year: 2010
client: IRVA projectontwikkeling
site: Blauwkapelseweg, Utrecht
commission type: concept design
team: Marc van Asseldonk, Auguste van Oppen

On the eastern rim of the Griftpark, just beyond the medieval centre of the city of Utrecht, stands a dilapidated apartment building dating back to the 1950’s. Located in the up-and-coming neighbourhood of Wittevrouwen, the building has had a checkered past and has served amongst others as a brothel. A project developer requests O+A to devise a fitting solution for the redevelopment of the site, using the maximisation of lettable floor area as a starting point. The project serves a broad target group by distributing several small to medium sized apartments over four layers.

Both the municipal zoning plan and the surplus in the existing building mass form a motivation to pursue additional floor space in a basement level. Such a space, directly beneath the building, would lead to additional floor space but with questionable qualitative results. By moving the basement towards the back of the plot and adding a patio, it proves possible to generate both a quantitative and qualitative surplus simultaneously. The split-level on the ground floor offers an elevated view over the park, while the spaces in the basement are given daylight and privacy all at once.

The Blauwkapelseweg forms part of the unofficial inner ring-road of Utrecht and therefore has a relatively higher traffic load. Due to the Westward oriented vistas over the Griftpark, the decision is nevertheless made to locate balconies and other outdoor spaces on this slightly busier side. As this would lead to an increase in the building mass with subsequent negative effects on daylight for the neighbouring plots, several excessively large loggias offer the opportunity to limit the building mass, and connect the dwellings’ living spaces with the park.

As seen from the Griftpark, the façade sequence of the Blauwkapelseweg is characterised by a mixture of single and serial housing projects, all with a variety in materialisation. In mass, rhythm and material, all common characteristics have been implicitly incorporated in the façade design. The angle of the neighbouring project has been used to create a natural entrance, without compromising the symmetry of the building. By applying the same principle on the upper floors, attractive outdoor spaces become possible on the side of the park. Large façade openings ensure the apartments’ engagement with the latter.