Should all warehouses be reused?

Case study: Pakhuis Meesteren Rotterdam

Research — Futurability given by Mario Rinke
University of Antwerp — June 2021
Eli Aerden — Sarah Haazen
Introduction

Nowadays in Flanders, architecture students are increasingly being trained to consider reusing buildings in-
stead of demolishing them and designing complete new ones. Since cities and their residents change over
time, architects should envision buildings as sustainable as possible so they, and their functions, can evolve
along with them. In this research we investigated the relevance of reusing former warehouses. The enormous
space that warehouses can cover, means that the building itself can be sustainable as it can accommodate diffe-
rent uses. However, research shows us that today warehouses are still used quite monotonously. Let’s take the
design approach of ‘Pakhuismeesteren’ from awg architects as an example of how a warehouse can be reused.

‘Pakhuismeesteren’ was built in 1818 to store tea, seeds and nuts imported via the port of rotterdam from all
over the world. Due to the cessation of activities in the area of the Wilhelmina Pier (fig. 1) and the expansion of
the port, the building was vacant for a long time in the 1980s and was in danger of being demolished. Activists
persuaded the Rotterdam authorities not to let the warehouse disappear because it was an important city land-
mark and cultural asset for the harbour district.1 This case study can be interesting for architecture students
of our faculty in Antwerp, since Rotterdam and Antwerp are two cities that can very well be compared due to
the presence of world-leading port activities. As a result, both cities have an large number of warehouses that
can be reallocated for other uses.

Problem statement

To what extent can the reusability of a warehouse building be described so as to envision an ideal one? This
problem statement is complemented, in the case of ‘Pakhuismeesteren’, with three sub-questions: how adapta-
ble was the original building? How adaptable is the current design? To what extent have awg architects taken
a future reuse into consideration?

Methods and techniques

This study is based on several previously used approaches to analyse the adaptability of buildings. Such as
‘The frame and the generic space, a new way of looking at flexibility’ of Bernard Leupen and ‘Permanence
to allow change’ of Gérald Ledent. Leupen introduces a division of five layers in a building: the main load
bearing structure, the skin, the scenery, the access and the servant elements. He distinguishes as well three
categories of adaptability: the alterable, polyvalent and extendable.2

The method of Leupen allowed us to analyse quite quickly which layers of the building offer potential future
adaptabilities and which parts caused problems in the original concept of the warehouse, as well as in the new
design. We have chosen to represent the five layers of Leupen in several drawings to show the different func-
tions and to make exploded views of the interior to simplify the structure and circulation shafts.

Ledent in turn introduces the difference between permanence and changeability. Permanence can be found,
according to him, in an archetype 4 by 4 meter room that recurs throughout history among many influential ar-
chitects like Serlio, Le Muet and Durand. Changeability in turn can be found in the contingencies of the user.3

While analysing ‘Pakhuis Meesteren’ we noticed that today industrial buildings often use a grid of 5 by 5
instead of 4 by 4 meter. We questioned ourselves how adaptable this grid exactly is and how the architects
responded to this by drawing some closer zoom-ins of the 3D models. That way, we can see how the architects
have dealt with the existing grid, where it poses a problem in the architecture and where it blends harmoni-
ously with it.

1
Weessies, Architectuur in Nederland: jaarboek.
2
Leupen, The frame and the generic space.
3
Ledent, Permanence to allow change.
4
Verrelst, Pakhuismeesteren Rotterdam.
Analysis

1. Project description

Because the Netherlands colonised parts of Asia, there was a lot of export from Indonesia and India in the
19th century, which made Rotterdam, with its excellent location close to the sea, increasingly important. The
building of what we call the ‘Pakhuismeesteren’ today, first functioned as a cattle shed to store exported tea,
seeds and nuts and was later in 1890 acquired by the Dutch East India Company. Before the acquisition, the
stockyard also stored other products such as petroleum, which was introduced in 1862. So the original buil-
ding already allowed an amount of adaptability as huge tanks had to be placed in the shed.

fig.1 Site — Wilhelmina Pier Rotterdam

Unfortunately, in 1937 there was a fierce fire, resulting in new wooden pile foundations having to be laid in
order to construct the new building. After the Second World War, the first and second floors were completed.
In the 1980’s the warehouse was vacant and the city council of Rotterdam considered demolishing the ‘Pak-
huismeesteren’. Nevertheless the inhabitants of Rotterdam attached great value to the warehouse, because the
building was one of the few that was not bombed during the Second World War. Two residents in particular,
Riek Bakker and Luud Van Ginneken, made enormous efforts to convince the Rotterdam city council not to
allow the cityscape of the port to disappear.4 Ultimately they succeeded and in 2015 awg architects transfor-
med the old warehouse into a mercado, hotel, fitness centre and long-stay flats.

