Platform on new construction, renovation, restoration and transformation
In the Muziekbuurt neighborhood in Rijswijk, housing corporation Rijswijk Wonen is improving and preserving 288 multi-family dwellings, with the aim of making them healthier, more comfortable and more energy efficient. The corporation is working together with SlimOnderhoud, a partnership between Willems Vastgoedonderhoud (architectural and energy maintenance) and Twinstone (residents' affairs).
The improvement and preservation of the Music Neighborhood has several reasons, says Sander Willems, director of structural/energy maintenance at Willems Realty Maintenance. "The facades of the residential buildings were completely encased with asbestos-containing sheets. Since we now know that asbestos fibers can be very dangerous to our health, Rijswijk Wonen wanted to remediate these sheets. A nice detail here is that our project leader, Jan Hekhuis, also fitted these plates in the 1980s, when he was still working as a carpenter."
In addition to asbestos remediation, the housing corporation has an energy ambition to make the post-war homes transition-ready. "The Muziekbuurt is located along the A4, where in the future the heat traffic circle of South Holland (from the port of Rotterdam to the Westland) will come. The Muziekbuurt will also connect to this. To prepare the homes for this, we are installing individual heat kits that will continue to be powered by a collective boiler for the time being. We are also replacing the distribution network, so that heat loss will be kept to a minimum from now on. Each residential block will have access to one central heating boiler, with the water pressure being increased by a hydrophore pump."
In order for the energy transition to succeed, it is important that the heat demand in the homes be significantly reduced, Willems emphasizes. "To this end, we have developed a plan in which the entire shell will be tackled and insulated, including the roof. Because during our technical inspection we found that the window frames were still in excellent condition, from the point of view of sustainability and circularity they will only be upgraded." Hekhuis: "All window frames will be fitted with new glass and new rotating parts, bringing them back up to current requirements. Thanks to these and other measures, the residents' energy consumption will go down significantly. Moreover, residents will soon be able to benefit from optimal living comfort, without cold and draft complaints."
"The energy ambition in this project is high," Willems says. "PV panels will be installed on all roofs. A thick insulation package will also be applied to roofs and facades, in combination with a new facade finish. Our in-house architect created a design for this, giving each cluster of blocks a unique look. To honor the Music Neighborhood, music keys will be incorporated into the design of stone strips on the end walls. In addition, each cluster will have its own color facade strips and stucco, which will also match the other buildings in the neighborhood. This really brightens up the neighborhood." Hekhuis: "Loggia window frames will be replaced by aluminum window frames, which require significantly less maintenance. And the concrete lower sills at the balconies, which are carefully incorporated into the insulation, also contribute to this. The front gardens - in which a proliferation of coniferous hedges, fences and concrete slabs had developed - will be emptied and provided with uniform beech hedges of up to 1.20 meters in height."
Willems Realty Maintenance is performing the work in the Music Neighborhood according to a UAV-GC agreement, Willems says. "This means that we also provided the technical plans for the execution. Both of the external and internal work, where we made any inconvenience to residents and neighbors clearly visible. Partly prompted by the corona pandemic, it was decided to carry out only the work on the building envelope in an inhabited state. Residents will stay in a guest house for three weeks while the work is being carried out. This will all be neatly coordinated and supervised by Twinstone."
In the homes, kitchens, bathrooms and toilets will be replaced, Hekhuis says. "In addition, the ventilation system will be addressed. Because tap water will also be supplied by the collective system from now on, electric and gas boilers will be removed. This will save a lot of space. All homes will be carefully scanned by us for dead piping, which will increase legionella safety. In addition, porch doors are replaced to bring them back up to current fire standards. A new videophone system offers residents greater convenience, comfort and security. Thus, the homes are being improved in every way possible."
In order to carry out the work properly and on schedule, three construction sites have been set up between the building clusters, all the size of a soccer field. "A unique feature in the Rotterdam-The Hague metropolitan region," said Hekhuis. "Thanks to these construction sites, we can store a lot of materials on site, so the executing parties (almost) never miss out. Moreover, this does not burden the public area." The final work should be completed in March 2023.
New balcony railings for homes Music neighborhood
On the Mandoline, in the Muziekbuurt in Rijswijk, 288 multifamily houses are being improved and made more sustainable. Part of this project is the improvement maintenance of the balconies. Commissioned by Willems Vastgoedonderhoud, N. Knoll B.V. designed, produced and preserved new balcony railings. In addition, the Westland family business is responsible for assembly.
N. Knoll B.V. realizes complete steel constructions, stairs, fencing and welding work for a variety of clients. "Our professionals get excited about specials, but also do not turn their hand to 'simple' or serial projects, in which often specific challenges also apply," says DGA Barend Knoll. "For example, the Music Neighborhood has a long lead time. That's why we thought carefully about approach and planning in the early stages. To overcome price increases due to material shortages, we designed balcony railings that fit all balconies. This allowed us to purchase materials early and start production immediately, which also gives us flexibility in assembly."
Distributed over the ten residential blocks, 288 galvanized and coated lintels will be installed, Knoll says. "At the rear of the residential blocks there will be 570 balcony railings with a clothesline facility, in the color RAL 7016, and at the front we will install 72 balcony railings in the color RAL 9016. Here we work in a construction train behind the contractor."
New roofs with high insulation value
The ten residential blocks in the Muziekbuurt in Rijswijk regularly suffered from leaks. Roof tiles were also regularly blown away. Therefore, as part of the improvement and preservation, all roofs are being tackled. On behalf of and in pleasant cooperation with Willems Vastgoedonderhoud, Konrad Roof Technology is taking care of the renovation and insulation of the roofs. In addition, the specialist in sloping roofs widens all gutters and installs new zinc work.
"We work according to our standard renovation procedure," says Karsten Konrad, owner of Konrad Roof Technology. "Because the existing wooden roof sheathing in this project is still good, it is preserved sustainably. On top of the roof timber, we install a Unidek Reno Deck foil with an insulation value of Rc 6.0 m2K/W. We then install the new battens, new VELUX skylights and new roof tiles, which are anchored according to the latest standards." Because of the elevation, all gutters will also be widened and fitted with new zinc work, he says. "Per residential block of about 64 meters long, this involves about 130 meters of gutter and 10,000 to 11,000 Wienerberger Madura ceramic tiles."
Konrad Roof Technology is working with about 5 to 6 craftsmen in this project. "Per block the work takes about three weeks, from demolition to gutter and tiles," says Konrad. "Immediately after the construction period, the last roof will be tackled."
Safe and efficient transportation of goods
Goods elevators are an essential part of a project's logistics flows. Also in the Muziekbuurt in Rijswijk. In order to transport materials and tools quickly and safely to the right floors, ten Mol Lifting goods elevators are being used in this project. "On behalf of Willems Vastgoedonderhoud, we provide the supply, (dis)assembly, inspection and maintenance of these goods elevators," says Project Manager Vertical Transport Peter Jan Zwakhals. "Hereby applicable standards, procedures as well as safety protocols are strictly followed."
"A total of twenty construction elevator positions have been agreed upon. Two freight elevators will be installed per residential building, providing transport from the first floor to all floors. With this, we are taking a large part of the construction logistics out of our hands," Zwakhals said. "There are stops on each floor. In addition, the elevators are callable on each floor and with one simple push of the control button."
The freight elevators in this project have a lifting capacity of up to 400 pounds and are attached to the facade. "Once a residential building is completed, they are converted once to the next building. Around the construction period, our technical teams convert the last elevators. These elevators will remain in service until March 2023. Then the elevators will have been in the Music Neighborhood for two years."
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