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Floating Apartments Planned for The Netherlands: A ‘Viable Option’ for Boston

BostInno, Nate Boroyan, October 2013

A while back, BostInno told you that a floating Boston Harbor neighborhood next to Charlestown was being pitched to the Mayor’s office; a vision soon to be realized… in the Netherlands.

The Citadel, a luxury residential development by Waterstudio NL, is set to bring 60 stacked floating apartments to a patch of “low-lying land” that is kept artificially water-free by constant pumping. Construction could begin as early as 2014.

A report by the Harvard University Center for Environment previously stated, “Without action … rising seas will sooner or later alter most of civilization’s urban footprint,” suggesting that there might actually be a need for – rather than just creative inspiration to build – floating residences.

The HU report included information from a Graduate School of Design thesis by Michael Wilson (’07) suggesting a scenario where the sea-level could rise 6.6 feet, combined with a 100-year storm surge of 18 feet that would “reduce Boston… to a series of drumlins.”

Even a modest rise in sea level of 12 inches – expected by 2046 or sooner – in cahoots with a powerful storm, high tides and optimal winds, “would make Boston briefly part of the Atlantic Ocean,” the report added.

So. Not great. But innovative designs like the Citadel could help combat this terrifying prospect. Just ask the Dutch.

To be built on top of a floating concrete structure, the Citadel will provide residents of the Netherlands “easy” access to land and will include a car park. Made up of 180 modular components, the development will be built around a central courtyard, all of which sits atop six feet of water, which could rise to 12 feet.

Naturally, a portion of owners will have space designated to dock their boats.

There are 3,500 “polders” — chunks of low-lying land protected by dykes — in the Netherlands, so this development trend has the potential to go mainstream. Reportedly, 1,200 additional residential units are expected in the future.

Because floating apartments aren’t cool enough, units will also be energy efficient and feature green roofs for sustainability, not just additional awesome-points — but kind of.

With Boston, like the Netherlands, being among the world’s major port cities that could face a dramatic environmental crisis, urban developers and planners might need to develop a larger prevention plan.

But for now, let’s stick to wicked freakin’ sick floating homes, dood. (See above)

Yes, similar floating abodes like the Citadel have been discussed for Boston. Before any could become reality, however, there are a number of infrastructure issues that need to be dealt with, says Vivien Li, president of the Boston Harbor Association, during a phone call with BostInno.

Infrastructure concerns, such as waste and sewage management needs, and compliance with the Americans with Disabilities Act are not insurmountable; a ramp that adjusts to the floating tide, for example, would have to be built to allow disabled residents access to any floating development.

The bigger issues, Li said, are strict permitting regulations and residential financing.

Currently, developers are pushing for construction of new high-end apartments rather than luxury condominiums – reportedly more realistic for floating developments.

Financing for luxury condos, however, remains a bit less realistic. “Banks just are not financing condos right now,” Li said.

With Mayor Menino’s administration requiring 15-20 percent of residential developments units be “affordable,” areas such as the city’s Waterfront are booming with luxury apartments rather than condos, many of which, Li said, remain unaffordable for many.

A vote of confidence from Boston’s next mayor for floating residential developments could be a way for either candidate to “put a mark or a brand on his administration,” said Li, suggesting that either Walsh or Connolly could choose to take a creative approach when it comes to the affordable housing issue.

But…“Theory has to be translated into practice,” said Li. Despite a wealth of resources, thanks in large part to our myriad colleges and universities, this has yet to happen.

Thus far, only one floating development, suggested by Ed Nardi, the president of Cresset Development, has been discussed for the Boston Harbor near Charlestown. But that never gained traction, Li said.

High construction costs coupled with legal fees dished out to navigate zoning permits, Li said, would make a future floating neighborhood very, very, pricey — exclusive to Boston’s elites.

The silver lining is that an on-water development is doable, especially in the Boston Harbor.

Julie Wormser, TBHA’s executive director, called a Boston Harbor development a “viable option,” during a phone conversation with BostInno.

Even if another Hurricane Sandy or Nemo makes its way to the Boston coastline – and one will, eventually – the harbor is uniquely protected.

When Sandy struck, some coastal areas in the state saw 25-foot waves, Wormser said, adding the Boston Harbor didn’t see waves nearly that intense.

