; 3.  Integral approach made equalization possible, leading to complexity in projects; 4.  Vulnerable sector due to wrong incentives: fast money, little quality; 5.  Demand-driven. 5 unhealthy circumstances
  8. 8. Large task
  9. 9. Amsterdam supports collectives
  10. 10. Can we match those things?
  11. 11. 1 plot 6 parts
  12. 12. •  Area promotion •  Earthworks •  Site (cranes, office) •  evt. Parking •  Sustainability •  Share knowledge Separately together
  13. 13. TOP-DOWN TUSSENMAAT BOTTOM-UP
  14. 14. Benefits •  ECONOMIC: more money in quality (as fast as normal, security of professional guidance and finance, adaptive thus more resilient; •  QUALITY: more sustainable, high end materials, high spaces and large outdoor space; •  SOCIAL: diversity of buyers, large involvement, community building during process •  CULTURAL: connects to do-it-yourself wishes of buyers •  POLITICS AND GOVERNANCE: cooperation and share knowledge
  15. 15. How to transfer lessons learned?
  16. 16. INDICATORS
  17. 17. ECONOMIC: •  cost and benefits •  flexibility and adaptivity •  risks •  duration •  amount of houses QUALITY: •  sustainability and innovation •  materials •  diversity (amount of choices) •  height •  outdoor space Indicators SOCIAL: •  demand- or supply driven •  involvement •  diversity (inhabitants) •  customer satisfaction •  collectivity ORGANISATION: •  target or result oriented (outcome vs output) •  public-private cooperation •  self-organisation •  financing and financiers
  18. 18. ECONOMIC - cost value for money
  19. 19. land prices 2013 house average €467 / m2 BVO (excl tax) app average €291 / m2 BVO (excl tax) land prices 2016 house average €729,5 / m2 BVO (excl tax) app average €658 / m2 BVO (excl tax) ECONOMIC – benefit soil
  20. 20. Funda in English - Help Inloggen Registreren Plattegrond Johan van Hasseltkade 298 1032 LP Amsterdam Bewaren � 899.000 k.k. Maandlasten berekenen now €4500 / m2 GBO originally €2646 / m2 GBO ECONOMIC – benefit real estate
  21. 21. adaptive in initiative and delivery moments ECONOMIC – flexibility during process
  22. 22. flexible floor plans ECONOMIC – flexibility during sale and resale
  23. 23. 1.  Sales risk: smaller because buyers are involved early on 2.  Process risk: at different moments, one time development 3.  Planning risk: smaller when involving neighborhood and buyers 4.  Development risk: smaller, adaptive process > some risks are unavoidable in any development, fe with innovations in sustainability and the communication with owners. 5.  Resale risk: larger, custom design, but flexible and appreciation for quality > based on taxation Patch 22 this risk is unconfirmed. ECONOMIC - risks
  24. 24. as fast as normal even in a weak market and early involvement ECONOMIC - duration
  25. 25. same number of houses 1 big development 6 small buildings ECONOMIC – amount of houses
  26. 26. QUALITY - sustainability 2x more sustainable extra possibilities through collaboration
  27. 27. QUALITY - innovation Patch 22, highest wooden apartment building in NL Blackjack, linked units ELTA, isolation system Noord4Us, communal m2 in budget
  28. 28. QUALITY - materials high end materials
  29. 29. QUALITY - diversity EXAMPLE BLACKJACK: 50% 45 m2 25% 100 m2 20% 150 m2 5% 200 m2 195 apartments/lofts/studios 33 (live-) workspaces 7 family houses / maisonettes + = 235 houses
  30. 30. Example ELTA 1 building, 12 different houses QUALITY - diversity
  31. 31. QUALITY - height
  32. 32. QUALITY – outdoor space 2 meter wide balconies 150 m2 apartment, 78 m2 outdoor space
  33. 33. SOCIAL – demand- or supplydriven Source: Lay-out 21 Ruimte voor de Tussenmaat, December 2012
  34. 34. “It is really nice to meet your neighbors early on. Looking back I would have done more collectively.”“Involvement was a criteria, sustainability a bonus.” “Neigbors help eachother out with problems. Within the VVE special knowledge groups are created” SOCIAL – involvement
  35. 35. “I liked filling in the details.” “The open process makes me feel at home within the project.” SOCIAL – involvement
  36. 36. SOCIAL – diversity
  37. 37. collective spaces SOCIAL – collectivity
  38. 38. Source: DBMI, Nirov en Nieuwbouw Nederland Nieuwbouw in de toekomst: meer keuzevrijheid en slimme begeleiding voor de woonconsument, januari 2012 15% 30% 55% build and design at own discretion fill in standard house freedom of choice, but not the client SOCIAL – customer satisfaction
  39. 39. 15% 30% 55% Pioneers, influence on building and process Hooked, influence on apartment Entrain, limited influence SOCIAL – customer satisfaction
  40. 40. “De communicatie was net optimaal, soms wist ik niet waar ik terecht kon met vragen.” “The dedication of the architect was really special. We felt there was a lot of love put into the project.” “The design is beautifully detailed.” “Such a slow growing area stays mixed and edge, not everything brand new.” “We trusted a good outcome.” “We forgot we were allowed to have housing wishes.” “We were lucky to have the time to adept en make choices in a calm tempo.” SOCIAL – customer satisfaction
  41. 41. Amsterdam Noord Buiksloterham kavelnummer BSH21E Voorbeelduitwerking Kavelinformatie Type ontwikkeling: Collectief Particulier Opdrachtgeverschap (CPO) Kaveltype: Wonen (semi-grondgebonden/appartementen) en Werken Kavelgrootte: 719,4 m2 (16,5 m. x 43,6 m.) Maximaal bouwoppervlak: 2.014,3 m2 b.v.o. Niet-woonfuncties: minimaal 20% werkfuncties (zie bijlage a.) Prijs van de kavel: € 525.000,- (excl. BTW) Levering grond: 01-01-2013 Wat wordt geleverd: bouwrijpe grond, geschikt voor de functie Informatie: Projectbureau Noordwaarts, zelfbouw@noordwaarts.nl, tel.: 020 630 6300, www.noordwaarts.nl/projecten/buiksloterham/zelfbouw Bijlagen (via website) b. coördinatentekening c. maaiveldhoogtekaart d. menukaart klimaatneutraal bouwen e. bodem en milieu f. restricties heien g. maximaal aantal woningen langs straatzijde i.v.m. hogere grenswaardenbesluit (geluidhinder) ORGANISATION – target or result oriented
  42. 42. ORGANISATION – public private cooperation from… …to
  43. 43. ORGANISATION – focus on values
  44. 44. ORGANISATION – self-organization
  45. 45. ORGANISATION – financing and financiers
  46. 46. Summary adaptivity in initiative and delivery moments and flexibel floorplans instead of one big development diversity in living choices
  47. 47. SCOREBOARD
  48. 48. ECONOMIC BELEEF BSH DE SLUISBUURT, ZEEBURGEREILAND cost and benefits + + flexibility and adaptivity ++ - risks +/- +/- duration + + amount of houses + ++ QUALITY sustainability and innovation ++ ? materials + ? diversity (amount of choices) ++ +/- height + - outdoor space ++ +/- SOCIAL demand- or supply driven demand supply involvement ++ - diversity (inhabitants) + - customer satisfaction + ? collectivity + - ORGANIZATION target or result oriented target result public-private cooperation collective institutional focus on values + +/- self-organization + - financing and financiers constructor (back-up), architect (hours) investor Scoreboard
  49. 49. New modes of collaborative citymaking

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