Delft University of Technology
Exploring the skyline of Rotterdam and The Hague Visibility Analysis and Its Implications for Tall Building Policy Nijhuis, Steffen; van der Hoeven, Franklin DOI 10.2148/benv.43.4.571 Publication date 2018 Document Version Final published version Published in Built Environment
Citation (APA) Nijhuis, S., & van der Hoeven, F. (2018). Exploring the skyline of Rotterdam and The Hague: Visibility Analysis and Its Implications for Tall Building Policy. Built Environment, 43(4), 571-588. https://doi.org/10.2148/benv.43.4.571 Important note To cite this publication, please use the final published version (if applicable). Please check the document version above.
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Otherwise as indicated in the copyright section: the publisher is the copyright holder of this work and the author uses the Dutch legislation to make this work public. HIGH-RISE URBANISM IN CONTEMPORARY EUROPE Exploring the Skyline of Rotterdam and The Hague. Visibility Analysis and its Implications for Tall Building Policy
STEFFEN NIJHUIS and FRANK VAN DER HOEVEN
This paper presents a systematic approach to analysing the visual impact of tall building evolution on cities and their surrounding landscape, using Rotterdam and The Hague as case studies. Critical tall building clusters that visually determine the skyline of both cities are reality. Both Rotterdam and The Hague struggle to deliver a consistent and integrated policy logic not fully recognized in policy-making. Using the visibility of the skyline to identify tall design faces public and political scrutiny, the fact is that the visibility pattern in both cities !"# _ % evaluate and develop tall building policies.
For centuries, tall buildings have been im- & " % portant landmarks in the Dutch landscape % ' ())*N() . for orientation, as anchor points for land sur- $ ` % % 0 in recent decades the development of tall such regulation: Rotterdam, The Hague and buildings has been controversial in the Neth- 2 " erlands, because of the visual encroachment % about the appropriateness of tall buildings in the urban environment, the iconic quality of The policy document that emerged in this their architecture, and their impact on local context is called or - ] leid 6 $ 8 % " 9 ; ()))< $ 8 0 # $ & ()) $ % have felt the need to regulate the planning policies bear a resemblance to a number of % policy documents produced in the United
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] # % (# : Sea navigation map of the Zuiderzee by Lucas | } ~ =*)
Kingdom and Germany over recent decades: Though all the cities mentioned above the Guidance on Tall Buildings by English have a long tradition of urban management, Heritage and the UK Commission for Archi- building regulations and zoning plans, they tecture and the Built Environment (CABE still seem to feel the need for additional ? ' ()). @ S X - instruments to control the tall building de- 8 2 Z # % [ 8 ; 8 can be described as an extremely complex @ \ @ ()) [ - ` RG S 2 2 ] % N Tall Buildings (Birmingham City Council, of human occupancy, aesthetic impact and ())^ & ' ( ' N am Main (Stadtplanungsamt Frankfurt am S \ - \ ())_ Hochhausrahmenplan as it 6 ())= ; X % documents are referred to as ‘tall buildings the planning and assessment of tall buildings S (
] ( # 2 % %
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Visual Impact of Tall Buildings perspective of urban planning and design, and translate such notions into policy regu- Research on the visual impact of tall build- lations? ] % ] Objectives of the Paper United Kingdom, debates over the appropri- 0 @ @ This paper presents a systematic approach to 0 % - \ () = 6'8& ing evolution of cities and their surrounding landscape as a means for urban planning # Hague are used as case studies and previ- ous research on the respective cities serves 6 ; 6 0 () impact on the regional landscape is hardly () ( # % addressed in policy documents of municipal- X % ZX8 they might be developed, as in the investi- Z X 8 - gation of the visibility of the proposed Belle sures and simulates the visual appearance of % ()). % % S Netherlands Environmental Assessment # (( [ S - % S sign principles involved, but also serves as residential building and the centrepiece of ~ @ 0 examples, critical tall building clusters are Utrecht (Lörzing et al ()). [ - - S % be seen from most of the Green Heart, the % semi-rural region enclosed by the cities Rot- % X # approach presented not only contributes to # % a proper understanding of the visual impact, N % ] _ soon after the release of the report (Lörzing, building policies on the urban landscape as () % % % of tall buildings in their regional context is There are many terms that are used to an important issue to address in tall building address high buildings: tall buildings, high- % ' 0 % Z # [ confusion this paper consistently uses the If the study had included all tall buildings, % [ X =) % % ^." @ R - Z % % ( % [ of the action and interaction of natural and/ % S ' ())) of tall buildings in the landscape from the This implies that urban and rural areas are
