affordable housing in Amsterdam,

Micro apartments for the new urbanites

P4 Presentatie · Roely Rijpkema

Teachers: T. Kupers, P. van der Putt & F. Adema
 2

1. Current situation

2. resea rch

3. design
 3

1 . c u r r e n t situ ation
1. C u r r e n t s i t u ation | hous ing ma rket 4

Newspapers 10th of May

https://www.groene.nl/artikel/van-hippiestad-tot-pretpark-voor-hoogopgelei-
den (retrieved 9 May 2017)

https://www.nrc.nl/nieuws/2017/05/09/huizenprijzen-de-onweerstaanba-
re-onbetaalbare-stad-8757571-a1557893 (retrieved 11 May 2017)

http://nos.nl/artikel/2172307-betaalbare-huurwoningen-voor-middeninko-
mens-hardnekkig-probleem.html (retrieved 9 May 2017)
1. C u r r e n t s i t u ation | hous ing ma rket 5

• 25,03 euro per m2 in city centre

• An apartment of 75 to 100 square meters will cost more than 2,100 euros per month
of rent or around €337.000 to buy it

https://www.wegwijs.nl/verdieping/longreads/1-februari-huizenmarkt/ (retrieved 16 November 2016)

https://www.nrc.nl/nieuws/2016/05/03/kopen-in-je-eentje-is-niet-eng-1615221-a1394790 (retrieved 11 May 2017)
1. C u r r e n t s i t u ation | hous ing ma rket 6

rentable housing 1250-1750 euro per month

source: http://www.funda.nl/huur/kaart/#/amsterdam/1250-1750/ (retrieved 11 May 2017)

1. C u r r e n t s i t u ation | hous ing ma rket 7

rentable housing 900-1250 euro per month

source: http://www.funda.nl/huur/kaart/#/amsterdam/900-1250/ (retrieved 11 May 2017)

1. C u r r e n t s i t u ation | hous ing ma rket 8

rentable housing 700-900 euro per month

source: http://www.funda.nl/huur/kaart/#/amsterdam/700-900/ (retrieved 11 May 2017)

1. C u r r e n t s i t u ation | hous ing ma rket 9

€ 710 € 900 € 1250 € 1750

1. C u r r e n t s i t u ation | hous ing ma rket 10

€ 710 € 900 € 1250 € 1750

1. C u r r e n t s i t u ation | hous ing ma rket 11

Eric Brunge of nArchitects, designer of the first

micro-apartment building in New York, states;

“It’s very important that cities remain affordable.

It’s not just a question of human right and
ethics, it’s the only key to a really diverse
and vibrant and social and economic
resilient city”.

source: Lam S. (2016, 26 November) See how new yorks pilot scheme of modular microhouses was built. Retrieved on 14 December 2016, from http://www.archdaily.com/799686/see-how-new-yorks-pilot-scheme-
of-modular-microhouses-was-built
1. c u r r e n t s i t u ation | the ne w urba nites 12

0 – < 20%

20 – < 30%

30 – < 40%

40 – < 100%

Number of new urbanites per neighborhood, 2012 Growth of the number of new urbanites per neighbourhood, 2002-2012

0 – < 20% geen groei

20 – < 30% groei tot 5 procentpunten

30 – < 40% 5 procentpunten en meer

40 – < 100% minder dan 30% nieuwe stedelingen

source: Janssen M. (2003). Nieuwe Stedelingen in Amsterdam; De stad als bevolkinsmagneet. Amsterdam, The Netherlands: Gemeente Amsterdam Bureau Onderzoek en Statestiek
1. c u r r e n t s i t u ation | the ne w urba nites 13

Persons of Dutch- or other Western origin

Come from outside Amsterdam
Are between 18 years 55 years old

Expats Starters (20-35 years) Working people (25-45 years)

source: Janssen M. (2003). Nieuwe Stedelingen in Amsterdam; De stad als bevolkinsmagneet. Amsterdam, The Netherlands: Gemeente Amsterdam Bureau Onderzoek en Statestiek
1. c u r r e n t s i t u ation | the ne w urba nites 14

=
The city is there living room, social network close to their home They have a flexible work- and living environment

