RAIL ESTATE MULTIPLE USE OF SPACE AND RAILWAY INFRASTRUCTURE Sebastiaan de Wilde Rail Estate Multiple Use of Space and Railway Infrastructure Sebastiaan de Wilde Rail Estate Multiple Use of Space and Railway Infrastructure Proefschrift ter verkrijging van de graad van doctor aan de Technische Universiteit Delft, op gezag van de Rector Magnificus prof.dr.ir. J.T. Fokkema, voorzitter van het College voor Promoties, in het openbaar te verdedigen op dinsdag 12 december 2006 om 15.00 uur door Theodoor Sebastiaan DE WILDE civiel ingenieur en doctorandus in de bedrijfskunde geboren te Amsterdam Dit proefschrift is goedgekeurd door de promotoren: Prof.dipl.-ing. J.N.J.A. Vambersky Prof.dr. E.F. Nozeman Samenstelling promotiecommissie: Rector Magnificus, voorzitter Prof.dipl.-ing. J.N.J.A. Vambersky, Technische Universiteit Delft, promotor Prof.dr. E.F. Nozeman, Rijksuniversiteit Groningen, promotor Prof.dr. D.B. Needham, Radboud Universiteit Nijmegen Prof.ir. A.C.W.M. Vrouwenvelder, Technische Universiteit Delft Prof.ir. H. de Jonge, Technische Universiteit Delft Prof.ir. H.H. Snijder, Technische Universiteit Eindhoven ir. L.I. Vákár, Movares, Utrecht Publisher: Movares Nederland B.V. Postbus 2855, 3500 GW Utrecht [email protected] / www.movares.nl ISBN 10: 90-77221-06-9 ISBN 13: 978-90-77221-06-9 Text editing: S.W. Rawcliffe Graphic design: S.P.M. Reinaerdts, Movares Nederland B.V. Print: Drukkerij Mercurius, Wormerveer © 2006, Th.S. de Wilde All rights reserved. No part of this publication may be used and/or reproduced in any manner without written permission from the author, except in the context of reviews. For the use of photos and illustrations effort has been made to ask permission from the legal owners as far as possible. We apologise for those cases in which we didn’t succeed. These legal owners are kindly requested to contact the publisher. Alle rechten voorbehouden. Niets van deze uitgave mag worden vermenigvuldigd en/of openbaar gemaakt op welke wijze dan ook, zonder voorafgaande schriftelijke toestemming van de auteur, behalve in de zin van een recensie. Voor het gebruik van foto’s en illustraties is voor zover als mogelijk toestemming gevraagd aan de rechthebbenden. Voor de gevallen waarin dit niet is gelukt, bieden wij onze excuses aan. Deze personen wordt verzocht contact op te nemen met de uitgever. Introduction Preface This book is the physical incarnation of five years’ research. For five years, I have had the opportunity to spend my time studying a subject that has fascinated me more and more as time has passed, in an increasingly broad context: multiple use of space and stations. Profes- sor Jan Vambersky and László Vákár suggested that I extend and deepen research on the topic I had studied for my degree dissertation: property development over the railway sidings at Den Haag Centraal. Until then I had never intended to do a doctorate, but I decided to take up the challenge. The reasons for doing so are closely related to the context. I was given the chance to carry out the research at Movares, the engineering consultancy where I had done my degree project. Working alongside professionals who were dealing with the design of railway infrastructure and stations on a daily basis, I had the opportunity to participate in real-life projects – such as the Multi-storey Dock Model (Stapeldok in Dutch) for the Zuidas in Amsterdam – in parallel with my studies. For the entire duration of the research, I enjoyed the dual role of researcher and consultant, and was free to organise my time as I saw fit. The best of both worlds! My research on over-track property development started with technical and financial feasibility. Over time, my field of activity – both in research and otherwise – has expanded to encompass property development in the vicinity of the track in general, and I have been devot- ing increasing attention to the urban architecture, safety, planning and process aspects of this field. Redevelopment projects that involve developing several functions in combination at high levels of density are a growing phenomenon. The impact of urban sprawl on quality of life, mobility and the environment demand new approaches that address these issues while at the same time satisfying the quantitative and qualitative demands for space that stem from our affluence. It is therefore my hope that this research will contribute to the very necessary development of stations and their surroundings as a response to this challenge. Building over the tracks is just one aspect of that subject. 