Space-S_Customer driven design in social housing _ Multiple award winning!

“What would you build here on Strijp-S? What kind of a program, shape? We have calculated that about 400 homes could be built. But how and in what way?

Woonbedrijf came to 12N Urban Matters with this question in 2012. It was an invitation to think about living on Strijp-S – a wasteland on Eindhoven’s largest transformation area. An area where former Philips factories and office buildings were transformed into “the cultural heart of Eindhoven”.

It was a question every designer craves for. But also a question that gnaws at conscience: I have always stated that a designer should approach large developments with restraint. Too many Dutch locations and landscapes have been ruined by uniformity, by building too much in the same style and at the same time. And now, what have I done…?

A second question quickly arose: do I really know what residents want? A house with a garden? A penthouse above the city? What else? And what if they can’t afford that? Isn’t it more differentiated than that?

Therefore, my answer to the corporation was that we must ask future residents what they want, in terms of how they want to live. We do this in existing neighborhoods. We could also do that in new constructions. So, my proposal was: 12N would rather like to design the process for this, than the building itself. Of course with the knowledge of urban and architectural design.

That led to a lot of educational moments. About designing. About theory and practice of involvement. About changes in organizations. But especially about living. That it is not just about a good floor plan, but about living in a broader sense: about neighbors, about renting, about safety and community, about the inside and the outside.

I wish a process like this for every resident, for every designer and for every commissioning party. It is, and was, worth gold.

Dynamics
It was never boring. Playing the saxophone to do a sound test with the residents. Taking a day trip up to and down from Paris in order to view example projects and to have a lot of conversations. Accomplishing deadlines because, despite all the meetings and conversations, the schedule had to be achieved. And camping a night on the construction site, at the initiative and invitation of the active core.

Fulco Treffers was able to use the full breadth of his experience as project leader of a large team of Woonbedrijf, Stam + De Koning and advisors. As an urban designer in the team at Urhahn. As a structural engineer in responding to proposals from architect Inbo and contractor Stam + De Koning. As a workshop developer and session leader at all meetings with residents.

By inviting Rutger Büch and Stefan Herwich to the project team, knowledge about customer-driven working and the use of social media was strengthened. Such strategic knowledge is now used in other projects and cities.

Customer-driven goes beyond customer-oriented
We are familiar with the customer-driven approach: the customer comes first, we listen carefully, communicate well. 12N Urban Matters went a few steps further at SPACE-S by actually giving the customer a leading role. Why don’t we apply that in a new construction project as well?

We are proud of the result. There’s no slowdown, but rather an acceleration in comparison to regular. There’s no budget overrun. There have been various awards and nominations, and hundreds of national lectures have been given. But above all: there is a group of residents with a beautiful place to live.

The design: from the outside in
Everything was different from the start. Even before an architect was picked, future residents had discussed their wishes for their new living space and environment. This change in procedures required a continuous flexible attitude of the Woonbedrijf staff, who kept a clear goal in mind and had to rely on the process.

Completed
In December 2016 the first units of Space S were ready to be occupied. The train is rolling, the final design choices for the common areas are made and the residents’ association has been strengthened. 12N has transferred knowledge and experience with workshops and excursions to the residents and employees of Woonbedrijf.

The role of 12N Urban Matters is over. The project was completed, and the project has begun.

Download the project book here: SPACE-S _ 12N

Commissioned by: Woonbedrijf
Period: 2013-2017

Awards:

• Vanenburg Award 2014 (corporation prize)
• Dirk Roosenburg Prize 2017 jury prize, best building in Eindhoven
• Dirk Roosenburg Prize 2017, public prize, best building in Eindhoven
• Best building of 2018, in the Livability & Social Cohesion category, by Bond Nederlandse Architecten (BNA)
  
• Best building of 2018, public vote, organized by BNA in collaboration with Volkskrant
• European Collaborative Housing Award 2019, First prize for the best social housing project in Europe
• World Habitat Silver Award United Nations

www.space-s.nl
www.facebook.com/space040

Drents Dorp_Social and spatial transformation

Eindhoven is booming. Strijp is hot. But Drents Dorp Oost, in between all major developments of Strijp S, R and T, seemed to be on a permanent break. Drents Dorp consists of almost only small, low cost houses, largely built by Philips between 1925 and 1930. When Philips left Eindhoven, the neighborhood spiraled down. Unemployment, crime, anonymity and personal problems prevailed. Not only the houses, but also the local people needed some attention.

Drents Dorp is not a place for the very faint of heart; it’s a typical blue collar area with lots of colorful residents. Most of them feared that the area would be demolished, feeding suspicion and anger towards the housing corporation. But Woonbedrijf didn’t demolish, the corporation decided to maintain and invest in the neighborhood.
In 2011,  12N Urban Matters was asked to work with residents on a local vision for Drents Dorp Oost. Starting point was preservation of the urban structure, and maintaining the affordability of the homes.

