Floating Houses in IJburg

75 homes in various sectors

Steigereiland IJburg
Amsterdam

Commissioned by Ontwikkelingscombinatie Waterbuurt West / Woonstichting Eigen

Haard

Is it a boat? Is it a house? Is it romantic or is it pragmatic? It is a hybrid. It

is not what you think it is. Seventy-five floating homes and waterside dyke houses
in the private (rental and owner-occupied) sector.

Building on the water is a different story

water is not land – a different character – tradition – romanticism – invention –
libertarian – system – space – pioneering – adventure – risk – leisure – views –
movement – sky and water – individualism – wind and clouds – flouting the rules –
contact with the elements – feeding swans from the kitchen window – ice-skating
around the house

The Netherlands has a history of living close to water and of coping with its caprices.
That means living on land protected by dykes, on mounds, on shore or floating. Only
recently have floating homes been eligible as a significant solution to Holland’s modern
housing needs. Canals with houseboats are of course a familiar sight in Dutch cities and
one may find the occasional floating hotel or restaurant. But these are always individual
units and bear more resemblance to boats than to houses. In recent years, however,
there has been an increase in the number of water-based housing developments that
share more characteristics with land-based housing. These floating dwellings form part
of an urban design. They are financially classified as immovable properties, and
compete with land-based accommodation in their interior volume and comfort level. The
new water-based developments can incorporate several forms of living with the water.
Besides floating homes, they may include amphibious homes and homes that stand free
of the water on mounds, dykes or other waterside situations. The IJburg district of
Amsterdam is to have complete floating neighbourhoods, with jetties instead of paved
footpaths and city plazas.

The growing enthusiasm for living beside or on the water has two pragmatic motives.
Firstly, rising sea levels and increased precipitation will make it necessary to dedicate
ever larger areas of land to water storage basins and peak overflow zones. Secondly,
some hold that there is already a crucial shortage of new building land. Not everyone
shares that view, however: the strategic consolidation of existing towns produces a
sharper urban/rural contrast, making many greenfield developments superfluous or
even detrimental. Living – and working – on the water is in effect the multiple utilization
of space. It is also a way of redeveloping obsolete dockland areas and flooded quarries.
Another, more aesthetic, argument in favour of living on the water is that it fosters a
feeling of liberty and of closeness to nature.
Inspiration
harbour – water – sand – containers – colours – views – pragmatic – utilitarian – urban
– uniform – system – efficiency

STEIGERIJLAND IJBURG
Steigerijland is located in the IJmeer between Zeeburgereiland and Haveneiland. It is
the first in a series of islands that form the new urban district of IJburg. The “water
neighbourhood”, Waterbuurt West, lies along IJburglaan, the main access road to
IJburg which passes over the Enneus Heerma Bridge. On Steigereiland, water, quays
and jetties form the framework of public space. The island’s inner basin contains two
neighbourhoods with floating homes and dyke houses. Waterbuurt West is a compact
urban development with a density of 100 homes per hectare. The floating houses are
accessed by jetties. Furthermore, a row of dyke houses have been built along
Haringbuisdijk. The movable bridges are marked by “follies” in the form of pile
dwellings.

The subsoil of Steigereiland is relatively unstable compared to that of the other islands,
so the recently drained land will takes longer to consolidate. This is one reason why
floating homes were made an important component of the programme of construction
in the Memorandum of Starting Points (1996). The plan for the island moreover
stipulated a 100 metre wide zone to accommodate the high voltage electricity
transmission line. This resulted in a large internal basin in the middle of the island. We
decided to arrange the floating homes along the jetties in an informal, loosely-
structured way, within the strict geometrical organization of the triangular site which
results from the line of electricity pylons cutting diagonally across the basin. Simply by
varying the separation distance between the units and the alignment of their roof
terraces, we achieved a lively pattern of continually changing clusters. There is plenty of
room for small boats between in the water between the floating homes and these will
contribute to the informality of the layout: a pleasantly untidy character, the typical
atmosphere of living on the water, with movement, individualism and a boat moored at
the door. The water houses are sheltered from the busy IJburglaan by the building on
the quay called the Kadegebouw. This 200 metre long block contains apartments,
business spaces and an indoor car park.

