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PATCH 22 > HIGHRISE IN WOOD > 1
The architect as developer
PATCH22, a 30m tall high-rise in wood, was one of the successful plans in the Buiksloterham Sustainability Tender in 2009. The initiators, the
architect Tom Frantzen and building-manager Claus Oussoren, wanted to achieve independently what they had never been able to manage when
working on commissions for their previous clients: an outsized wooden building with a great degree of flexibility, striking architecture and a high
level of sustainability, not because that was what was required but because that is what ought to be done.
The project was developed for their own account and risk in the middle of the crisis years of 2009-2014, and innovative financing solutions were
conceived and implemented to meet this challenge. The project also incorporates numerous innovations in the technology used and application
of technical rules, all aimed at achieving the desired flexibility without having to make compromises. Examples include the hollow floors and
removable top floor, the lack of shafts in the apartments — achieved by having the piping and cabling taken horizontally to central shafts in the
core — and agreements for a fixed ground lease with flexible positioning of the functions within the building. But the most unusual feature is the
use of a wood as the main structure for the 30m-tall building. Moreover, the wood has largely been left visible, making this a key factor in the
ambience of the apartments and the exterior.
N
ABRI
ABRI
ABRI
ABRI
ABRI
0 50 100 150 200 250
NRe-development of an industrial area
PATCH22 is located in a redevelopment area in Amsterdam north, where
a lot of industry will remain in the area. Therefore Patch22 is equipped
with noise insulating single sheet glass facades covering the balconies on
the north side. To protect the south side balconies from the always present
south western winds the same sliding glass panel system is installed on the
south side as well.
PATCH 22 > HIGHRISE IN WOOD > 2
Sustainability: energy neutral
In Patch22, ‘sustainability’ is achieved through energy efficiency, the use of renewable materials and great flexibility in the floor plan layout
options. The 2009 design for Patch22 had a GPR score (a Dutch governmental Benchmark score) for sustainability of 8.9 and an EPC for energy
efficiency of 0.2. The roof is entirely covered with PV panels, making the building energy-neutral. Rainwater is collected and reused in a grey
water system. Heat is generated using CO2-neutral pellet stoves that use compressed waste wood from the timber industry as fuel.
FRANTZEN et al architecten
Hamerstraat 3
1021 JT Amsterdam NL
tel - *31 [0] 20 7889918
fax - *31 [0] 20 7889911
email - [email protected]
internet - www.frantzen.nl
00200_13patch 22
projectnr :
onderdeel :
projectnaam :
blad :
fase : Definitief Ontwerp
1:1 A300200_13_20131019_DO_03_WIP.MCD
getekend :
datum :schaal :
gewijzigd :
formaat :filenaam :
0 1 2 5m
optie optie
optie optie
optie optie
optie optie
optie optie
optie optie
removable underfloorheating panelsfor access to p
ipework and cabling
surplus electricity isstored in electricity grid
heat recovery unit
heat recovery unit
WINTER
ZOMER
solar collectorssolar cells
single glazingnoise barrier
pellet stove
rainwatercollection
transformer climate-protected loggiawith single + double glazing
climate-protected loggiawith single + double glazing
rainwatercollection
underfloor heating
insulationthermal resistance value=7
insulationthermal resistance value=5
sedum roof covering
Sustainability: as much wood as possible
The 30m-tall building uses wood, a renewable material, as its main material for the
structure and facade. according to the cradle2cradle filosophy it is Ok to use a mate-
rial exuberantly when nature proides us with it again and again. with this in mind we
solved the fire resistancy issue that obviously arises when building a highrise in wood.
We simply added enough extra wood to the structure so it would take the obligatory
120 minutes before the structural qualities of the buidling would be affected by a
fire. This way we were able to keep all the wood used in plain view.
PATCH 22 > HIGHRISE IN WOOD > 3
+10
+14
+18+20
insulating double glazing + single glazing in loggia
removable underfloor heating tiles ensure continued access to pipework and cabling
rear facade with soundproofed single glazing
glass can be opened for cleaningfrom the inside
Slimline hollow floorCO2 controlled heat recovery unit
low-maintenance sedum roof
FRANTZEN et al architecten
Hamerstraat 3
1021 JT Amsterdam NL
tel - *31 [0] 20 7889918
fax - *31 [0] 20 7889911
email - [email protected]
internet - www.frantzen.nl
00200_13patch 22
projectnr :
onderdeel :
projectnaam :
blad :
fase : Definitief Ontwerp
1:1 A300200_13_20131019_DO_03_WIP.MCD
getekend :
datum :schaal :
gewijzigd :
formaat :filenaam :
0 0,25 0,5 1,25m
stacked villas
We aimed at creating a structure in which all buyers would be able to build their own
villa. On the other hand we didn’t want to create just an anonymous facilitating struc-
ture because the renewal of this post-industrial area needed a landmark to show the
city that transformation has begun. It turned out that the expressive exterior and the
completely open layout of the interior were the pefect combination to attract buyers
to this part of the city, even in the middle of the creditcrunch period 2009-2014
Sustainability: flexible installations
The owners of the apartments are able to design and install their own layout for the pipework and cabling thanks to the hollow floors with remov-
able top layer. They can easily make changes later on. The piping and cabling run horizontally to a cenrtal shaft in the core. The division walls
between apartments, with a slight gap for acoustic reasons, can easily be added or removed. This means apartments can be subdivided or
merged, and the division into apartments will remain flexible in the future. The fire resistance requirement of 120 min. for the main load-bearing
structure was satisfied by adding 80mm of extra wood to the wooden structure on the fire-load sides.
