PATCH22 – highrise in wood
Patch22 by FRANTZEN et al architecten is the highest wooden apartment building of the Netherlands, The most unusual feature of the building 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.
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.
Highest wooden apartment:
Patch22 is not only clad with a wooden façade but has a 30m high wooden load bearing structure in which the wooden columns, wooden beams and wooden walls remain visible in the interiors of the apartments. Fire regulations were met with by simply enlarging all the wood dimensions. In case of fire the outer layer of wood can burn up and will protect the structurally necessary wood by charring for up to 120 minutes. It is the first apartment building in the Netherlands to use this approach and therefore to make it possible to experience the atmospheric qualities of wood in a high-rise building.
Very flexible apartment layouts:
The apartments, totally empty when sold, have a flexible layout by using hollow floors in which the installations can be adjusted as desired. Owners can install their own installations and pipes by easily removing the top layer of the floors. This way the owners can design and realise their own floor plans and even adjust them over the years. By negotiating a new kind of land lease contract with the city of Amsterdam it is made possible to change the function of the total building from housing to offices whenever this might be needed in future circumstances. The high ceiling height of 3,5 m net is not only spacious for the current owners but anticipates on different future uses.
The result of an innovative tender procedure:
In 2009 Lemniskade Projects won the Sustainability Tender Amsterdam Buiksloterham with their proposal Patch22. The tendering procedure was innovative because the proposals were judged on sustainability aspects instead of financial bids. The energy-neutral building provides its own energy by a large amount of solar panels on the roof and is heated by a C02 neutral heating system that uses ”Pellets” (compressed wood) as fuel. The abundant use of wood helps to store as much CO2 as possible in the structure of the building. The name Patch22 refers to Catch22, but with a positive approach to closed circularity in materials and energy consumption.
Developed by the architect himself:
FRANTZEN et al architects and H20 installation consultancy & building management have jointly established Lemniskade Projects to realize Patch22 at their own expense and risk without the intervention of a traditional development company. Lemniskade Projects recently acquired the neighbouring plot and developed a new project called Top-Up. This will also become a 30m high wooden apartment building on top of an existing concrete structure.
“The design for the final round of the Sustainability Tender Amsterdam Buiksloterham is developed on our own initiative in cooperation with partners Bamo BV, and Hillen & Roosen BV. We designed an energy-passive building of 7 storeys to be con¬structed completely in wood, the tallest wooden building in the Netherlands. The layout of the building makes it possible to change its function from an office building to a residential build¬ing without modifications to the structure. The layout of the apartments can be adjusted to fulfill all needs of their owners and can be used to combine working space with living space. All lofts have enormous terraces facing south with a magnificent view on the canals of Amsterdam. Technically it is possible to adjust all installations and plumbing to personal needs by making the hollow wooden floors completely accessible.” – FRANTZEN et al architecten
When the building was completed in March 2016, it consisted of five single-family homes and 26 very different apartments with ancillary office space that allow the owners to customize their homes completely.
FRANTZEN et al architecten:
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 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.
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 for sustainability of 8.9/10 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.
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 shell. 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 demountable top layer.
Project name: PATCH22
Location: Papaverweg 35, Amsterdam, Netherlands
Coordinates: 52.395234, 4.905784
Program: 24 apartments with office space included, 540 m2 of commercial space, 5 private-sector houses & 37 parking spaces.
Project area: approximately 5,400 sqm
Project Period: start of tender in 2009, completion in March 2016
Completion Year: 2016
Cost: €6.4 million
Visit PATCH22’s Website: here
Client / Owner / Developer: Lemniskade BV (Tom Frantzen & Claus Oussoren), Amsterdam
- FRANTZEN et al architecten – Johan van Hasseltkade, 280 1032 LP Amsterdam, Netherlands
Project Team: Tom Frantzen, Karel van Eijken, Laura
- General Contractor: Hillen en Roosen, Pieter Wassenaar, Remco van Achthoven, Joris Deley
- Subcontractor wood structure: Korlam Nederland, Sint-Oedenrode
- Subcontractor Installations: Bosman installatietechniek, Amersfoort
- Subcontractor eco-installations: ecomass.nl
- Structural Engineer: Pieters Bouwtechniek Amsterdam, Hubert Kuipers,
Thijs van Schenk Brill
- Geotechnical Engineer: Douglas Partners
- Traffic Engineering: Cardno
- Building management & MEP Consultancy: H2O building management,
Claus Oussoren, Marco Hijink
- Building Physics & Fire consultant: LBP sight, Frans Houtkamp, Bram Kersten,
Janneke van der Weerd
Text Description: © Courtesy of FRANTZEN et al architecten, PATCH22, WAN Awards
Images: © FRANTZEN et al architecten, Luuk Kramer