The harbor’s bowl shape and 34 islands requires hurricanes to travel on a “very particular path” in order to cause damage to the inner harbor, Wormser said. Hull’s Nantasket Beach and Deer Island are typically hit first, serving as Boston’s front lines.

Feasible? You bet. A popular idea? Wormser says, yes. Many others in the wake of Nardi’s Floatyard idea said differently. Will Boston have a floating development like the Citadel soon? Not likely.

After Menino takes his final bow, however, Connolly or Walsh could have something to say about that.

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Floating cities of the future, National Geographic

National Geographic, Daily News, Jul 2012

FLOATING CRUISE SHIP TERMINAL

This 5-million-square-foot (490,000-square-meter) floating cruise-ship terminal could host three large vessels while providing passengers a novel offshore experience, complete with open-ocean hotel stays, shopping, and dining, according to designers.

An inner “harbor” would allow smaller vessels to dock and would provide natural light for the interior of the terminal. Ten percent of the roof would be covered in photovoltaic cells that harvest solar power, according to Dutch architect Koen Olthuis of Waterstudio.NL.

The terminal is just a vision now, but Olthuis’s firm, which is committed to buildings that both adapt to and combat the challenges presented by climate change and sea level rise, has made other floating fantasies come to life.

Waterstudio.NL, based in the Netherlands, has worked on a floating city near The Hague and has started projects in the Maldives, China, and the United Arab Emirates.

FLOAT HOUSE

Making the most of waterfront views, Dutch architect Koen Olthuis designed this floating single-family water villa in Amsterdam to maximize privacy and versatility.

Completed in 2008, the building’s bedrooms and bathroom are on the first floor, partially below water. Large sliding doors on the top floor open to a wooden deck, offering the illusion of being on a boat.

THE CITADEL

Scheduled for completion in 2014, the Citadel could be Europe’s first floating apartment building, according to architect Koen Olthuis of Waterstudio.NL. The 60-unit complex is to be built in the Dutch city of Westland, near The Hague, and is meant to protect people from flooding in a country that sits, to a large degree, below sea level.

Holland is home to more than 3,500 inland depressions, which can fill with water when it rains, when tides come in, or as seas rise overall. These so-called polders are often drained by pumps to protect residents.

Floating single-family homes are not uncommon in this soggy country, but the Citadel—to be built on a flooded polder—will be the first high-density floating residential development. The complex’s floating concrete foundation will be connected to higher ground via a floating road.

Olthuis predicts the Citadel—and its five planned neighbors—will consume 25 percent less energy over its life span than a conventional building.

GREEN SEA STAR

Slated to open in 2014, the Greenstar is to be a floating hotel and conference center off the Maldives in the Indian Ocean. The island nation is the world’s lowest-lying country, making it among the most threatened by anticipated climate change-induced sea level rise.

Designed by Waterstudio.NL to blend in with its ocean surroundings, the Greenstar will have room for 800 overnight guests and 2,000 conference attendees.

Intended to be highly efficient, the development’s small environmental footprint is a tribute to the country’s determination to fight global warming, according to Waterstudio.NL architects. Appropriately enough, organizers intend the Greenstar to be the number one meeting place for global climate change discussions.

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Koen Olthuis, Konsept Projelerder

Konsept Projelerder, Jul 2012

Yüzer yapılar konusunda nasıl uzmanlaştınız? Sizi bu alanda çalışmaya iten şey neydi?

Koen OLTHUİS: Yüzer yapılarla ilgili beni çalışmaya iten birkaç farklı etken var aslında. Birinci neden ailem, annemin soyadı “Bot” ve ailecek gemi yapımıyla uğraşıyorlar, babam ise mimar, ev ve bot tasarlıyorlar. Tabii bir başka neden ise Hollandalı olmam. Hollanda suyla iç içe bir ülke, aslında suyla birlikte yaşamaya çalışan, biraz da çatışan bir ülke. Küresel ısınma ve kentleşme gibi nedenler de yer sorununu sadece Hollanda’da değil tüm dünyada oldukça ön plana çıkarıyor.
Yüzen yapılara çok tepki gösterenler oldu ama su oldukça açık bir alan ve biz de bu fırsattan yararlanmalıyız.

Yüzer yapılar yapmanın ne gibi zorlukları var, zamanla nasıl teknikler geliş tirdiniz?