Urban Design of a Floating Dwelling

regulations – electricity pylons – ambiance of water – water building-plots – jetties –
boat moorings – orientation – character – car parking – 100 homes per hectare – land
values – owner occupied + social sector

THE INITIAL IDEAS

Sightlines and privacy
Basement car park in Kadegebouw / parking zone / jetty to water houses
Prospect and privacy

INNOVATIVE BUT TRADITIONAL

Innovative though the concept is, it is hard to avoid comparing the floating houses to
traditional houseboats. What is the difference? The architect Marlies Rohmer gives an
example: “All the pipes, wires and services are connected. That is not always the case
for a houseboat.” Ton van Namen, the developer of the Water Neighbourhood in
IJburg, adds that “the dimensions are much more like those of a normal house. The
floating house has three floors and lacks the long, narrow shape of a houseboat. Our
water houses really are proper houses that meet all the requirements of the Building
Decree. They will last just as long as land-based houses and their value will rise over
the years. It’s not something that is usually true for houseboats.” “Everyone likes the
idea of living in a water house,” Marlies Rohmer continues, “until they discover that you
can’t park your car at the front door and you may have to haul your shopping bags
along a lengthy jetty. This is definitely problematic to some potential residents in the
higher market segment.”
Water houses can have different interior layouts
The building system is designed so that the dyke houses, which are cantilevered on
piles over the embankment, have similar structural detailing to the floating houses. A
floating house is supported on a concrete tank which is submerged in water to a depth
equal to half a storey height. The flotation tank doubles as a basement, and can be
used for living space or for bedrooms. Supported on the tank is a lightweight wood-
framed superstructure which is clad with glass and synthetic panels. The occupant can
choose freely which side will have more privacy or a better view. It will also be possible
to extend the house by means of a predesigned add-on package. Sun rooms, verandas,
floating terraces, solar shades etc. are easily attached to the skeleton.
Each house is surrounded by a boardwalk which slopes down towards the water; the
boardwalk spans the vertical differences between the jetty, the water and the front
entrance at ground floor height. It also makes it possible to walk around the house, as
on a boat, and feel a close contact with the watery surroundings. There are several
types of water house: a standalone version with its own tank, a semi-detached version
and a three-house combination intended for the rental market. The concrete tanks are
secured to mooring poles. All in all, it is a hybrid, no-nonsense design – basic, with
references to life on the water but offering comfortable living conditions.

AN ARCHITECTURE AND BUILDING SYSTEM WITH AMPLE VARIABILITY

[CLIP-ON DESIGN]

1st floor
Ground floor
Basement

1 house per tank

2 joined tanks
3 joined tanks

FLOOR PLANS
The floor space is divided over three floors, each of which is effectively open-plan.
There is the basement, which could for example be divided into a number of bedrooms,
a ground floor which enjoys privacy because it is raised above the jetty, and the first
floor which enjoys views over the water. The first floor is cantilevered, producing two
verandas at ground floor level – perfect places to sit reading a book or for socializing
with the neighbours.

The houses are individually built in an adapted shipyard. The houses intended for two-
tank and three-tank combinations are joined together before towing to the destination,
because these units are unbalanced when floated separately.

One advantage of floating buildings is that, within reasonable height limits, they can be
constructed in a sheltered location and then “sailed” to the development site. The
construction yard for the present project is in Urk, about 70 km sailing distance from
Amsterdam. The completed dwellings – with multiple units already coupled – are
propelled individually or in small groups to their destination. The locks and bridges that
have to be passed en route place a limit on the width of the concrete tanks. The
maximum is 7 metres, although this is less than ideal for stability during transportation
and in situ. Taller buildings require special measures to assure this stability.
Since floating buildings are easy to move, it takes relatively little time to configure a
water neighbourhood. During development, the components (the houses) are brought
in by water and linked up to the jetties. A neighbourhood of this kind could be easily
expanded or reduced in size if that later proved to be necessary. Whole water estates
could in theory be restructured or moved elsewhere, and an individual occupant could
turn his own house to face a different direction within its water plot. Changes like these
are unlikely to happen often, however, since each floating house is securely anchored
so that it can be classed as immovable property. The anchorages take the form of
brackets and steel poles, which are driven into the bed of the basin to a depth where
the subsoil is sufficiently stable.

