Future-proof rehabilitation of monumental flats

The improvement approach to the Lijnbaan flats on Jan Evertsenplaats in Rotterdam was as extensive as it was complex. Housing corporation Vestia and developing builder Van Wijnen joined forces to steer this project in the right direction, with the starting point: a sustainable collaboration.

The Lijnbaan flats consist of a high-rise and a low-rise section, which together form an L-shaped ensemble around a courtyard garden. Vestia put the improvement maintenance on the market as an engineer & build contract. A pilot, to get acquainted with this way of tendering. But also to lay the foundation for a chain cooperation with Van Wijnen, which was selected as the construction partner. Jeroen van Bochove, project manager at Van Wijnen: "In a construction team, we fleshed out the Program of Requirements. For this, we brought in our own expertise and that of our suppliers and subcontractors."

Respect for cultural heritage value

Since 2011, the flats have had "national monument" status. The improvement work had to be carried out with respect for the cultural-historical value of the building. Architect Molenaar & Co conducted an investigation into the original use of color and materials, among other things. The architectural firm also drew up an image quality plan for the facade. This resulted in, among other things, two completely new entrances, based on the original situation. The plastic window frames on the park side were replaced with aluminum, with the appearance of the original wood and steel. The wooden window frames on the gallery side and on the balcony were restored and given new glazing. The original "putty look" was matched with special glazing battens and a sealant solution.

From double glazing to new elevator

Energetically, the flats improved significantly. To this end, the construction team took the necessary measures, such as double glazing and high-quality insulation in both the apartments and the general areas. Van Bochove: "The installations were completely renewed. We replaced the sewer system and the complete district heating network. We also installed new mechanical ventilation. Other work consisted of asbestos removal, painting and toilet renovation. Where necessary, we also renovated bathrooms and kitchens. We also renovated the elevator in the low-rise building. We turned the two elevators in the high-rise building into one stretcher elevator, and in the bell hole of the stairwell we realized a panoramic elevator."

Bringing residents along for the ride

Residents remained in their homes during the work. The impact was significant. For example, to renew the installations, the shafts had to be demolished. That involved a lot of noise and dust. Van Bochove: "It is always very important to involve the residents in the process from the beginning, with good communication and personal guidance. We now have that expertise in-house, but for the Lijnbaan flats we worked with resident supervisors from Steingoed." In order to inconvenience residents as little as possible, the construction team prepared the work in detail. The work in the low-rise buildings took fifteen working days per apartment. Van Bochove: "In the high-rise buildings, we added two days. In this way, we created more calm in the process and were better able to guarantee the intended level of quality."

Learning moments and successes

By the end of November 2020, the apartments and general areas of the Lijnbaan flats were ready. This did not apply to the cooperation between Vestia and Van Wijnen. "We will take the learning moments and successes from this pilot into the next joint project," Van Bochove said. "An example of such a learning moment is that we want to survey more homes in the preparation phase so that we have a more representative picture of the work required. One success factor we take away is the way in which Vestia and Van Wijnen went for the end result together. It was quite tense at times, but we stayed alongside each other. As a team, we put down a beautiful end product."   

Project info

Aluminum window frames in original look

Of the Lijnbaan flats on the Jan Evertsenplaats in Rotterdam, the frames on the park side were originally made of wood and steel. This facade appearance, which disappeared due to a renovation in 1980, has been restored. Facédo engineered and supplied ready-made frames with Kawneer aluminum profiles for this purpose. The assembly, carried out by RACH Montage, was also the responsibility of Facédo.

"With the aluminum profile, we create the characteristic obtuse shape of a wooden window frame," says Facédo project manager Floris Buijs. "In doing so, the sash offers the aesthetic look of the original steel window. In addition, the profile meets the current energetic requirements on this project. It had to be slim, but also strong. Here we were dealing with large spans, up to five and a half meters wide, and high wind pressure on the upper floors of the flats."

One day per property

After measuring the window frames and conducting a test house, Facédo realized the frames in one format. The dimensional tolerances were accommodated by set frames and corner profiles. Buijs: "We replaced the window frames of all 208 homes in less than a year and a half. We had one day for each house, in order to inconvenience the residents as little as possible. We delivered the glazed window frames just-in-time to the construction site. There they were hoisted into the homes using a special hoisting construction and installed immediately. The end result is impressive. The flats have regained their former glory."

Construction Info

Client
Vestia, Rotterdam

Architect
Molenaar & Co architects, Rotterdam

Contractor
Van Wijnen, Stolwijk