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% 8 of building plots and the proposals for super - % < % " ) | Next the tall building policy of Rotterdam ~ # # - ~ S $'Z~ - lines of both cities are analysed and discussed posed keeping the architectural heights along from the perspective of the tall building 6 \ # concluding remarks on the relevance of visi- buildings at the beginning and the end of the bility research in the development of skylines S # % R S & ` Rotterdam Central public transport hub near ~ # % Tall Building Policy in Rotterdam and The R2 S ] % - Hague # R S Rotterdam is a prominent European tall # ~ building city and has a tall building policy 6 \ # ' # % () ' % ' % 2 - ())*N() . N ~ ' " X < second policy of tall buildings (Dienst Steden- @ 2 ] \ % 9 ; ())) # ^) % both # =) % } - % **^ - _ % } tegic urban plan for the city centre (Dienst ^ ` 8 % 9 ; **^ # policy covers both urban design and urban # # % } - # % ~ < X % - # # % } % % S R % S % .) =) < formed by Weena Boulevard, the Coolsingel, # # } 0 8 0 ' % % } ~ An external advisor, John Worthington from S % DEGW, advised the city to treat its reconstruc- () $ 8 - % % 9 ; () # % % } ` \ ()) " R } S % % =) R % } S # % tall zones made it into the plan, one located Within a decade, Rotterdam ran out of suit- near the Rotterdam Centraal public transport % % 6 \ proposals for buildings much taller than had ~ # % # most recent document contains a number of qualitative criteria that are used to assess
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] ^ \ R ` S Rotterdam tall building zones and the locations of tall % =) the suitability of tall buildings according to Regarding the height categories, one could % - % ; } tory, the design of their plinth, sunlight and S a scatterplot based on building heights and " - landscaping, parking, car-accessibility and ` % _) % % % _) () An initial analysis of the consecutive Rot- % % % % () ; 6 0 ` () ( X } - % 2 $ # did not seem to have made an inventory of # # tall building developments as they developed ` # 6 % - 8 ertheless home to the Dutch government, the and carefully mapping tall buildings in a se- S S # ` _ an important driving force behind the devel- of development clearly took place outside the # \ } ^ # % comes mainly from zoning not taking into # % =) account the history of current tall building # % =
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] 8 S buildings, including optimized height categories ] = 8 " % height and the year of completion of The S % R ` S
The Hague started to develop its skyline 0 % # **) 0 ; encompasses a remarkable portfolio of tall 8 0 *_* % S buildings designed by internationally re- # % # ` % } .) % % - \ *) " X \ | # X *) .) set in order to protect a culturally important estate development based on a master plan % [ - % @ 6 X - ] 0 ` ) ()))
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# # S % % .) )) < buildings policy document (Dienst Stedeli- % 0 & ()) % **) % % X % In the same year, The Hague had only one tall main components: the architectural heights of % )) # % - % < % _ < % X Figure 7 " the document introduced a distinct ‘Hague of The Hague, the location of existing and S Haagse Hoogte ` - % =) % =) .) R ` S % } # } } S % # **) # % # S % % capture the developments in the Laakhaven & area near the The Hague High-Speed train/ % % .) % % % % % =) .) % % 0 % for transmissions from a telecommunication # } )) ) 0 buildings contains existing and planned tall [ % **) % ] % % X % )) % )) 6 - ) ` **_ ) % % .) )) of the Dutch Ministry of Health, Wellness % # 8 & _ % - % .) )) % R S =)N.) % % ) policy there should not be any of these build- % ))N ) # S Looking at the actual heights of tall build- clearly states that buildings in this height # % range are undesirable because they alter the R S % =) .) = ; 6 0 () ( X ()) ) % # % policy does not provide zoning for buildings buildings policy, the city already had eight tall .)