CONSTRUCTION AND TRANSPORTATION

Water houses travel by water from Urk to Amsterdam IJburg

predictable construction conditions – not affected by weather – prefabrication – serial

building – assembly – transportable by water – from yard to development site –
limitations of locks and bridges

1. The water houses are built in a covered dry dock.

2. Formwork for the concrete flotation tank.
3. The interior walls of the basement are positioned in the concrete tank.
4. Once the interior walls have been assembled, the ground floor floor can be added.
5. Prefabricated side walls are hoisted into place as complete units.
6. The outside walls are clad with coloured vertical strip units.
7. The production line.
8. Building services and fittings are assembled and the interior is finished.
9. The dry dock is filled with water and the house units are moored in the desired order.
10. Houses intended for multi-house units are coupled to form a single floatation mass;
these houses are not independently stable.
11. When ready, the houses are propelled into open water.
12. Ready for transportation.

TRANSPORT
Flotation technology
Two main flotation technologies, widely known as the Dutch and the Canadian
methods, are used. The Dutch method employs a concrete tank which stays afloat due
to the upward force of the water. Its shell is made of high-strength double-reinforced
concrete, assuring a leakproof, unsinkable tank. Another advantage is that the structure
does not require reinforcing ribs, so that the shell can have an open plan floor. The tank
is usable as a box room or, as in Waterbuurt West, as a complete living/bedroom floor.
The Canadian method uses a platform (actually an inverted concrete tank filled with
synthetic foam). It resembles a small, concrete island. This model does not have
storage spaces or living space below water level; everything is above the waterline.
Stability
Since the foundation of a floating building is not a static one, its stability is an important
matter for attention. Its stability – or to be precise, its anti-capsizing performance –
depends on the depth, on the size of the flotation body, on the height of the
superstructure and the distribution of mass. In principle, it is possible for the building to
be asymmetrical; the unequal load is supported by the structure of the floating
foundation or concrete shell. The lower the centre of gravity and the wider the flotation
body, the more stable the whole building generally is. Concrete tanks are especially
stable thanks to their low centre of gravity.

The fairly shallow surface water of the Netherlands is suitable particularly for flotation
bodies with a limited draught. It is moreover important to leave sufficient room under
the floating structure to help protect water quality. A water depth of 150 cm is generally
sufficient for floating platforms made of concrete and polystyrene foam; the draught of
this kind of platform varies from 90 to 120 cm according to the volume and the weight
of the superstructure. Concrete shells generally have a draught ranging from 70 to 150
cm, but it can easily be more than that when a heavier floor is present. The draught of
a floating structure can be reduced by keeping the weight low. The superstructure of
floating dwellings in the Netherlands is usually built around a wooden skeleton for this
reason and is limited to three storeys in height. It is awkward to deal with taller
structures because they are unstable. If someone places a piano or a full bookcase on
one side of the room, it has to be balanced, for example with a solidly built table, on the
opposite side. This would not be a problem in a dwelling supported on piles. Another
measure taken to keep the weight down is to use building materials that have a high
strength to weight ratio, such as ultra-high strength concrete. A reduction of mass does
entail lower stability for the structure, but for a three-storey wood frame structure, the
mass of the flotation body has a negligible influence on stability as long as its width is
greater than about 10 metres.