Sharing is the new way of owning Sustainability is part of their lifestyle

source: Majoor S. (2013). Rooilijn; Themanummer de Nieuwe Stedeling. 46(6). Amsterdam, The Netherlands: Faculteit der Maatschappij en Gedragswetenschappen, Afdeling Geografie, Planologie en Internationale
Ontwikkelingsstudies van de Universiteit van Amsterdam.
1. C u r r e n t s i t u ation | the l o cation 15
1. C u r r e n t s i t u ation | the l o cation 16
1. C u r r e n t s i t u ation | the l o cation 17
1. C u r r e n t s i t u ation | the l o cation 18

Swimmingpool de Marnix dwelling / office

Police office Dutch Bank

American Hotel Modern apartment block

1. C u r r e n t s i t u ation | the l o cation 19

Households (Jordaan)
18%

14%
Present | Demography
NATIONALITY
NATIONALITY AGE
AGE

POPULATION
68%
AMSTERDAM JORDAAN DA COSTA VAN LENNEP HELMERS AMSTERDAM 1 100000

80000

Average home occupation = 1,5

60000

40000

20000

Age (Jordaan)
0

10-14

15-19

20-24

25-29
30-34

35-39

40-44

45-49

50-54

55-59

60-64

65-69
70-74

75-79

80-84

85-89

90-94

95-99
100+
0-4

5-9
DUTCH PEOPLE 1
JORDAAN 1 2500

2000

403.476 12.315 2902 3645 4796 1500

48,3% 63,5% 61,9% 51,5% 63,9%
1000

500

FROM OTHER 0

10-14

15-19

20-24

25-29
30-34

35-39

40-44

45-49

50-54

55-59

60-64

65-69
70-74

75-79

80-84

85-89

90-94

95-99
COUNTRIES 1

100+
0-4

5-9
? DA COSTA 1
Age 26-29 most present
800
431.237 7093 1786 3433 2710
700
51,7% 36,5% 38,1% 48,5% 36,1%
Age 30-34 second most present
600

500

400

300
WESTERN 1 200
16% 24% 23% 19% 23%
100

10-14

15-19

20-24

25-29
30-34

35-39

40-44

45-49

50-54

55-59

60-64

65-69
70-74

75-79

80-84

85-89

90-94

95-99
100+
NON-WESTERN 1 35% 12% 14% 29% 12%

0-4

5-9
VAN LENNEP 1 1000

source: Janssen M. (2003). Nieuwe Stedelingen in Amsterdam; De stad als bevolkinsmagneet. Amsterdam, The Netherlands: Gemeente Amsterdam
800 Bureau Onderzoek en Statestiek
SURINAME 1 8% 2% 3% 6% 2%
600
1. C u r r e n t s i t u ation | the l o cation 20
1. C u r r e n t s i t u ation | the l o cation 21

Jorda a n

A ms te r dam o l d- We s t

Ci ty c e ntr e
1. C u r r e n t s i t u ation | the l o cation 22

Square with parking garage in the background Boulevard and square with the parking garage in the background Open ground floor below the parking garage,
overlooking the square
1. C u r r e n t s i t u ation | the l o cation 23

restaurant below the spirals of the parking garage, with view on te water

stoelenproject below the parking garage tankstation besides the parking garage along the Marnixstraat piano store along the Marnixstraat
 24

2 . re se arc h
2. res e a r c h 25

Research Question 1

Which solutions can be used to keep the rent low,

but keep the living comfort high?
2. res e a r c h | m icr o apar tme nts & new Urba nites 26

https://vastgoedjournaal.nl/news/17493/57/Zijn-micro-appartemen-
ten-in-het-stadscentrum-de-toekomst/ (retrieved 17 October 2016)

http://hetkontaktharderwijk.nl/lokaal/stad-zoekt-tiny-houses-betaalba-
re-woonvormen-184904 (retrieved 16-11-16)

http://elsevierjuist.nl/12239-2/ (retrieved 17 october 2016)

http://www.residence.nl/interieur/binnenkijken/42645-stads-wonen-op-
30m2-of-kleiner/ (retrieved 17 October 2016)
2. res e a r c h | m icr o apar tme nts & new Urba nites 27
2. res e a r c h | m icr o apar tme nts & new Urba nites 28

€€€

smaller, more affordable sharing amenities in the building

sustainable and energy-sufficient single or duo’s

2. res e a r c h 29

Research Question 2

Which solutions can be distinguished in micro apartments, in or-

der not to make it claustrophobic?