Koen OLTHUİS: Karşılaştığımız iki çeşit zorluk var. Bunlardan birincisi, kulla nabileceğiniz çok fazla teknoloji çeşidi ve yüzen binalar yapmak için çok fazla alternatifin olması. Yaşadığımız ikinci zorluk ise insanların yerleşmiş olan algısı yani yüzen yapılara olan önyargıları. Bu önyargıyı kırmakla uğraşıyoruz. İnsanla ra göre kara suya göre çok daha güvenli, yüzen yapıların batacağını düşünüyorlar ve karadaki evler daha çok hoşlarına gidiyor. Yüzen evleri görüntü açısından da çok hoş bulmuyorlar. Oysa; eğer ülkeniz suyla iç içe geçmişse ve deprem veya
kasırga tehlikesi varsa su karadan çok daha güvenli.

Yüzen bir şehir nasıl yapılır?

Koen OLTHUİS: Çevresinde sert bir yapı bulunan beton ve köpükten oluşan, 200 metreye kadar ulaşabilen büyük yüzen bir platform yapıyoruz. İki çeşit yüzen şehir bulunuyor. İlki elektrik, su gaz gibi ihtiyaçlarını başka bir şehirden karşılayan yüzen şehirler, ikincisi ise elektrik, su, gaz gibi ihtiyaçlarını kendi karşılayan yüzen şehirler. Maldivler’deki yüzen
şehir, ikincisi gibi, yani her şeyini kendi karşılıyor.

Yüzen yapıların maliyet, çevrecilik, güvenlik, ulaşım açısından avantajları nelerdir?

Koen OLTHUİS: Maliyet açısından baktığınızda karadaki bir binanın yapım maliyeti ile yüzen bir yapının maliyeti hemen hemen aynı. Hollanda’ya baktığınızda çok yumuşak
bir zemine sahip olduğundan karada bina yapmak zaten çok maliyetli, çok fazla çelik kullanmanız gerekiyor. Diğer ülkelerde maliyetler değişiyor, sadece yapının maliyetine değil,
metrekaresine de bakıyoruz. Örneğin İstanbul’da yüzen bir yapının metrekaresi çok daha pahalı olacaktır. Ama aynı yüzen yapıya Türkiye’nin güneyinde sahip olmak isterseniz
daha ucuz olacaktır. Karadaki yapılarla yüzen evlerin konforu aynı, yüzen yapılar daha güvenli, depremden, tsunamiden, fırtınadan etkilenmiyor

Doldurma zemini neden bir çözüm olarak görmüyorsunuz?

Koen OLTHUİS: Doldurma zemin kullanılırken dikkatli olunması gerekiyor çünkü deniz hayatına zarar veriyor. İkinci sorun ise kalıcı olmaması. Kumu suya koyduğunuzda çöker. Dubai’de 5-6 yıl önce doldurma yöntemiyle çok güzel görünüme sahip adalar yapıldı. Şimdi birçok adanın sular altında kaldığını görüyoruz. Görüntü olarak doldurma yöntemiyle çok güzel adalar yapmak mümkün ama kalıcı değiller. Uzun vadeli düşünmek gerekiyor.

İstanbul için kurguladığınız Symplegades’den (yüzen adalar) bahsedebilir misiniz?

Koen OLTHUİS: Eski çağlarda İstanbul Boğazı’nı geçmeye çalışan gemilerin aniden beliren, yer değiştiren kayalara çarparak battıkları ile ilgili bir efsane okudum. Bu efsaneyi oldukça ilgi çekici buldum,çünkü ben de yüzen adalar yapıyorum ve onlar da yer değiştirebiliyorlar. Bu efsane aslında bizim yaptığımız işi anlatıyor. Ben bunu mutlaka yapmalılar diye önermedim, yeni bir konsept önerdim. İstanbul’da karada binaları dip dibe yapmaktansa denizdeki alan mutlaka kullanılmalı.

Amacınız sadece yer sorununa bir çözüm bulmak mı?

Koen OLTHUİS: Sadece yer sorununa değil, kentleşme, yoksulluk, küresel ısınma gibi global problemlere çözüm olması için uğraşıyoruz, ana amacımız bu. İkincil amacımız ise tabii ki mimari açıdan güzel binalar yapmak.

Gelecek projeleriniz hakkında biraz bilgi verebilir misiniz?