] 8 R# S originally included in the Tall buildings policy #
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] . \ " # R ` S building zoning and the locations % =)
] - _ % % % tle or no role in the visibility of a skyline at ` _) < # % _) () < () % # the skyline of both cities a GIS-based visibility % # 0 () seems to create similar market conditions and GIS-based Visibility Analysis technical constraints, resulting in comparable % For visual landscape research GIS has proved to be an excellent tool for modelling, anal- ysis and visualization of complex spatial Exploring the Skylines of Rotterdam and environments in urban planning and design The Hague 6 0 et al () X Height regulation is a central component of represent the visibility of the tall buildings in % % Rotterdam and The Hague, a comprehensive is important because it translates into the ZX8"% S % % # and implies a certain visual impact on the a grip on visibility issues in urban planning ` 6 0 () =< ] % = ; \ ())*< Z et _ ` < al ()) ; % ] " " < ] " "] < three-dimensional visibility calculation and is ] < < useful to explore the skyline in both local and % < % ] < ' The accuracy of computational visibility ())*N() . [ analysis depends on a three-dimensional % ` $@\ - height for primary ranking purposes (" _ this paper considers the architectural height, $ ()).
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% - ` ) ))) _= # #&2 )6@ % taller than eye-level (including ascending ele- analysis results in terms of probability (Fish- % %% **= ** # $@\ % # N Service of the Land Registry ( $'\ N Dienst Kadaster # ($ ^$ %0 % - height and year of completion of the tall # % % ' " the DLM is a tall-resolution elevation model, % ' ())*N() . the Actueel Hoogtebestand Nederland (Digi- # ' \ 6 6" **.N())^ % % 8 ; % = - Z ' () ) X # $'\S $@\ distribution and planimetric accuracy is such as time-slice snapshots in order to analyse the %0 } ( % ( % % ] - =) ' 6 () ) # % - it comes to tall buildings, vertical size (area of % % % To put it more precisely, the visual range of tall buildings in the landscape depends on: % < % } < < shape and vertical area of the building (size < % % % 6 0 et al () < \ *=(< $ *_ - mum visual range depends on atmospheric circumstances, and is referred to as the meteo- &% Royal Netherlands Meteorological Institute 6\X range in full daylight varies from nearly zero 6\X () ) The vertical area, shape and contrast value of the buildings themselves are also important % ] of tall buildings is a function of the relation- % _ - tions in full daylight and involved vertical ] _ $@\ %0 "% 1 ( [ this relationship the maximum visual ranges
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* 6 0 () Rotterdam # ZX8"% the probable visibility at a meteorological # % S () % % and the involved vertical rectangular area and coverage reaches various places in the region minimum contrast value, and takes into acc- ) % # () - % =) } % perimeter of the footprint multiplied by the ~ % # % _ % similar opportunities to see many tall build- ~ - ) X logical conditions GIS enabled the unravelling - of the maximum visual range, the visual cov- % # % % % % # % % - organizing design concept for the urban % ` % # % collective visual impact of tall buildings can- % & % % % & ` buildings cannot be assessed by the human or amount of tall buildings in the skyline of % ~ # % tall buildings are neatly lined-up or randomly positioned is impossible to tell, unless they
] * ; range of tall buildings as a function of the relationship % area, shape and contrast value _ meteorological conditions by full
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] ) ; % % () = ; _
} % % belong to the cluster due to their proximity to " - % # ( % X To develop a better understanding of the % S belong to such a cluster or not due to their helpful to delineate the geographical cover- % # - age of the corresponding tall building clusters rent Rotterdam tall building policy assumes related to the earlier mentioned height cate- that tall buildings in the Central District, the ` % =) _) % _) 6 ~ () % () ; Zuid are part of one continuous area (Dienst 6 0 () # 8 % 9 ; () % # S % the outer buildings that are supposedly part } ] ( X % _ % that are currently considered part of the clus- S ter at vital moments in the development of % outside the outline does extend the skyline, % *.) % - X **< ( ' *.)<