The principle of the new design is not to change the building’s identity, but rather to reinforce its value as the
basis for a new future-oriented story. The characteristic monumental elements will remain intact as much as
possible, while the necessary interventions will be made to allow for new use. The focus is not so much on its
historical relevance, but on the spatial potential of that structure as a carrier for new use. With contemporary
means, awg architects wished to give the building a second youth, in which flexibility and multifunctional use
are the starting points. In their project description they say the following: ‘we tried to let old and new, each se-
parately recognisable, flow together in such a way that they form a whole and the building can naturally accept
its new purpose. Good for an entirely new and next century, an enrichment for the city and its inhabitants’. 4

The first section (fig. 2) shows all the functions included in the building. Blue represents the mercado, red
represents the hotel and fitness area, green stands for the long-stay flats and orange represents a commercial
shop. The two sections below (fig. 3 & 4) indicate the difference between the former state of the building from
the 1950s and the additions made by awg architects.
 fig. 2 Section — Functions

fig. 3 Section — Original state fig. 4 Section — Adjustments

2. Assumptions

Our starting point in this research was the distinction that Leupen makes between the three categories of
adaptability in ‘The framework and the generic space, a new way to look at flexibility’. 2 With regard to the
flexibility of the warehouse we assume that there was one category of adaptability already present in the for-
mer 1950’s building: namely polyvalence, due to the generous ceiling heights and open plan created by the
column and beam structure. 2

Further we think that another level of adaptability, namely alterable, is created by the adaptations by awg
architects. These adaptations can be summarized in three parts: the addition of two new circulation shafts, a
new wooden structure built on top, and removing structure to create an atrium internally. (fig. 3 & 4). One of
the reasons why today’s warehouses are still used quite monotonously is, in our opinion, due to the limited
amount of daylight that enters a warehouse. This excludes almost all other uses. Adding windows in the façade
and an atrium inside, seems to us to improve the functionality internally.

Finally, we assume that the adjustments, made by awg, are also beneficial for future use. Although we do
wonder whether the scenery of the hotel can be shifted as easily as the designers promise.