PATCH 22 > HIGHRISE IN WOOD > 4
0 2 4 10m6 8
begane grond
+7
+6
+5
+4
+3
+2
119
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53
86
1 2
10
13
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4
7
0 2 4 10m6 8
verdieping 2
+7
+6
+5
+4
+3
+2
119
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53
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1 2
10
13
16
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4
7
+7
+6
+5
+4
+3
+2
119
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1 2
10
13
16
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4
7
0 2 4 10m6 8
verdieping 6
+7
+6
+5
+4
+3
+2
119
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1 2
10
13
16
19
4
7
0 2 4 10m6 8
verdieping 7
storeys 4 & 6: theoretical floorplan without division walls storeys 3, 5 & 7: theoretical floorplan with maximum number of division walls
ground floor: commercial space, storage and rowhouses 2nd storey: (work)lofts, roof terraces of the rowhouses
Sustainability: flexible floorplans
The high-rise section of the 5400m2 building can be converted from commercial space into residential space and vice versa without any changes
being needed to the structure. The storeys, which shift in and out in a playful manner, can be used as large loft apartments of up to 540m2 with
huge balconies, as up to eight smaller apartments or as open office space covering the entire floor thanks to the lack of structural dividing walls,
the generous storey height of 4m and the high floor load of 4kN. Apartments can be subdivided or merged, and the division into apartments will
remain flexible in the future. The apartments themselves offer complete layout flexibility because the occupants are able to install the pipework
and wiring to their own need and demands in the hollow floors with removable top layer.
PATCH 22 > HIGHRISE IN WOOD > 5
0 2 4 10m6 8
doorsnede R
R
0 2 4 10m6 8
C
doorsnede C
casco appartement as handed over to the buyer
The environment at the time that we took the risk to develop the building, a worn off industrial area
loggia with slide away wind screens
Sustainability: flexible use
To achieve flexibilty during the (hopefully extended over and over) lifecycle of the building we designed the sections not only to accommodate
apartments in every imaginable way but thanks to the gross floor heigts of 4m lots of other scenarios are possible as well. By applying escape
route regulations for housing as well as those for office buildings PATCH22 can even be used to house offices. To make sure there will be no
objections by the government against an alternative use in the future we drew up a new kind of land-lease contract in cooperation with the city of
Amsterdam.
PATCH 22 > HIGHRISE IN WOOD > 6
The balcony / loggias measure 2,7x9m and can be closed if weather demands for it. The loggia’s are also used to heat up ventilation air naturally before exchanging heat with waste air from the interior, making the heat-exchange units even more efficient.
All wood details are designed to keep water out of all the connections.
The ceiling heigt of the commercial space measures 6,4m whereas the Dutch standard is only 3m.
PATCH 22 > HIGHRISE IN WOOD > 7
bouwnummer 18ABCGBO 202 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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86
1 2
10
13
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4
7
18ABC
18ABC
bouwnummer 20ABCGBO 204 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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2018
53
86
1 2
10
13
16
19
4
7
20ABC
20ABC
bouwnummer 19ABGBO 124 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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53
86
1 2
10
13
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4
7
19AB
19
7th storey
Do It Yourself!
Final layout of the high-rise section, with apartments and layouts chosen by the owners (per storey). Our office FRANTZEN et al architects did
not design all the interiors but we coached all the owners in their process of designing their homes themselves. Some used interior architects,
some used nothing more than drawing paper and a pencil. When all the designs were conceived, our office converted them into working draw-
ings so all plumming and electricity could be installed already in the hollow floors during the construction phase by the general contractor. After
completion of the casco building the owners could start building their own interiors with their private contractors or even by themselves.