Taller buildings necessitate a pontoon or a tank of larger volume (both surface area and
depth may be increased). Archimedes’ Law prescribes that the vertical load of the
building and the flotation body combined must equal the weight of water displaced.
That implies deeper water, for example in a former harbour area. A wider flotation body
reduces the risk of capsizing or of tilting at high wind pressures. Wider flotation bodies
however entail consideration of the bending moments of the structure and of the
transportation problems (lock widths).

As well as standing up to horizontal loads, a floating building has to endure vertical

movements due to waves and swell. A crucial consideration is the frequency of the
wave tops in relation to the eigenfrequency of the floating mass. In the low undulations
of inland waters, however, the hazards due to vertical motion will be insignificant or
avertible.
Stability and ballast

FLOTATION TECHNOLOGY AND STABILITY

concrete tank – 2% maximum deviation – stability – height – mass distribution –

compensating weights – residents: user manual – structure: movement and noise –
fluctuating water levels – waves – limited draught – Archimedes’ Law

“can’t be done
can’t be done
can’t be done
can’t be done”

“won’t work, it’s on water!”

Services and suppliers: “a long-running soap opera of cables and pipes”

In technical respects, most problems have been solved. But the strict rules and
regulations surrounding housing, developed for dwellings on terra firma, have continued
to present challenges. “The main factor that has held up our project has been the
cables and pipes,” Marlies Rohmer explains. “Every utility company has its own ideas
about how its services must be connected to a floating home.” Fire safety is another
serious problem. When the fire service needs access to a jetty to fight a house fire,
there has to be a second escape route on the jetty. The jetty must be robust enough to
cope with firefighting equipment, and there must be a fire hydrant in the vicinity. “It’s a
spectacular barrage of rules and requirements.” Connecting up a floating dwelling to the
mains services makes it less movable. Gas, water, electricity and sewerage are provided
by flexible pipes and insulated cables. Pressure piping systems can be a useful solution
for the sewage. The heating and cooling of water-based homes can achieved by new
technology, with a heat pump coupled to a heat exchanger. The exchanger uses the
water under the house as a thermal source for cooling and heating.

Utility companies
This project entailed negotiations with the utility companies, who had hitherto assessed
the risks as unacceptable. Their knowledge and responsibility regarding mains
connections was limited to dry land. This meant that the house occupants would bear
the responsibility for sewage, gas, water and electricity mains connections from house
to shore. In the end, we opted to incorporate the cables and pipes into a concrete
conduit under the jetty, with meter cupboards on the jetty itself. The
development/construction company provides the mains links between the meter
cupboards and the floating houses.

Environmental issues
Unlike the steel hulls of conventional houseboats, both concrete tanks and floating
foundations of concrete/polystyrene are practically maintenance-free. The
superstructure is more exposed to the elements, however, and low-maintenance, long-
lasting materials are therefore used for this purpose. Environmental considerations
played a part in the choice of materials. One of the environmental protection measures
imposed by the municipality is that paint and heavy metals must not be allowed to leach
in the water. So the occupants have to get permission to paint the exterior of their
floating homes.

External requirements
The city Planning Department (DRO) and the Amsterdam Development Corporation
(OGA) have drawn up a schedule of requirements for the jetties in Waterbuurt West.
The jetties are public space. Among the implications of this is that it must be possible to
deliver all the service mains (gas, water, electricity, sewage etc.) to the dwellings. The
services are therefore incorporated into the jetties. Each floating house has a metre
cupboard on the jetty and two mooring posts. The jetties must be accessible for
pedestrians, and there must be a walking route through the neighbourhood so that
visitors can explore this “marina”. Cycling and parked bicycles are prohibited on the
jetties. For each jetty, there will be a communal bicycle shed in the subway passage of
the Kadegebouw for use by residents of the water houses. Cars are naturally also
forbidden to drive onto the jetties. Parking and garage facilities for residents are
available along IJburglaan and in the underground car park of the Kadegebouw. House
removals will require the use of hand trucks via the jetties – or can take place by boat.
Underground domestic waste containers will be installed on the service road alongside
IJburglaan. Safety on the jetties requires special consideration. For example there must
be notices which warn of the danger of falling into the water and provide advice on
what to do if such an accident occurs. Fire service requirements must also be taken into
account.