3. Analyse of the 1950’s building and the current design of awg architects through the strategy of Leu-
pen

In this paper we are comparing, next to each other, the adaptability of the former 1950’s building of the ‘Pak-
huismeesteren’ in Rotterdam with the adaptability of the current design by awg architects through the strategy
of the five layers of Leupen. Leupen introduces a division of five layers in a building: the main load-bearing
structure, the skin, the scenery, the access and the servant elements.
Analyse of the 1950’s building through the
strategy of Leupen
fig. 5 Axometric view — 1950’s structure
1. The 1950’s load-bearing structure
The first layer, can be divided into two groups in the
former warehouse. The group of structural elements al-
lowing flexibility: including the column structure and
beam-structure. Since they create a certain open plan
and consequently allow polyvalent uses to take place.
Secondly the group limiting the adaptability of the
building: like the internal structural walls and founda-
tion piles. The internal structural walls contain only a
few openings, dividing the space into smaller parts and
making it difficult to connect these different areas. In
addition, the wooden foundation piles are not strong
enough to withstand more loads. Functions generating
additional loads in the future are therefore already ex-
cluded.
5
Maarten Van Weverberg, personal interview with authors, April
22, 2021.
Analyse of the current design of awg
architects through the strategy of Leupen
fig. 6 Axometric view — Current structure
1. The current load-bearing structure
The load-bearing structure can still be divided into
two groups. The group of structural elements allowing
flexibility: the column structure and beamstructure,
are now completed with the foundation piles. Since
they are reinforced with a layer of concrete, they can
withstand more loads. However, drawing the diagrams
shows that the column and beam structure was not ri-
gid as first thought. The centre-to-centre distance bet-
ween the columns varies from place to place, the beams
vary in height and depth and do not always align with
each other. These deviations slowed down the reuse pro-
cess significantly, as each structural element had to be
measured to size.5
With respect to the second group limiting flexibility:
the internal structural walls in the warehouse are still
restricting the adaptability of the building, but in an ac-
ceptable way. The architects have provided openings in
the structural walls, allowing to connect different com-
partments with each other and create a certain feeling
of continuity.
fig. 7 Axometric view — 1950’s skin
2. The 1950’s skin
The second layer of Leupen contains few windows, ma-
king a very dark space inside due to the depth of the
building. These conditions were perfect for the original
use, but make it difficult to reuse these spaces because it
excludes many uses relying on daylight and interaction
with the surroundings. The roof of the ‘Pakhuismees-
teren’ in the 1950’s was flat and did not house any other
functions, because at that time the reuse of roofs was to-
tally out of the question and the foundation piles could
not take any additional weight.
fig. 9 façade and section — 1950’s skin
5
Maarten Van Weverberg, personal interview with authors, May
26, 2021.
fig. 8 Axometric view — current skin
2. The current skin
The skin has been harshly adapted by the architects in
the new design. Since additional windows and doors
were placed in the façade, the interior spaces are being
illuminated more. Consequently more functions are
possible inside. The architects deliberately chose not to
make larger windows to preserve the façade and its ci-
tyscape as much as possible. The roof is reused in the
new design and fulfills an extra residential function. It is
built lightly to the extent that the foundations can sup-
port extra loads and it could also be easily dismantled.6
fig. 10 façade and section — current skin
fig. 11 Axometric view — no scenery in 1950’s state
3. The 1950’s scenery
The third layer of Leupen wasn’t really present in the
former warehouse, since all compartments of the buil-
ding were not further subdivided by non-load bearing
walls, but only by the structural ones.6
5
Maarten Van Weverberg, personal interview with authors, May
26, 2021.
fig. 13 3D view — no scenery in between the compart-
ments
fig. 12 Axometric view — current scenery
3. The current scenery
The scenery remains the same on the ground floor. Cur-
rent uses benefit from more freedom in terms of use,
since openings are made in the structural walls. On the
upper floors the scenery consists of a combination be-
tween a wooden and steelen skeleton that divides the
enormous space in hotel rooms. Since the hotel has a
25 years rental agreement, the scenery should be quite
adaptable. In reality we think it’s more difficult than first
thought to adapt this system.
The diagram below shows the different sceneries in re-
lation to their function. Blue represents the mercado,
red represents the hotel and fitness area, green stands
for the long-stay flats and orange represents a commer-
cial shop.
fig. 14 3D view — current scenery
fig 15. 3D view — 1950’s access
4. The 1950’s access
The fourth layer had a lot of influence on the flexibi-
lity of the building. The corridor in the middle of the
building divided the building immediately in two parts.
Upper levels were connected with circulation shafts at
the borders of the building.5
5
Maarten Van Weverberg, personal interview with authors, April
22, 2021.
fig 16. 3D view — current access
4. The current access
The access has now less influence on the flexibility of
the warehouse. The corridor is removed and the circula-
tion shafts at the border are preserved. In addition ano-
ther circulation shaft is created. However the circulation
around the atriums will probably remain in future reu-
ses and thus already determines to a large extent how
the building will be used.
fig 17. 3D view — 1950’s servant elements
5. The 1950’s servant elements
The fifth layer of leupen wasn’t really present in the for-
mer building, since the first layer of the building dates
from the 19th century. Commodities were transported
via lifting cranes who were connected to the façade.
5
Maarten Van Weverberg, personal interview with authors, April
22, 2021.
fig 18. 3D view — current servant elements
5. The current servant elements
The servant elements in the design of awg architects,
run in parallel to the circulation of the people.They are
integrated in a false ceiling in the corridor, which re-
leases the floor plan from technical rooms.The diagram
below (fig. 19) shows the duct system.5
fig 19. 3D view — Focus on the ducts in the false
ceiling
fig 20. 3D view — Diagram where all the layers come together.
Discussion

How adaptable is the current design of awg architects?

In order to better understand the characteristics and limits of the building, we worked out some possible, pros-
pective scenarios that could change the distribution of the warehouse. All five scenarios test limits in the orga-
nisation of the ground floor of the building. The first two drawings (fig. 21a & 21b) show a scenario with two
different functions that use the two different circulation shafts separately. Thereafter the third drawing (fig. 21c)
shows a scenario with four different functions where two different circulation shafts are used separately. The
fourth drawing (fig. 21d) shows how the space can be evenly divided in six different compartments. Finally, the
last diagram (fig. 21e) questions the limitations of the dimensions. The ground floor is divided into compart-
ments of 20 metres long, but can enjoy a generous height of five metres.

fig. 21a fig. 21b

fig. 21c fig. 21d

fig. 21e
While drawing those fictional scenarios we noticed some limitations in the division that is made by the struc-
tural walls and existing grid of columns. These structural elements allowed more flexibility by the adjustments
made by the architects, but they still exclude some scenarios like for example an event hall (fig. 19e). So when
reusing the ground floor new designs will always be bound by the dimensions that are shown on the drawings.

