Oostende - De Nieuwe Stad

The study and design assignment for the replacement building for the social housing estate De Nieuwe Stad in Ostend was awarded to the temporary association C.F. Möller with BRUT.

De Oostendse Haard and De Gelukkige Haard, the housing companies that built De Nieuwe Stad in 1972, wanted to replace the 400 social housing units and thus redraw the entire site. Given the current residents’ desire to live here, the challenge was to put high-rise social housing in a positive light once again, especially now that high-rise housing is once again topical in the exclusive segment of the housing market. The current apartments are not only appreciated for their beautiful views, but also for their large glass sections and wide terraces.

Whereas the modernist elongated blocks with their closed end façades comprise only one-sided apartments, the concept of the temporary association C.F. Möller with BRUT groups offers buildings with almost exclusively corner apartments. In the future the residents will thus have a wider view, in two directions instead of one. It was also asked to make the skeleton of the building more future-proof, with a lifespan of more than fifty years.

The blocks are grouped into three residential courtyards with construction volumes of five or six storeys and several towers of thirteen high. This hybrid building typology with ‘block houses’ and ‘tower houses’ aims to combine the qualities of the high-rise buildings and the villas on the coast. In the final round of negotiations, the concept became even more oriented towards the existing buildings. This resulted in three clusters of existing and new buildings, each surrounding a square. All entrances to the buildings are situated on these squares. The bicycle sheds and especially the communal areas provide liveliness on the ground floor. In this way, on the smaller scale of each courtyard, encounters between the residents are possible.

At the same time as the new buildings, the neighbourhood is provided with more greenery. The current parking basement will be demolished and the parking will be placed under several buildings. The concept leaves a lot of space for a park with a nice width and length. The greenery becomes more tangible in the wider neighbourhood through green fingers between the three building clusters. The community centre will also play a central role in the park.

‘De Nieuwe Stad’ was built in 1972. Because land was scarce, high-rise was chosen, also so as to retain good quality green areas. ‘De Oostendse Haard’ and ‘De Gelukkige Haard’ acted in tandem as principal and now together want to replace the buildings. The surrounding districts consist mainly of low-rise: some flats, but chiefly single-family homes. These are of a later date. 

The existing buildings are outdated and in urgent need of renovation or replacement. The experience of similar housing companies with this sort of building shows that the cost of renovation easily rises to 98% of the price of a new building, while structural deficiencies remain and the comfort does not sufficiently meet contemporary expectations (acoustic separation, thermal skin, type and arrangement of homes).

Following consultation with the Ostend ‘Stadsatelier’, the choice was to replace the buildings and redevelop the whole site. Since the present occupants like living there, this project provides a unique opportunity to cast high-rise social housing in a positive light once again, especially now that high-rise is again the subject of interest in the expensive and exclusive segment of the housing market. Apart from their fine view, the present flats are valued for their large windows and wide balconies, which make them light and spacious. The vertical access for each four homes means that the flats are oriented towards only one side, but this also makes them affordable.

Social housing companies must build more durably for the future. It is not sustainable to put up buildings that only last 45 years. For this reason a balance has to be sought and the present building budget used intelligently. After all, affordability of construction is somewhat at odds with affordable building management and a long lifespan. Research by design is needed to examine the standards regarding floor area for social housing, which are currently under review, but also energy performance requirements and how they can be met by means of a cost-saving low-tech approach.

The construction of the new buildings provides the opportunity to redesign the neighbourhood and improve the surroundings and comfort of the homes. We request a vision for the development of the green open space, for the active use of the ground level for activities of a collective nature or which underpin the neighbourhood, and also a vision for the support of sustainable mobility. Possible avenues include low-threshold commercial activities, municipal services and amenities.

The building programme is for a minimum of 400 social housing units (Types 1/2 and 2/3 flats) (the prognosis for Ostend by 2060 is that 45% of the population will be older than 60). The neighbourhood needs a youth club and a place for the ‘Samenlevingsopbouw’ community npo. Apart from good bicycle storage, places for 100 cars must be provided, some in the existing underground car park. The green open space is to be made attractive to people of all ages, with sports fields, playgrounds and quiet meeting-places.

In the context of their mission, the budget and the necessary possibility of building in phases, ‘De Oostendse Haard’ and ‘De Gelukkige Haard’ are aiming for nothing less than a pilot project, a ‘lighthouse’ project, in the field of pleasant and sustainable collective housing in the town of Ostend.