Another area of concern is environmental protection. The municipality has agreed with
Rijkswaterstaat (the National Department of Roads and Waterways) that the quality of
the Water Neighbourhood basin must remain at least as good as in the main IJ
waterway. Environmental requirements also apply to the building materials used. These
must need little or no maintenance. Any steel used must be either stainless or
galvanized and stove enamelled, because zinc can leach from normal galvanized steel
and pollute the water (the 50 metre tall electricity pylon, which consists entirely of
galvanized steel, was conveniently forgotten when this requirement was mentioned.)
The agreements with Rijkswaterstaat also entail keeping the sluice in Haringbuisdijk
closed for the first few years, except to admit the passage of boats, until it can be
demonstrated that the quality of the basin water is upheld. Rafts covered with plants –
known locally as “floatlands” – are to be installed as an adjunct to purifying the inner
basin. Finally, to avoid the stagnation (and hence biological degradation) of the water,
electric propellors are installed under the jetties to provide continual currents.
SERVICES AND SUPPLIERS: “A SOAP OPERA OF CABLES AND PIPES”
20+ different parties involved – procedures and rules – laws of dry land – public utilities
– emergency services – new solutions – mains connections – responsibility – meter
cupboards – escape routes – architect/process manager/experts from
municipality/developer – official accessibility requirements

Meter cupboard on the jetty

Flexible mains connections

Design and consultation

The company Villanova came up with a concept for the jetties in the form of a concrete
tray (containing pipes and cables) covered by a wooden or concrete deck. The meter
cupboards for the floating houses are integrated into the fencing along the jetties.
Footbridges are to be built between the jetties, linking them transversely to the
Haringbuisdijk; these will form part of a pedestrian route through the water
neighbourhoods, and will also provide emergency escape routes. Residential jetties of
this kind were a novelty to all the parties involved in the project, and hence – this being
Holland – they sparked off a spate of meetings (with sometimes as many as 20 people
present) and consultations. The utility companies like to dig their own trenches in the
soil, but now they had to decide how their conduits would be arranged and spaced in
the shared concrete box of the jetty. The water company was particularly concerned:
water is vulnerable to freezing, but it also must not get too warm since that raises the
hazard of Legionella growth. A new expert joined the panel and a solution for freezing
was quickly found: it could be prevented by a low-voltage heating wire spiralling around
the water pipes. Then the water company pointed out that they lacked a staff of
electricians and could therefore take no responsibility for the maintenance of this
electrical system. After much further discussion, an official from the electricity company
offered their services for this purpose. Legionella suppression was a tricky problem and
apparently required more research. But a solution quickly presented itself here too:
water flowing through a pipe does not pick up as much heat. “We’ll mount thermostats
at intervals along the water mains pipe. If the temperature in a given section rises
above a certain limit, the thermostat will actuate a valve so that water can run out of
the pipe into the basin.” Then another participant raised a warning finger: “you need a
permit to discharge drinking water into a public waterway.” In Amsterdam, fortunately,
the same company is responsible for supplying drinking water and the management of
inland waterways – another problem solved. Amsterdam has separate sewer systems
for rainwater and domestic sewage. Discharge pipes for both of these have to be built
into the jetty. A sedimentation tank for precipitation is provided on the quay, and this in
turn discharges directly into the basin. How to discharge rainwater falling directly on a
floating home led to an entertaining exchange. “Suppose the floating house was not
there: where would the rain fall?” Answer: into the water. “So now we have to catch
that rainwater, pump it through a pipe in the jetty to the shore, let it settle in a tank on
the quay and wait for the water to run out into the basin?” Answer affirmative. “That
seems a bit over the top, doesn’t it?” Answer: those are the rules. The bandying of
viewpoints continued for quite some while until we reached a conclusion. In this
particular case, an exception to the rules was possible: the floating houses would be
allowed to discharge the rainwater that falls on them directly into the basin.