Koen OLTHUİS: Bangladeş’te ve Çin’de projelerimiz var. Biz değil onlar bizi seçiyorlar. 10 yıl önce bu işe başladık ve şimdi insanlar, hükümetler bize ulaşıp yüzen yapı yaptırmak istiyorlar. Maldivler ve Dubai hükümetleri de bize ulaştı. Bu bölgeler için de yeni projeler geliştireceğiz

 

Territorial expansion, Architekton

Architekton, Marko Stojcic Jun 2012

When we talk about understanding territory and its needs, and the new opportunities in architecture, an unavoidable issue is the extension of the building territory to the surfaces where no architecture had been created before and which had not been considered a potential building area. When creating architecture, it is a good thing to have something to grasp at, something that will make the project qualitatively better and more interesting, and, that, certainly, is an atypical building surface – water for example.
Netherlands example, its ventures of the expansion of the building area, is a well known project. So far the only recognized method of creating new building grounds has been the method of drainage. Contemporary architecture is looking for more attractive and less expensive solutions – building on water could be one of them.

Land growth at the expense of water surface is a response to the process of global warming. Considering reduction percentage of the land territory in the next 200 years, it is completely reasonable to take away at least as much from the water territory for building, especially because the need for the building area increases with time. The disproportion of the process reflects in the fact that the forming of the new territory will happen in already developed urban areas as a result of the need for expansion, while today’s undeveloped areas will stay as they are.
In this issue we present the most interesting projects of the Dutch bureau Waterstudio who specializes in this type of architecture, and who has, so far, come closest to realizing projects the life of which is based on water surface.

Urbanisation and climate change put a lot of pressure on available space for nature in city centres. New initiatives for adding extra park zones to a city are rare. Yet these kind of additional habitats for birds, bees, bats and other small animals could bring a lot of positive green effects to the environment of a city.

Waterstudio has designed a new concept for high density green spots in a city, the sea tree. This sea tree is a floating structure that hold in many layers green habitats for only animals. This structure is not accessible by man. The sea tree is built by offshore technology quite similar to the oil storage towers which can be found on open seas. The idea is that large oil companies donate a sea tree to a city showing their concern for a better city environment by using their own intellectual property. Space for this sea trees can be found on rivers, seas, lakes and even harbours. The height and depth of this sea tree can be adjusted depending on the location. The sea tree moves a bit along with the wind and is moored to the sea bed with a cable system. Under water the sea tree provides a habitat for small water creatures or even when the climate allows it for artificial coral reefs. The beauty of the design is that it provides a solution and at the same time does not cost expensive space on land while the effect of the species living in the sea tree will effect a zone of several miles around the moored location.

For as we know this floating tower will be the first floating object 100% built and designed for flora and fauna.

This revolutionary concept for a cruise ship-terminal consists of a floating construction in a triangular shape measuring 700 by 700 meters – enough to simultaneously host three of the world’s largest cruise ships. The floating terminal is situated outside the mainland shore to allow enough draught for even the largest cruise-ships to moor. It’s simple iconic shape is like an elegant and natural sculpture outside the shore.

The basic triangular ring is lifted up at one point creating a smaller inner harbor with a spectacular entrance arch. The lifted point acts as a landmark – a beacon marking the terminal. The inner harbor allows smaller vessels to moor in enclosed water. From here water-taxis and ferries connect the cruise ship-terminal to the mainland.

The whole structure is rigged to a foundation in the seabed by means of anchoring cables with dampers, allowing flexibility in vertical sense while ensuring stability in the horizontal plane. At nighttime the cruise ship terminal is lit in a subtle blue light, so as to bring out the bluish tint of the aluminum surface. The outside of the sculptural shape is accessible to pedestrians offering a surprising landscape amidst the open waters – a sparkling island of sculptural quality. Around the inner harbor the central circulation area leads around modern retail space. Three large foyers provide entrance to the inner harbor from which ferries leave for the mainland. The corners of the triangular shape house three larger functions. The 180 room hotel features rooms at both the waterside as well as rooms at the inner courtyard and harbor. The conference center measures a total of over 24.000 square meters, offering around 30 meeting, conference and lecture halls of various sizes. The 12.000 square meter restaurant is situated in the raised point, looking out over the open water as well as the cruise terminal itself and the inner harbor, providing a spectacular dining experience.

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