'TE HUUR'
Empty office space - empty built space - is a problem in the Netherlands, Europe as a whole, and even in lumbering economic behemoths such as China. And unlike many failed grand plans - cities such as Sesena in Spain or Ordos in China, veritable carcasses in the desert, Amstel III boasts low rental (almost half that of lots in central Amsterdam), excellent connections to regional infrastructure (the highway and rail on either side), and proximity to amenities such as the Arena, IKEA, the AMC medical centre..
It is difficult then, to believe that the site in question faces at present nearly 50% vacancy.
The existing built space of Amstel III, with the exception of specific infrastructural and cosmetic concerns, is not lacking in anything. The primary change needed is a rule change. In order to improve conditions in Amstel III, and similar sites elsewhere in the Netherlands and Europe, what is needed is an intermediate condition, involving a social and economic reconfiguration that invites diverse and changing occupancy to fill the excess of empty space.
SPACE-SURFING
Recent years have seen an increased interest in the phenomenon of informal, ephemeral occupation strategies, but the vast range of small-scale architectural projects that adapt these conditions highlight the lack of an urbanism of temporary occupation. How can we create the conditions for this sort of rich, productive engagement of an entire urban area by its inhabitants? One that, unlike the generally self-interested (if captivating) actions of squatters and extralegal occupants, can maintain a sustainable and desirable area of investment and growth?
The "zone" is space of exemption from normal regulations, stimulating intense activity of a different sort. Traditionally these are designated in order to foment economic activity. Even rigidly planned economies such as that of North Korea benefit from the rampant capitalism taking place in Rajin-Sonbong, an enclave nestled in a corner by the northeast border. If the notion of the zone as heterotopic state of exemption is used towards other ends, perhaps it can aid in reanimating areas such as the one in question.
We propose to convert Amstel III into a testing ground for a new a framework of relationships between property owners and various kinds of tenants - a zone favouring rather rapid cycles of start-ups, ideas, events, collectives, constantly in flux.
Presently, the minimum term of contract for rental in Amstel III is five years. While prices are cheap, the length of the term undoubtedly deters many potential tenants, in search of a more flexible option. Also, tenants should be able to occupy an area on the floor that they consider necessary, without needing to rent unwieldy and wholly unnecessary area. We propose to establish alternate contract regulations that allow for smaller and shorter tenancy, with three specific options inscribed in the zoning of the final plan. In addition, more diverse types of occupancy (consumer-oriented) must immediately be allowed.
Increased cycles of small occupancy can promise vitality and variety of program. However it is important to avoid lapsing into a quasi-squatting free-for-all. A network which connects owners and tenants could ensure transparency and trust. This facilitative body would perform like sites such as Facebook or LinkedIn, allowing parties to inform themselves about those they are about to enter business with and stay up to date on new tenants or activities on the block, and even facilitating agreement on collective spaces. On such a site, one's actions are registered and communicated, passed on through word of mouth, encouraging good business practice.
The spatial interventions that will be made emerge as physical manifestation of these crucial new rental and community institutions. To await salvation by intervention of an entirely new form could only guarantee another stillborn site. What is needed is a light, flexible intervention which corresponds to the dynamic and malleable community envisioned in Amstel III.
1. FILLING IN
The field in the western fringe of the site is the focus of our intervention during this phase at it is currently unoccupied. The first element of new spatial framework begins to appear - the multifunctional column which serves as structure for ephemeral constructions and plug for services such as electricity and light. It provides the infrastructure for all sorts of events and ephemeral scenarios such as concerts, festivals, and markets intended to draw more visitors to Amstel III during off-work hours.
2. REDRAWING THE GROUND
At present, the ground between the buildings is dominated by the car and as such prevents pedestrian occupation of space. Over the period of this phase, a new landscape is created - cars + parking are shifted away from the immediate vicinity of the buildings, platforms begin to form spaces attached to and between the buildings, allowing for various levels of connection. A system of paths and recreation areas links the entire area of intervention.
This landscape can be seen as a spatial analogy to the facilitation network, enabling the relationships between the tenants of the area, instituting a new shared space between the buildings where one is welcome to work, play, or do absolutely nothing.
3. CONVERTING AND SETTLING
This is the most permanent and slow phase, where housing becomes introduced into existing buildings. This demands a refitting of cores and conversion of facades. The ground and first floors of the existing buildings (now with transparent glass facades) are given to commercial functions, their boundaries with the exterior blurred. Vertical expansion of the buildings is also possible. The platform work done in this phase is of a more thick and durable quality than the preceding phase, serving as long-term extension of the existing buildings.
THE COLUMN
Columns are "grown," where necessary, out of a 5x5m grid which blankets each block. This grid allows for car circulation and parking, and also allows ample space for public activity. Density of columns is moderated depending on the desired role of a space. The columns are equipped with electricity, lighting, as well as connection points for structural cables. In certain places, trees may play the same role as columns.
THE PLATFORMS
The platform units create islands, roads, and outgrowths from buildings. They serve as a raised grade upon which activities can be performed. They can provide a base for installing a balcony extension, winter gardens or community pergolas; commercial stands or bars and restaurants; or simply a patch of grass. Platforms can be easily demounted and placed elsewhere if necessary.
MATERIALITY
There are two material types for the unit; one, white painted steel, the other prefab concrete. The first can be mounted or taken apart more easily, used in the first two zones; the second is intended to be more permanent and will be employed in the slower-cycling residential zone.