Research Question 3

What do the new urbanites need in their apartments or in the

building and is simultaneously a valuable contribution to the city?
2. res e a r c h 30

Donghyum Kim’s Micro Housing Concept Gans Studio - Micro Housing Concept
Micro Urban Prefab Project

Ivy Lofts - micro apartments

EkoHaus Freedom Center

Nakagin Capsule Tower

Smart City lofts Songpa Micro Housing

Micro Huntong - Try-out
2. res e a r c h | cas e s tudie s 31

carmel place · New York ZOKU hotel · Amsterdam De Lofts 020 · Amsterdam
2. res e a r c h | cas e s tudie s | Amenities 32

carmel place · New York ZOKU hotel · Amsterdam De Lofts 020 · Amsterdam

+9

+8
+5

+4

+7 +3

+2

+6

+5

+6 +4

+5 +3
+1
+4 +2
+3 +1

+2
+1

+ 0.5

0
-1

-1

communal amenities
public amenities
communal (roof) garden
2. res e a r c h | cas e s tudie s | Apa rtments 33

carmel place · New York ZOKU hotel · Amsterdam De Lofts 020 · Amsterdam
De Lofts apartment 1 | 32.5m2
ZOKU apartment 1 | 30m2
Carmel Place apartment 1 | 28m 2

2.90 2.70 2.70 2.70

2.10 0.8 1.10
2.95 2.10 1.60
1.50
2.40 2.40
0.8 0.40
1.10
0.8
1.75 3.00 2.10 3.20 1.90 1.70 2.50 2.50 1.7
2.40 1.75 1.10 1.80 0.60 1.70 1.50 2.50
0.60
0,60
1,60 1.20 1.80 1.80 bathroom kitchen ‘hallway’ bedroom
2.50
0,90 2.10 5.00 1.30 bathroom kitchen ‘hallway’ bedroom
bathroom kitchen ‘hallway’

0.40
1.60

2.90 1.60 2.70

2.95 2.90
2.40 1.20

0.8
0.55 0.80 1.7
2.50 2.50
0.60 1.75 3.00 2.10 4.95
0.80 4.88 3.20 0.60
0.76 1.20 3.00 3.20 5.75
3.70 1.80
storage living space storage living space
storage living space / bedroom

2.95

2.70
2.90

8.70
3.20

6.00 5.70
4.95 5.70

Carmel Place apartment 2 | 33m2

ZOKU apartment 2 | 25m2
hallway
2.95
2.90

2.10
2.10
0.8
kitchen
bath room
2.40 0.8
2.40
1.10
3.50 2.10 3.20
2.10 1.75 0.60 1.10 1.80
1.75

bathroom kitchen ‘hallway’ bedroom

storage
0,60
1,60 1.20 1.80 1.80
0,90 2.10 5.00 1.30
2.50

bathroom kitchen ‘hallway’ 0.80

bed room
2.90

1.30 2.10 2.90

2.95
2.40 1.80 2.10

living room
1.80
1.75 0.60
3.80
3.55
0.55
3.00

0.80 0.60
4.88 0.76
storage living space
3.20
5.70

storage living space / bedroom

2.95

2.90

10.3

3.20
6.55
3.80
2. res e a r c h | cas e s tudie s | Apa rtments 34

solutions

extra storage space (under bed or above bath room)

high ceiling (between 2.7 m - 2.95 m)
big windows
sliding windows

sliding doors
smart furniture
juliet balconies or bay window
2. res e a r c h | cas e s tudie s | Apa rtments 35

carmel place · New York ZOKU hotel · Amsterdam De Lofts 020 · Amsterdam

hallway 23.3 % hallway 8.1 % hallway 11.5 %

storage 11.0 % storage 15.2 % storage 9.4 %

bath room 18.9 % bed room 8.9 % bed room 9.8 %

kitchen 11.0 % bath room 14.3 % bath room 9.9 %

kitchen 2.6 %
living / bed room 42.4 % kitchen 3.2 %

living room 51.0 % living room 56.4 %

Percentage of functions in the first dwelling Percentage of functions in the first dwelling Percentage of functions in the dwelling