The Deck
The decks of the jetties have to meet a whole range of requirements: aesthetics,
maintenance, durability, removability (for access to the cables, pipes and valves
beneath the deck), safety etc. Wood is attractive but it is too slippery in wet or icy
conditions. Wood with surface enhancements such as steel or rubber strips, would be
too expensive, too maintenance-dependent and in some cases too uncomfortable to
walk on. Concrete panels could meet the requirements, but aluminium would be better.
Objections such as aluminium being not strong enough or too slippery are soluble. For
this project, the choice fell on aluminium decking panels with perforations. Rainwater
will drain through these into the mains services tray, which must in turn be provided
with drainage holes. Time will tell whether questions such as the aluminium decking
being too dazzling in sunlight, or being too difficult for the borough (responsible for
public space and hence the jetties) to clean and maintain, are significant issues.

Dredging and the footbridges

Waternet, the company responsible for inland waterway management in Amsterdam,
will have to dredge the water neighbourhoods once in every ten to fifteen years.
Otherwise an accumulation of silt on the basin beds could block the space under the
floating houses. It was decided, after lengthy consultations, that it would permissible for
the floating houses to remain in place during the dredging work. This was an
improvement on the original plan, in which each house owner would have to have to
have his residence towed away during dredging, and if necessary “spend a night in a
hotel”. But ancillary objects such as floating terraces and boats will still have to be
removed.

The dredger will need to enter the pool between the jetties. This means it must be
possible to open the footbridges. We thought that opening bridges would be ideal, since
they would also allow residents with sailing boats to sail into and out of the pool
between the jetties without lowering the mast. We proposed a simple mechanism, in
which the bridge would be operated by an electric motor. Opening and closing would be
controlled by pushbuttons mounted on posts on either side of the bridge. When opened
the bridge would block the pedestrian route, and this would be signalled by a rotating
yellow warning light. Systems like this are used on waterways in many areas of
Friesland. In Amsterdam, however, the idea proved unacceptable. All the openable
bridges in Amsterdam are operated by trained bridgekeepers, and the sole bridgekeeper
for IJburg already has plenty of work on his hands. So in practice the bridges may only
be opened when the dredger needs to enter the pool or when a floating house is
delivered or removed.
JETTIES AND UTILITIES

Cross section of jetty

no standard solutions – cables and pipes in public areas – association of owners –
meter cupboards – flexible links – water mains – sewers – rainwater discharge – district
heating (90° C) – electricity – television – telephone – glass fibre – concrete tray with
removable aluminium panels – meter cupboard on jetty

Fire screen provides an alternative escape route

Safety issues
The fire service stipulates that each home on the jetties must access two emergency
escape routes. This requirement is met by providing a glass fire screen at the outer end
of the jetty, beyond the cross-footbridges. The fire screen runs along the middle of the
jetty and is 1 metre high. In the event of fire, residents can escape to safety by
crawling along the jetty behind the fire screen. The fences along the sides of the jetty
make it possible for a resident to reach home, even in a gale, without being blown into
the water. In case someone does end up in the water, lifebuoys or lifelines are mounted
at regular intervals along the jetty. There are also ladders to aid someone to climbing
out of the water.

The problem of fighting a fire in one of the floating houses was the subject of lengthy
discussion. Simplistic proposals such as pumping water straight out of the pool and
using that to quench the flames, or using firefighting boats were quickly dismissed. The
Amsterdam practice of using the drinking water mains for firefighting purposes caused
some headaches, but a solution was found. A “dry” conduit for fire extinguishing water
will be incorporated into each jetty; in the event of a fire the landward end is supplied
from the drinking water mains, and fire hoses can be connected to outlets spaced along
the jetty (the same principle is used in tall buildings, but in a vertical form). There will
be a connection at the landward end, outside the Kadegebouw, for a fire engine, which
can pump water from a fire hydrant into the jetty pipe. Hoses for firefighting on the
jetties must also be kept within reach. It was decided to provide a cupboard for
equipment in each passage under the Kadegebouw leading to a quay. The cupboard will
contain a hand-propelled cart with fire hoses. Fortunately, a discussion on how to
capture runoff from fire extinguishing to prevent pollution of the basin did not last long.
The idea of surrounding a burning house with tarpaulins before fighting the fire was not
well received.

