In consultation with the city of Torhout, De Mandel wants to build a high-quality social housing project on the Blekerij site, a strategic and centrally located site within walking distance of the city centre and railway station of Torhout. In an extensive feasibility study carried out by VELD architecten, Atelier Horizon, Traject and PDG Real Estate Expertise, a balance was sought between a rational building programme according to the needs of the social housing company, the necessary parking capacity and the development of a strong, high-quality landscape interior space as one of the seven ‘hidden gardens’ described in the vision for the renewal of Torhout city centre.
The Master Plan for the Renewal of Torhout City Centre, currently in progress, was drawn up in 2017–18 by the team around LIST, LOLA and Sweco (OO3206). It strongly emphasizes the quality of the landscape in and around the urban fabric of Torhout. The Blekerij site forms a strategic junction between the historical elongated market, the proposed seven hidden gardens, the Ravenhof castle park, the historical moats and the railway landscape as a linear landscape carrier of open space. The planned redevelopment of the Blekerij site aims to fit these pieces of the puzzle together coherently.
The research by design carried out by VELD architecten, Atelier Horizon, Traject and PDG Real Estate Expertise resulted in a preferred scenario. The feasibility study puts forward various design principles that guarantee the urban quality of the proposal. These principles can be used as an assessment framework for the further architectural elaboration of the building volume. The preferred scenario includes, in the first place, a compact and rational building volume for the social housing programme and an efficient and accessible public car park. This scenario also best fulfils the ambition to depave and to create green breathing space for the neighbourhood to compensate for the extensive paved market square. Rather than a continuous large-scale open space, the configuration of the new residential building creates a natural division into three public spaces: 1) Parking Deprez, 2) Blekerijstraat as a connection towards Ravenhof and 3) the hidden garden. They must be functional as urban spaces but also as green and biodiverse as possible.
The reinterpretation of the historical moats is also an important ambition in the redevelopment of the Blekerij site. Throughout the building block and up to the park garden of Ravenhof Castle, space must be created for play and interaction: a collective garden on the scale of the neighbourhood.
The feasibility study provides for an L-shaped volume for the flats, articulated in two sub-volumes to limit the impact on the neighbouring plots and the overshadowing of the hidden garden. The end building on Blekerijstraat comprises four storeys, the volume in the east-west direction only three. This ensures that the massiveness of the building volume is tempered.
A spacious and easily accessible bicycle shed should be provided on the ground floor to encourage sustainable mobility. Due to the central location and the profile of the target group, ten underground car parking spaces are expected to be sufficient. The above-ground parking spaces are public and are not part of this study assignment.
This assignment involves the construction of 26 public-sector rented flats (mainly rented flats type 2/3, supplemented by a limited proportion of type 1/2 or 2/4; of the 26, three are ground-floor flats adapted for the disabled), taking into account the contours of the feasibility study. Each entity has a small private outdoor space or terrace. All flats must meet the design guidelines for social housing. The current assignment is limited to the design and construction of the social flats. VELD is in charge of the further elaboration of the layout of the surroundings in collaboration with an engineering firm.
We are looking for a design team with proven experience in the realization of social housing. We expect an ambitious design of high architectural quality that is also cost-conscious. We also expect solid specifications and proper site follow-up.
- stability and special techniques
- EPB reporting (energy performance of buildings) and ventilation reporting
- layout of the private surroundings (terraces).
Excluding layout of the public surroundings, safety coordination.
To be submitted with the application
- The ESPD must be included for each applicant among the documents in 'My Open Call' (the online profile on the website, not in the portfolio).
- Non-Belgian applicants must also attach their supporting documents regarding tax and social debts and a non-bankruptcy certificate through their ‘My Open Call’ account.
- A motivation text and 3 reference projects explaining their relevance must be added to the online application module.
- The portfolio (.pdf) with max. 20 pages in A4 size (*) and (**) must be added in the online application process and will contain the following information:
- cover (1 A4)
- proof of registration with the Order of Architects (1 A4)
- the CVs of 3 members of the project team who are guaranteed to work on this assignment, demonstrating the required expertise (max. 2 A4s per team member)
- clarification of the 3 reference projects (max. 4 A4s per project)
- If an applicant relies on third-party capacity, the portfolio should be expanded to include:
- the signed commitment agreement of the office relied upon
- the ESPD of the office relied upon.
* Portfolios exceeding 20 pages will be shortened to the first 20 pages. Anything from page 21 onward will be deleted.
** If the applicant relies on the capacity of a subcontractor, only the subcontractor’s signed commitment agreement and ESPD will be considered in addition to the first 20 pages.
An application must meet the following conditions to be considered for selection:
- Applicants must be registered with the Order of Architects.
- A motivation text must be submitted regarding the social dimension of the assignment. In doing so, the candidate demonstrates that his or her work method can achieve a social objective and guarantee the public function.
- A project team will be formed consisting of 3 people who are guaranteed to work on the assignment. In terms of expertise, the project team should be composed as follows:
- the project leader is an expert in architecture who can demonstrate at least 5 years of experience.
- The applicant must submit 3 of their own reference projects. The reference projects must meet the following conditions:
- at least 1 reference project demonstrating experience with the realization of social housing; the reference project may be a built project or a project in progress;
- at least 1 reference project demonstrating the applicant’s experience with projects of similar scale size; the reference project can be a (preliminary) design or a competition entry.
The following applies to these reference projects:
- The reference explains the role the designer played in the relevant reference project;
- The references demonstrate the way in which the designer deals with the existing context and the surroundings.
Reliance on third-party capacities
An office or a temporary partnership can rely on the capacity of third parties:
- if it cannot provide the required references
- if it cannot provide the necessary expertise within the 3-person project team.
If an office or a temporary partnership relies on the capacity of third parties, the portfolio must also include:
- a commitment from the other entity or entities being relied upon
- the ESPD of the other entity or entities being relied upon.
Offices within a temporary partnership do not have to rely on the capacity of another office within the temporary partnership.
Exclusion, selection and award criteria
Please consult the selection guide. It includes:
- the grounds for exclusion
- the selection criteria (eligibility as well as technical and professional ability)
- the award criteria
- the description of the evidence and documents to be submitted
- the preconditions and contents of the portfolio.
All-inclusive study assignment for the construction of a social housing project on the Blekerij site in Torhout
- Project description
- Buro Bauer Architectuur BV
- Poot Architectuur
- URA - Yves Malysse Kiki Verbeeck
- Selection: 14 Oct 2022
- First briefing: 17 Nov 2022
- Submission: 24 Feb 2023
- Jury: 6 Mar 2023
Bouwmaatschappij De Mandel cv
Jouri De Pelecijn
Competitive procedure with negotiation
€3,600,000, the construction budget is maximum 96% of the cost-price ceiling of the FS3 simulation table of the VMSW (Flemish Social Housing Company) (excl. VAT) (excl. Fees)
General fee basis: €173,493.33 excl. VAT - €274,893.33 excl. VAT, according to De Mandel salary scale
€7,500 (excl. VAT) per candidate, 3 candidates