Major maintenance

Drents Dorp is no place for massive participation evenings in anonymous venues. It is, however, a place for small talk with your neighbors, for informal and lowkey conversation. So 12N organized meetings on a street by street level, at home with one of its residents. Dubbed the ‘Tupperware method’, it was a quick and easy way to talk to people about their homes and neighborhood.

What do you want, what don’t you want, what choices can we make together when it comes to major maintenance of the neighborhood? Connect people and then translate their wishes: after nine months 12N presented a social- spatial plan. In collaboration with more than half of the total number of residents, it showed the wishes, ambitions and commitments for housing, the public space and social interaction in the area. It presented clear choices for residents.

The major maintenance in Drents Dorp is now finished. The majority of residents is satisfied. One looks back on an admittedly radical maintenance, but with much appreciation for the way 12N involved residents in the process.

Social cohesion

When Philips left Strijp and Eindhoven, Drents Dorp lost a thread in its history. This had major consequences. A neighborhood where many people worked, knew each other and cared for each other, Drents Dorp turned into an anonymous place with high unemployment and anonymity.

How do you spark a newly discovered energy and a newly developed identity? That required an out of the box strategy.
Along came the Drents Dorp Angels, a concept designed by 12N and Anemoon Geurts (moon|and|co). Three girls working in the creative industry challenged the residents, sometimes literally, to cross ther threshold of their doors and join in for various activities. For exampke a festival for the both most loved and hated local residents: pets., and annual participation in one of Eindhovens most important events: the Dutch Design Week.  A successful approach: social cohesion grew strongly in a few years time. The role of the Angels slowly changed from guiding to supporting residents. By now, there is a strong team of volunteers, that organises a large number of successful events.

Social design – also called co-creation – is still part of the program around. Design and culture, based on the stories, wishes and people in the neighborhood, highlighting the uniqueness and identity of Drents Dorp. People changed their views and beliefs; of themselves and their talents, but also of their neighborhood and environment. Through social design Drents Dorp was able to make the connection with the developments at Strijp S, R and T. In his own unique and quirky way of course.

Meeting place: the Drents Dorp Headquarter

Space and social get together in the Drents Dorp Headquarter. After signals from 12N residents explored the possibility of a meeting place for the neighborhood. The choice fell quickly on an unusual location: right under the viaduct at the entrance of the district, known locally as the ‘Strijps Bultje. Neighboring designer Piet Hein Eek was commissioned to build the property. Made from recycled materials, the place is bright and cozy and open almost every day. This transformed a gloomy, dark place under the overpass to the vibrant heart of Drents Dorp.

This way of working fits into the line of work of 12N Urban Matters: large effects on the quality of life through minor physical intervention.

Future

The combined approach of physical and social issues in Drenthe Village, has launched a movement that now attracts attention from around the country. Once an area in a downward spiral, the neighborhood now shows how politicized ‘participation’ may look like in practice. Drents Dorp is still that stubborn neighborhood with a raw edge. But pride, full of initiative and caring for each other. 12N Urban Matters, together with partners, designed the building blocks for a future in which residents take matters into their own hands.

Commissioned by: Woonbedrijf
In collaboration with: Moon | and | co
Period: 2012-2015

Sonseweg_Linking social and spatial characteristics

The backdrop: a northern suburb of Eindhoven consisting of 120 very small houses – just about as small as they come in urban social housing. An organically grown neighborhood with an eclectic mix of people, all of whom are slightly scarred by life and ended up in the neighbourhood simply because they had nowhere else to go.

Lots of changes have been made in the area recently. Five years ago, problems were on the rise, but after effective and sharp intervention, the corporation reinstalled peace and quiet. A coffee-corner, where residents meet field professionals, works incredibly well. One might conclude: much achieved, end of story. But the corporation was curious for more.

The public space surrounding the dwellings lacks clear structure and clear separation between public and private areas. The connection with the adjacent park is dodgy and undefined. Should something change, according to the residents? And if so, how? The group of residents is so diverse and yet so specific that it is hard to define their needs and wishes.

A typical challenge for 12N Urban Matters: investigating the relationship between spatial and social characteristics in the area. Commissioned by 12N, Mildred Montpellier (social and medical anthropology) and Wessel Dragt (spatial analysis) set to work.

The project was implemented in four phases. Firstly, needs and wishes of residents were defined through interviews and open discussion. Parallel, analysis of the spatial environment took place. Based on the results, four scenarios for the public space were developed. These scenarios were presented to the residents during a fun-filled activity in the park. Taking residents response and opinions into account, a final proposal for the outdoor area was presented.

The chosen approach presented an additional challenge. In parallel to all open conversations with the residents, background calculations were needed all the time: to what extent should the ambitions be tempered or stimulated? Design drawings and Excel sheets went hand in hand. Several residents also provided help, in form of pruning and clearing actions. The result is a safe, pleasant outdoor space, maintained by the neighborhood.

Commissioned by: Woonbedrijf, district Woensel-Noord
In collaboration with: Wessel Dragt and Mildred Monpellier
Period: January – June 2012