EMERGENCY SERVICES
two escape routes – dry pipe for extinguishing water – fire screen – accessibility —
emergency services – prohibited on the jetty – fire hose carts – surface water not used
for firefighting – surface water pollution – non-toxic substances – official accessibility
requirements
Tiger
Marlies was surpised by wishes expressed by potential purchasers of the water houses.
“We had questions on all kinds of things. Where can a taxi stop to pick us up? How can
grandma get here to visit us? Can the jetty be surrounded by a fence? How can we do
our housemoving? Housing on the water is an interesting development, but the aim
isn’t to reproduce a typical land-based housing estate to float on the water; it might just
as well be built on piles. People look forward some rocking in the swell, but not if the
vertical movement exceeds five centimetres. What they want is a bit like keeping a pet
tiger at home but having its teeth extracted.”

(Im)movables
Houseboat owners know one of the practical drawbacks of living on the water. Even a
hefty converted barge which never strays from its moorings is counted as movable
property, because in theory it could set sail elsewhere. That makes it much more
difficult and more expensive to get a mortgage than for a normal house. “We believe
the floating houses should be considered immovable,” the project developer Ton van
Namen argues. Nowadays you can buy areas of water in Amsterdam IJburg – water
parcels. “The customer buys a piece of water with the land underneath it; in the case of
IJburg the purchase is actually a perpetual lease. That counts as real estate. Our
standpoint is that a house which floats on that patch of water is also real estate, even if
it is inscribed in the Register of Ships. But there are no existing laws covering this
situation.” Insuring a houseboat also costs more than for a house. “The monthly
premium is several tens of euros dearer. The insurance has to cover the risks of
sinking, collision on the water and even theft of the whole house.” “We aim to maximize
the sense of freedom of living on water,” Marlies Rohmer adds. “The floating houses
are firmly moored to the jetty but in theory they could be detached and towed or sailed
off somewhere else. They will just pass through the lock, which has a maximum of 8
metres wide.”

THE HOUSE BUYER

romance – freedom – nature – water – broad skies – mosquitos and spiders – cold –
wind – birds – accessibility – parking – children – water dominant or just another new
suburb?

WHO OWNS THE WATER?

Interview with Marlies Rohmer and Jord den Hollander
Landlubbers? Not at all, they are both water adepts. The architects Marlies Rohmer and
Jord den Hollander have designed not only floating houses, but also a series of
houseboats and a waterborne library. The library is intended to replace a number of
separate branch libraries in Zaanstad. “Water in the Netherlands,” Jord den Hollander
says, “is part of our natural landscape. It’s a forest without trees.”
Sensuality and logic
Marlies Rohmer lived for a while on a tjalk, a characteristic Dutch sailing vessel, which
lay at anchor in Rotterdam. “It was a primitive life and a lot of hard work, but water
meant freedom. You have great views and the wind blows through your hair; it’s a
lifestyle that has a special sensuality about it.” Architects nowadays need to know about
rainwater storage. Every Dutch municipality aims to have its own “water
neighbourhood”, with floating homes. But the planners often are poorly informed about
living with water. They bandy terms around like “soakaways” and “infiltration zones”,
but they often forget that people’s desire to live on the water sometimes goes beyond
all logic. That applies particularly to floating homes; the situation is different from that
of a houses on piles.