bouwnummer 3CGBO 42 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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53
86
1 2
10
13
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4
7
3C
3C
bouwnummer 5CGBO 42 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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2018
53
86
1 2
10
13
16
19
4
7
5C
5C
bouwnummer 4ABGBO 122 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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53
86
1 2
10
13
16
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4
7
4AB
4bouwnummer 3ABGBO 148 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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53
86
1 2
10
13
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4
7
3AB
3
bouwnummer 5ABGBO 148 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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86
1 2
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4
7
5ab
5
2nd storey
bouwnummer 9ABCGBO 204 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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53
86
1 2
10
13
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4
7
9ABC
9ABC
bouwnummer 11ABCGBO 156 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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2018
53
86
1 2
10
13
16
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4
7
11ABC
11ABC
bouwnummer 10ABGBO 124 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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2018
53
86
1 2
10
13
16
19
4
7
10AB
10AB
4th storey
bouwnummer 17ABCGBO 202 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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2018
53
86
1 2
10
13
16
19
4
7
17ABC
17ABC
bouwnummer 15ABCGBO 204 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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2018
53
86
1 2
10
13
16
19
4
7
15ABC
15ABC
6th storey
bouwnummer 8CGBO 42 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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2018
53
86
1 2
10
13
16
19
4
7
8C
8C
bouwnummer 7BGBO 60 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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53
86
1 2
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13
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4
7
7B
7Bbouwnummer 6ABGBO 155 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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53
86
1 2
10
13
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4
7
6AB
6AB 6C
bouwnummer 6CGBO 46 m2
6C
bouwnummer 8ABGBO 156 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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53
86
1 2
10
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4
7
8AB
8AB
0 2 4 10m6 8
bouwnummer 7AGBO 60 m2
+7
+6
+5
+4
+3
+2
119
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86
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7
7A
7A
3rd storey
bouwnummer 12CGBO 66 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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12C
12C
bouwnummer 12BGBO 66 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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7
12B
12B
bouwnummer 12AGBO 87 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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4
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12A
12A
bouwnummer 14ABCGBO 204 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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53
86
1 2
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4
7
14ABC
14ABC
bouwnummer 13ABGBO 124 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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2018
53
86
1 2
10
13
16
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4
7
13AB
13
5th storey
0 2 4 10m6 8
bouwnummer 16BGBO 62 m2
+7
+6
+5
+4
+3
+2
119
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2018
53
86
1 2
10
13
16
19
4
7
16B
16B
bouwnummer 19ABGBO 124 m2
19AB
19AB +
verdieping 6
verdieping 7
bouwnummer 16AGBO 61 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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2018
53
86
1 2
10
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4
7
16A
16A
0
niveau +6
niveau +6 / h=2300
PATCH 22 > HIGHRISE IN WOOD > 8
7th & 6th floor, design by FRANTZEN et
al together with the owner
The 18m wide glass facade can be felt
throughout the entire apartment offering
a majestic view on the old city centre of
Amsterdam.
An open floorplan on the top floor of the
building is combined with cellular bed-
rooms for the two children and a guest-
room.
The loggia balconies on the south side of
the buidling are 2 to 2,4m wide offering
the posibilitie of using it as a real exten-
sion to the interior. Several owners have
installed bathtubs on the balconies. Due
to the extra slide away single glass sheet
windscreens the climate on these loggia
balconies is always more moderate than
outside conditions.
bouwnummer 19ABGBO 124 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
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1715
2018
53
86
1 2
10
13
16
19
4
7
19AB
19
0 2 4 10m6 8
bouwnummer 16BGBO 62 m2
+7
+6
+5
+4
+3
+2
119
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2018
53
86
1 2
10
13
16
19
4
7
16B
16B
bouwnummer 19ABGBO 124 m2
19AB
19AB +
verdieping 6
verdieping 7
PATCH 22 > HIGHRISE IN WOOD > 9
bouwnummer 5ABGBO 148 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
1412
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2018
53
86
1 2
10
13
16
19
4
7
5ab
5
bouwnummer 6ABGBO 155 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
1412
1715
2018
53
86
1 2
10
13
16
19
4
7
6AB
6AB 6C
bouwnummer 6CGBO 46 m2
6C
bouwnummer 9ABCGBO 204 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
1412
1715
2018
53
86
1 2
10
13
16
19
4
7
9ABC
9ABC
bouwnummer 13ABGBO 124 m2
0 2 4 10m6 8
+7
+6
+5
+4
+3
+2
119
1412
1715
2018
53
86
1 2
10
13
16
19
4
7
13AB
13
5th floor, design by owner
The interior is build up around antique
Moroccan doors bought in Spain by the
owner. The hexagonal rooms feel like
caves in which the more private functions
take place.
4th floor, design by owner
An open floorplan appartment for a fam-
ily with to teenage daughters. The struc-
tural wooden wall of the west facade is
present in the complete space.
2th floor, design by owner
A completely open floorplan appartment
with a minimum of walls to maximise the
loft feel and to minimalise construction
costs.
3th floor, floorplan by FRANTZEN et al,
finishings by owner
A lofty open kitchen and living room in
combination with cellular bedrooms for
the parents and two small children. A
separate small apartment is used by the
grandmother and can only be reached
trough the communal corridor.
PATCH 22 > HIGHRISE IN WOOD > 10
Wood blows (you) away
Given the fact that a wooden building is so light that windforces on the facades are the biggest structural challenge we shaped the building as
if the wind already did it’s work and shaked all the floors. In a post-selling survey with our customers we found out that the iconic looks of the
exterior in combination with the neutral casco interiors were very appealing to our customers and their main reason to take the risk to move to
the yet undeveloped industrial area Amsterdam North in the middle of a financial crisis.
FRANTZEN et al architecten
Johan van Hasseltkade 280
1032 LP Amsterdam NL
t +31 [0]20 3090355
i www.frantzen.nl