19.0 %
hallway hallway 11.5 %
3.6 %
storage storage 12.5 %
15.4 %
bath room bed room 10.8 %
9.0 %
kitchen bath room 15.2 %
53.1 % 3.1 %
living / bed room kitchen

living room 47.0 %

Percentage of functions in the second dwelling Percentage of functions in the second dwelling

storage 10%
living room 50 %
2. res e a r c h | Ne w ur b anite s 36

What the future residents expect

• 20 - 30 % smaller as most apartments

• expect 25-30 % less rent as conventional apartment
• location & price is very important for them
• greatest hesitancy is the lack of storage
• ability to life alone
2. res e a r c h 37

Hotel Student house Micro apartments with shared amenities

• extra services • no extra services • no extra services

• no kitchen in the room • no kitchen and badroom in the room • kitchen and badroom in the apartment

• stay for one or more days • stay for one or more years • stay between 3-5 years

• need to share spaces • ability to life alone, but share spaces when needed or
wanted
 38

3 . De sign
3. D es ig n | s tar ting po ints | e nsemble 39

1. Keep the area part of the city, not excluded from the city 2. The building seperates area in public and semi-public

public

?
semi-public

3. Visible connection between the building and the Singelgracht 4. Keep sunlight in mind. No apartments with only a North facade

? ?
3. D es ig n | s tar ting po ints | Building 40

1. High rise building, for more affordability 2. No mono form, but different heights

3. Mass of the building response to the mass of the garage 3. Three area’s in de building

public collective private

for neighbourhood for community for residents
ground floor on every level apartments

?
3. D es ig n | m as s 41

1 . t wo mas s e s 2. co m bi n e m asses

3 . o v e r h an g o n t wo s i d es 4. secreto ry space
3. D es ig n | m as s 42
3. D es ig n | m as s 43
3. D es ig n | m as s 44
3. D es ig n | m as s 45
3. D es ig n | o v e r vie w 46
3. D es ig n 47

Floor

31 year

single

freelance webdesigner
3. D es ig n 48

cycling home
3. D es ig n | b a s e m e nt 49
3. D es ig n | s e ctio n 50
3. D es ig n 51

having a meeting with an employer

3. a r c h i t e c t ur a l De s ig n | g r o und floor 52
3. a r c h i t e c t ur a l De s ig n | g r o und floor 53

zok u
3. a r c h i t e c t ur a l De s ig n | g r o und floor 54

zok u
3. a r c h i t e c t ur a l De s ig n | g r o und floor 55

z ok u
3. a r c h i t e c t ur a l De s ig n | g r o und floor 56
3. D es ig n 57

going to her apartment

3. a r c h i t e c t ur a l De s ig n | s e co nd floor 58
3. a r c h i t e c t ur a l De s ig n | s e co nd floor | a pa rtment 1 59
3. a r c h i t e c t ur a l De s ig n | s e co nd floor | a pa rtment 1 60
3. a r c h i t e c t ur a l De s ig n | s e co nd floor | a pa rtment 1 61
3. a r c h i t e c t ur a l De s ig n | s e co nd floor | a pa rtment 2 62
3. a r c h i t e c t ur a l De s ig n | s e co nd floor | a pa rtment 2 63
3. a r c h i t e c t ur a l De s ig n | s e co nd floor | a pa rtment 2 64
3. a r c h i t e c t ur a l De s ig n | s e co nd floor | a pa rtment 3 65
3. a r c h i t e c t ur a l De s ig n | s e co nd floor | a pa rtment 3 66
3. a r c h i t e c t ur a l De s ig n | s e co nd floor | a pa rtment 3 67
3. D es ig n 68

having dinner with the neighbours

3. a r c h i t e c t ur a l De s ig n | s e co nd floor | wa lking routes 69
3. a r c h i t e c t ur a l De s ig n | g al l e ry 70
3. a r c h i t e c t ur a l De s ig n | s e co nd floor | wa lking routes 71
3. a r c h i t e c t ur a l De s ig n | cor r idor 72
3. a r c h i t e c t ur a l De s ig n | s e co nd floor | ba lconies 73
3. a r c h i t e c t ur a l De s ig n | s e co nd floor | c ommuna l spa ce 74
3. a r c h i t e c t ur a l De s ig n | communa l spa ce 75
3. a r c h i t e c t ur a l De s ig n | s e ctio n 1 76
3. D es ig n 77

having drinks at the roofgarden

3. a r c h i t e c t ur a l de s ig n | s ixth f loor 78
3. a r c h i t e c t ur a l De s ig n | s ixth f loor | a pa rtement 3 79
3. a r c h i t e c t ur a l De s ig n | s ixth f loor | wa lking route 80
3. a r c h i t e c t ur a l De s ig n | s ixth f loor | roof terra c e 81
3. a r c h i t e c t ur a l De s ig n 82
3. a r c h i t e c t ur a l De s ig n | g r o und floor 83
 84