Floating cities
Den Hollander, who is a member of the houseboat section of the Amsterdam Building
Aesthetics Committee, regards waterborne dwellings as a plus for the city. “They have a
major advantage over normal houses: they can be mobile. But what do we see? The
Netherlands has 15 thousand houseboats converted ships without motor propulsion. It’s
just like the trailer cities in America – the mobile homes take root too. Yet every year,
from May to September, some 600 thousand Dutch boat owners set off for leisure trips
– and their craft are practically small floating homes. I am in favour of flexible cities
made up of floating dwellings – but with engines. Imagine the elderly population of a
city like Almere reaching unacceptable proportions; you could rejuvenate it by sailing in
a more youthful contingent from elsewhere. The Markerwaard could similarly be turned
into a water city – with ample water, not just miserly ditches. Another possibility is
building homes on islands in lakes. In the 1920s, Rietveld and Berlage both designed
fantastic waterside lodges on small islands in the Loosdrechtse Plassen.”

New urbanisation
It has to be said, those lodges were not meant for clients with modal incomes. Is
today’s water living also reserved for a privileged few, as sceptics argue? Marlies
Rohmer disputes that: “You can also build social-sector housing on the water, and we
are doing so in IJburg. I have my doubts about housing the new generation of water
dwellers in wet polder, where they will possibly developing into huge, semi urban
communities, complete with roads, bus services and car parks. I’d prefer building water
neighbourhoods onto existing towns, where there is already a transport infrastructure
and bus stops.” She continues thinking aloud. “We’re looking for identity. The water is a
source of identity that we could exploit better, for example in the VINEX new towns and
suburbs. I’d rather see that than ruined houses. What is more we should make the best
possible use of surface water that already exists; that should be the starting point for
development, because it accords with the scale of the Dutch landscape. Too many
people are fixated on making new areas of water in outlying locations. In that respect, I
see little point in hydraulic sand pumping to raise new areas of land, and then turning
them into water districts by digging artificial canals.”
Calvinism
The trend towards living on the water has plenty of momentum. Sea levels and peak
river levels are likely to rise considerably, according to scientific predictions. Den
Hollander is level-headed in this respect: “I believe the situation is much less urgent
than some would have us believe. Concern about the threat of rising water has a touch
of that ingrained Dutch Calvinism: we feel we must build plenty of waterway locks,
pumping stations and sea walls to stave off hell and damnation. No expense must be
spared. For all the money this country has spent on the Delta flood defences, we could
have put a Dutchman on the moon.” He prefers to stress the opportunities presented by
water – and they are not only for the benefit of water dwellers. “A friend of mine lives
in an apartment in Amsterdam but he has no garden; but he does have a boat moored
in the canal outside the hosue. Sometimes he takes a pleasure trip in his little boat. The
water is his garden, as it is for many others. It is a collective public space.” He winks:
“And no dog nuisance.”

Water Houses, IJBurg

75 homes in various sectors, Steigereiland IJburg, Amsterdam

Commissioned
Water Houses, Steigereiland IJburg, Amsterdam
Waterbuurt West section: 75 floating houses and dyke houses, in the rental, low-price
owner occupied and higher-price owner occupied sectors.

Client
Ontwikkelingscombinatie Waterbuurt West/Woningstichting Eigen Haard

Architect
Architectenbureau Marlies Rohmer

Design
Marlies Rohmer and Floris Hund

Team
Michiel van Pelt
Ronald Hageman
Marc de Vries
Charles Hueber
Martin Koster

Structural Engineer
Van der Vorm Engineering, Haarlem
Building Services
Genie BV, Grootebroek

Building ‘Physics’
Wol + Dikken, Wateringen

Contractor
ABC Arkenbouw, Urk
The floating houses were built in the dry dock in Urk.
Koning Bouw, Volendam

Photography
Marcel van der Burg

Design date
2001

Project stage at 2010

Under construction

Completion
End of 2010

Area / contract price

GFA: 9,500 m2
€ 9,650,000 excl. VAT

Architectenbureau
Marlies Rohmer
PO Box 2935
1000 CX Amsterdam NL
tel +31 20-4190086
fax +3120-4190096
info@rohmer.nl
www.rohmer.nl

Office address:
Cruquiusweg 111 G
Amsterdam NL

© Architectenbureau
Marlies Rohmer
Amsterdam

September 2009
design 2001-2008
completion 2009-2010