De Nieuwe Defensie, Utrecht: Healthy urban living in a green environment

Living within walking distance of the centuries-old city center, in the middle of growth area the Merwedekanaal zone and surrounded by nature, water and highways. That is living in The New Defense. The new residential neighborhood represents the perfect balance between tranquility and activity. But also for healthy and happy living and playing in green surroundings. The urban plan provides a very diverse range of housing, with 950 sustainable homes for sale and rent for starters, families and seniors. Thus, The New Defense literally offers something for everyone....

The New Defense is a development by BPD | Bouwfonds Area Development, which acquired ownership of the land back in 1998 and after an exchange with the municipality. "Exactly 20 years later, we signed a cooperation agreement with the municipality to build housing on this position," said Eveline Keizer, development manager at BPD. "Given the high housing demand in Utrecht, we worked out a city neighborhood with high densification, also involving future residents. Initially, the urban plan consisted of 600 housing units, including 480 free-sector owner-occupied units and 120 social rented units, as well as 800 m2 of commercial real estate. This plan has since been expanded to include 100 social rental homes, 150 affordable owner-occupied homes and 100 mid-rent homes, and the counter stands at no less than 950 homes."

Great diversity of architecture, materials and greenery

The New Defense is a unique addition to the city of Utrecht and the starting point for the development of the Merwedekanaal zone, Keizer emphasizes. "The plan is distinguished by a great diversity of architecture. We are working with four architectural firms in addition to urban planning firm SVP, namely ANA, MLA+, INBO and Cross. You see this reflected in a great diversity of architecture and materials. For example, the facades are made of brickwork, aluminum, precast concrete and bamboo. The 11-story residential tower 'Eye' is largely finished in ceramic. Greenery will also play an important role in the area. For example, with green courtyards to a design by OKRA landscape architects
to be constructed."

The new housing estate will be built by ERA Contour according to the principles of healthy urban living, she says. "All residents will soon have a direct view of greenery from their homes, in the form of large roof gardens, green playgrounds and car-free green courtyards. The ground-level row houses in the inner areas of blocks 2 and 3 will also have private gardens, adding an important quality to the area." Sjaak Kuyvenhoven, plan developer at ERA Contour: "Also striking is the 'sky-walk' park on the roof of Block 3, which connects a number of rooftop (kitchen) gardens, provides ample space for relaxation and meeting, and offers a beautiful view of the city." The neighborhood will soon be largely car-free, he emphasizes. "Only on the diagonal street are cars allowed. They will disappear as soon as possible into one of the two semi-underground parking garages under the residential blocks, where a total of 450 cars can park. This invites outdoor play and daily use of public space."

Added value

ERA Contour was invited by BPD back in 2018 to participate in a selection for the construction team of The New Defense. "The project has an enormous number of details," says Keizer. That's why we very deliberately looked for a builder who can handle this and with whom it is pleasant to work." Kuyvenhoven: "In the tender phase, we explained our added value in the construction team. The same goes for, among other things, our view on BIM, dealing with residents and neighbors and the guidance of buyer selection processes. A good and efficient realization was paramount at all times. Immediately after the contract was awarded, we seized our responsibility. From working out the blocks within the urban development plan, applying for the environmental permits and realizing the construction and sales drawings to managing the structural engineer and consultants: we took on as much as we could, allowing BPD to focus completely on the project development and contact with the municipality. The good cooperation with BPD, SVP and architects is partly responsible for the success of The New Defense."

First phase

The land on which The New Defense is being built was used by the Ministry of Defense as a warehouse complex between 1955 and 2017. During the war, the area was occupied by the Germans, who used it as a factory and fuel storage facility. With that, the ground became heavily contaminated, Keizer knows. "Under the responsibility of the State Property Agency, a complex demolition and remediation operation was carried out. Subsequently, the approximately 7.4-hectare site was handed over to the municipality ready for construction, for the realization of the new urban district." The first pile went into the ground on Feb. 10, 2021, says Arno Versteeg, project manager at ERA Contour and responsible for the realization of the project. "The first project phase includes building blocks 1 and 2, with 211 spacious family homes, apartments and penthouses and 80 social housing units for housing corporation Woonin (formerly: Mitros). There will also be a large parking garage under Block 2, including storage areas and facilities for electric mobility." Next year, ERA Contour and BPD hope to start phase 2 and eventually there will also be a third phase. "In early 2029, the last homes should be delivered to their residents," Versteeg said. "To meet this deadline, about 120 to 130 people are working on the construction site every day." 

Priority for vital professional groups

Meanwhile, the first 100 housing units have been completed. In the social rental housing, vital professional groups such as healthcare, education, police and defense have been given priority, so that these people are retained for the region. Middle rental housing is also being realized for middle-income earners, which includes these target groups. These homes will be taken into the portfolio by BPD Housing Fund.

Attention to safety and livability

The delivery of the first homes brings specific challenges, Versteeg says. "For example, with regard to safety and livability. After completion of each subproject, the construction site must be adjusted. In addition, because we are building on this site for eight years and dealing with a growing number of neighbors, specific requirements are placed on neighborhood communication. We are constantly looking for the right balance between feasibility and nuisance limitation. For example, by starting our work an hour earlier or later.
But also by working with two pile-driving rigs instead of one, which means that although the inconvenience is heavier, it is shorter. Through a separate website we continuously inform local residents about our work. And current and future buyers are also kept widely informed through newsletters."

Villa Jongerius

Another major challenge was the scarcity of craftsmen and materials. In developing and building, BPD and ERA Contour also had to take into account the adjacent national monument: Villa Jongerius. "The designs were not allowed to overshadow the building," says Keizer. "And the execution also had to be done carefully. Because driving piles would cause too much vibration, the piles for Block 1B were screwed into the ground." The most enjoyable challenge, however, according to Versteeg, is to keep all parties involved on board, to take them to the next phases and to learn from each other. "This way we can continuously optimize collaborations, processes and quality."

During the construction phase, ERA Contour is responsible for coordination with all subcontractors and utilities. But also for contact with buyers. Because even during construction, buyers' choices are still possible, Kuyvenhoven concludes. "For example, for the kitchens and sanitary equipment, for which buyers can visit ERA Contour's inspiring WAREHOUSE showroom in Rotterdam."