4 . te c h nic al de sign
4. t ec hn i c al d e sig n | cir cul air e conomy 85

Circular economy by the Ellen MacArthur Foundation (Ellen MacArthur Foundation, 2012)
4. t ec hn i c al d e sig n | cir cul air e conomy 86

office alliander · duiven town hall · brummen temporary court · Amsterdam

• demountable
• reuse of several materials
4. t ec hn i c al d e sig n | cir cul air e conomy 87

parts manufacturer

product manufacturer
leasing
re-use
(lights &
wasmachine)
service provider
biochemical
feedstock
(wooden structure)

re-cycling

consumer users

Diagram of the application in the building

4. t ec hn i c al d e sig n | cl im ate s cheme 88

solar panels rainwater sedum roof

collection

sun in winter / summer

district heating heat exchanger heat pump water reservoir

extra boiler
and cooling
4. t ec hn i c al d e sig n | cl im ate s cheme 89

mechanical extraction Water-saving

sanitation
150 343

1235

floor heating adaptable

(& cooling) wall
125
3600

1480

demountable
600

natural ventilation
construction
400

2100

2280
1755

150

6285

determine
facade openings
by residents
E F G
4. t ec hn i c al d e sig n | cl im ate s cheme 90

mechanical extraction Water-saving

sanitation

floor heating adaptable

(& cooling) wall

natural ventilation demountable

construction

determine
facade openings
by residents
4. t ec hn i c al d e sig n | de tail 91

solar resistent glass

aluminum folding window frame
aluminum frame for glass fance

floor construction
finishing floor 10 mm
fermacell 2 * 12.5 mm
covering layer
heat spreading plate
insulation with holes for heating
sound barrier mat 1.5 mm
leveling screen 30 mm
CLT element (+ cavity for pipes/insulation) 140 mm
flexibel ledges 15 mm
fermacell 12.5 mm

acoustic sealant
seam seal
10
25
32
30
268

140

28
seam seal
attachment facade
metal plate
set plate
804

wall construction
horizontal wooden battens 18 mm
cavity with battens for wooden facade 70 mm
vapor open, waterproof layer
vapor open, waterproof insulation 40 mm
insulation with timber frame 280 mm
vaporproof layer
fermacell 2*15 mm
5

5-10 mm adjustable
space grille
natural ventilation grille
aluminum folding window frame

solar resistent glass

30
18 30 40 40 240 30

410
 92

5 . c o n c lu sion
5. c o n c lus i o n 93

shared amenities apartments

laundrette bed

bicycle storage kitchen

kitchen diner-, workspace

living space storage space

roof terrace living space

bathroom
balconies

public small solutions

working spaces (small / big, rentable) extra storage space
bar / restaurant high ceiling
gym big windows
retail sliding door
juliet balcony
5. c o n c lus i o n 94

apartment 1 apartment 2 apartment 3

office office

bed room bed room

hallway hallway

storage storage

bath room bath room

kitchen kitchen

living room living roo

8.07 %
office 10.9 % office 12.6 %

22.8 % bed room 6.1 % bed room 10.9 %

11.1 % hallway 20.1 % hallway 8.7 %

1.6 % 7.8 % 2.2%

storage storage

5.7 % 10.6 % 11.4 %

bath room bath room

38.4% 1.3 % 5.2 %

kitchen kitchen

living room 43.2 % living room 49.8 %

5. c o n c lus i o n 95

Price average apartment Amsterdam (60m2) € 303.000,00

30 % of average price € 212.100,00
25 % of average price € 227.250,00

price per m2 dwelling (centre Amsterdam) € 5.000,00

shared space per level

gallery / corridor 420 m2

amount of apartments per level 28 (total 185 dwellings)

apartment 1 apartment 2 apartment 3

23m2 30 m2 30 m2

€ 189.821,43 € 224.821,43 € 224.821,43

37.4% 25.8% 25.8%
 96

Micro apartments for the new urbanites