5 Rail Estate This thesis would never have seen the light of day without the many people who motivated, informed, inspired and supervised me. A preface is supposed to pre-face the text, so they will have to wait until the closing pages of this work for the thanks they deserve. But I will devote a little space on this opening page to thank my supervisors Jan Vambersky and Ed Nozeman for their willingness to take on that role and for the motivation they have provided through their expertise. László Vákár deserves special thanks, both for giving me the opportunity to conduct my doctoral research entirely within Movares and for encouraging me to keep going and to believe that the project would be a success. Amsterdam, November 2006 Sebastiaan de Wilde 6 Introduction Contents Preface 5 Chapter 1 Introduction 11 1.1 International context 11 1.2 The Dutch context 12 1.3 Challenges of building over and near infrastructure 14 1.4 Current state of research in this field 18 1.5 Research focus and ambition 20 1.6 Research methodology 22 1.7 Reading guide 25 Chapter 2 Multiple and intensive use of space 27 2.1 The history of urban development 27 2.2 The use of space per individual 29 2.3 Optimising the use of space 30 2.4 Multiple use of space 32 2.5 Intensive use of space 36 2.6 Combined strategies 40 2.7 Benefits of multiple and intensive use of space 40 2.8 Conclusion 42 7 Rail Estate Chapter 3 Railway stations and railway areas 43 3.1 A renaissance of public transport? 43 3.2 Types of railway station 47 3.3 Functional arrangements of stations 48 3.4 Vertical position of station tracks 52 3.5 Typology of railway stations 54 3.6 Different types of land near railway infrastructure 54 3.7 Urban density: intensive use of space 56 3.8 Mixing functions: multiple use of space 56 3.9 Conclusion 57 Chapter 4 Reference projects 59 4.1 Projects outside Europe 59 4.2 Projects in Western Europe 63 4.3 Selecting the reference projects 66 4.4 Research subjects 68 4.5 London: Broadgate 69 4.6 London: King’s Cross Railway Lands 72 4.7 Paris: Seine Rive Gauche 74 4.8 Paris: Gare Montparnasse 78 4.9 Berlin: Lehrter Bahnhof 80 4.10 Amsterdam: Zuidas 83 4.11 Facts on multiple and intensive use of space 87 4.12 Similarities between the reference projects 89 4.13 Differences between the reference projects 91 4.14 Specific aspects in the Netherlands 93 4.15 Conclusion 95 Chapter 5 Quality and flexibility 97 5.1 A new form of underground construction? 97 5.2 Spatial quality 98 5.3 Transport quality 99 5.4 Urban quality 105 5.5 Aspects of flexibility 111 5.6 Transport flexibility 111 5.7 Urban flexibility 115 5.8 Balancing quality and flexibility 117 5.9 Conclusion 119 8 Contents Chapter 6 Technical aspects 121 6.1 Railway noise 121 6.2 Railway vibration 127 6.3 Electromagnetic compatibility 131 6.4 Other technical aspects 135 6.5 Conclusion 136 Chapter 7 Physical safety 137 7.1 Physical and social safety in spatial design 137 7.2 Approaches to physical safety 141 7.3 Rules and regulations 143 7.4 Elements of risk analyses 146 7.5 Recent developments in physical safety 151 7.6 HR-3D physical safety concept 153 7.7 Reference projects 159 7.8 Conclusion 163 Chapter 8 Structural design 165 8.1 Railway grids 165 8.2 Building grids 168 8.3 Structural design principles 172 8.4 General consequences of the structural design principles 175 8.5 Basic structural design 181 8.6 Cost comparison 188 8.7 Conclusion 190 Chapter 9 Financial appraisal 193 9.1 Investment for a standard reference office building 193 9.2 Building based on air rights 196 9.3 Extra investment costs for over-track construction 199 9.4 A practical example of determining building investments 200 9.5 Financial risks 202 9.6 Benefits of building over railway tracks 204 9.7 Feasibility of building over railway infrastructure 210 9.8 Conclusion 211 9 Rail Estate Chapter 10 Conclusions and recommendations 213 10.1 Main findings and conclusions 213 10.2 Contribution to the field of work 219 10.3 Recommendations 220 References 223 Appendix A Structural calculations 233 A.1 Configuration of the calculation model 233 A.2 Costs of primary bearing structures 237 Appendix B Cost analyses 243 B.1 Extra construction costs 243 B.2 Extra additional costs 250 B.3 Overview of total investment cost 251 Appendix C Interviews 253 C.1 Interviews on reference projects 253 C.2 Interviews for the financial appraisal 254 Summary 255 Samenvatting 261 About the author 267 Acknowledgements 269 10 Introduction Chapter 1 Introduction Inner-city building space is becoming scarce. At the same time, there is a heightened awareness that we must preserve the remaining rural areas. Together, these factors are forcing planners to optimise the use of volume in both new and existing buildings.