When examining the different scenarios in the ‘Pakhuismeesteren’, we did not want to focus only on the
ground floor. Perhaps it goes without saying that the ground floor can allow several variations. But is this the
same case for the floors above where the hotel is located? Since the hotel has a a rental agreement for 25 years,
the scenery should allow some changes.

fig. 22a 3D view — Current hotel scenario fig. 22 3D view — Possible adjustments of the scenery

fig. 22c 3D view — Limitations of the dimensions

For that purpose we would like to question the flexibility of the internal skeleton. Nowadays the rooms are
orientated around a looped corridor in a similar way as the servant elements since they run parallel with this
corridor (fig. 22a). In the second drawing (fig. 22b) we question the flexibility of the subdivision, since the
walls are made out of a steel-wooden skeleton that should allow change for different uses. In a first stage of
change, we tested the diversity of the dimensions of rooms around the central corridor, by using the existing
horizontal servant network. In a second stage of change we reorganised the horizontal servant network. In
the end, we came up against a number of limitations. The levels are bound by the two circulation shafts. That
would mean that maximum two different functions are allowed on each flour.

Furthermore we came across another question: how easily can openings be made in the floor so that two floors
could form a duplex flat together? In the last scheme (fig. 22c) we tried to show schematically how openings
could be made within the grid of the column and beam structure. Since the storey floors are quite thin, it is not
such a big job to bring the two floors together.
Conclusion

When it comes to repurposing industrial heritage, it is certain that warehouses are nice examples to reuse.
Other industrial heritage such as factories or breweries are not that easy to adapt to our needs, since they
possess movable heritage such as machinery and they already have many specific characteristics. However
should all warehouses be reused? The answer is no. It is only useful to reuse a warehouse if it has been given
a certain value by society. ‘Pakhuismeesteren’ would have been demolished if it had been up to the Rotterdam
council, but the citizens convinced them not to because the warehouse had great value for them. This is why
it is important to assess the societal values of the building before deciding on its future.

fig 7. Axometric view — 1950’s skin fig 11. Axometric view — 1950’s scenery
— outside ‘the box’ — inside ‘the box’

A warehouse can, in our eyes, be seen as a box. A box that is empty on the inside, since there is almost no
scenery present in the building, and full on the outside, since there are just a few openings in the façade. Inside
the box has a lot of potential to become flexible in use because of the enormous space and generous ceiling
heights it contains. In contrast the exterior envelope makes it difficult to house several functions inside, since
it prevents daylight from entering the building.

In the former 1950’s building the second layer, the skin, was the main problem that limited any further reuse.
This main problem is largely solved by adding several windows and doors in the façade and creating an atri-
um internally. The assumption we made in the beginning of the research is true on the one hand because the
‘Pakhuismeesteren’ shifted from a closed to a more transparent box. With the result that the current design of
awg architects has fewer limits in terms of flexibility and allows another category of adaptability: the alterable.
By drawing prospective scenarios, we found out that the new design has created many more opportunities in
terms of use of the warehouse.

But to what extent can the reusability of a warehouse building be described so as to envision an ideal one? In
our opinion, the warehouse as a whole can not be described as the perfect intelligent ruin because of the many
adjustments that need to be made. Nevertheless, the strategy of awg architects can, in our eyes, be considered
as an inspiring method to reuse former warehouses.
Bibliography

Written sources

1
Weessies, R. Architectuur in Nederland: jaarboek. Amsterdam: naioio publishers, 2018.
2
Leupen, Bernard. The frame and the generic space, a new way of looking to flexibility. Delft: University of
Technology, n.d.
3
Ledent, G. Permanence to allow change: the archetypal room: the persistence of the 4 x 4 room. Brussels:
Catholic University of Leuven, n.d.
4
Verrelst, J. Pakhuismeesteren Rotterdam. Antwerp: awg architects, n.d.
5
Maarten Van Weverberg, personal interview with authors, April 22, 2021.
6
Maarten Van Weverberg, personal interview with authors, May 26, 2021.

Images

fig. 1 — Awg Architects, Site of ‘Pakhuismeesteren’, photograph, awg, n.d., http://awg.be/nl/project/pakhui-

smeesteren.

fig. 9 — Awg Architects, Original façade ‘Pakhuismeesteren’, render, awg, n.d., http://awg.be/nl/project/pak-
huismeesteren.

fig. 10 — Awg Architects, Adapted façade ‘Pakhuismeesteren’, render, awg, n.d., http://awg.be/nl/project/
pakhuismeesteren.

All other drawings and diagrams are made our-selves and are based on information of CAD- files we got from
AWG architects. With special thanks to Maarten Van Weverberg for his cooperation in this research.