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] & multi-layered tall building cluster in Rotterdam (indicated ` =)N_) _)N () () appears visually in the territory
_= **( $ 2 landscape developed into the city-embracing **(< = # the visual coverage of tall buildings outside # ` } % *.) buildings and the area that actually governs # % the visual appearance of the Rotterdam skyline buildings in particular determined the visible _ X # *.) on the visual appearance of the skyline did % " % A slight increase in visual coverage over the be interesting to see a clear and substantiated % % " " - % - **( % % \ ())*< = X % - 6 & () )< =_ the dominance of the cityscape dramatically % } increased over the years and is expressed by the increasing magnitude of cumulative visi- % % X The Hague _ % % 8 # % # S *.) - % - al accumulation of tall buildings in the open impact of the tall building cluster can only be
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] ( ; % % *.) **( %
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are all clustered in close proximity to The ^ & % - % # # S % % % =) _) - % ^) % () ())^ ( 6 % # [ % X () ( \ ~ % () ( ' % ( % ( the North Sea, by boat one could observe the that seems to drive the skyline of The Hague # _ % some parts of the open farm land to the east of # % _ < - # S ()) % egories are applicable (Van der Hoeven and policy document b ased on the architectural 6 0 () ( # heights of buildings in the city, the devel- % () % # % _ % % _) () districts, and possible future developments % # % $ 8 0 & ())
] ^ ; % % # () = ; _
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] & multi-layered tall building cluster in the centre of The Hague (indicated in ` =)N_) _)N () () it appears visually in the territory that surrounds
} Discussion and Conclusions - The approach as presented in this paper of- % % % - building evolution in relation to the urban ] % $ - The research presented demonstrates that other it may appear to stand alone, quite far % % % regulations and actual developments in both % " " [ 0 - " % sual impact of tall buildings by means of GIS, % critical tall building clusters could be iden- % % % # # % % ] % S categories and zoning used in the tall build- # S ` % } [ # using the visibility of the skyline as a means struggle to deliver a consistent and integrated to identify tall building clusters suggests policy for tall buildings, because tall building developments themselves appear to be ruled % % % S % - ] % % traditional urban elements like urban axes or public and political scrutiny, the fact is that riverfronts to structure tall buildings zones the visibility pattern in both cities is already % % ' - As the result of an increased visibility, tall buildings are in most cases seen in places % %
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From a Restrictive Tall Buildings Policy basis for the next generation of tall buildings towards a Responsive Policy for High-Rise % # Urban Areas The policies developed so far seem to lack % S of tall buildings into a comprehensive vision it should be noted that tall buildings in The % " Hague are iconic and designed by high-pro- [ # # " % % % policy document that focuses on the question skyline can be recognized based on the height, % year of completion and spatial location of tall % % % _ - % # % - X nected to both the main public transport hubs - # % % are not randomly located but rather are care- X a restrictive, reactive policy aimed at tall or ` 0 super tall buildings, an active, responsive % % % _ % # S S # % % % =) _) - # S % % # The area characterized by moderate build- to have refused to stand on the shoulders of _ % - larger number of possible locations than the ready issued its third policy on tall buildings tightly controlled zones for tall or super tall % Over the course of its history, the Rotterdam connected to transit systems in both cities and skyline has seen a number of increases in to important public spaces in Rotterdam and # # - R S X % - ity of these public spaces, improving their % % connection to the transit system and the ex- conditions, construction costs, the national isting tall buildings, supporting the leisure building code () economy, and safeguarding the architectural determines land values, and the price that % % % part of such an integrated policy for tall-rise ` # % not change overnight and they do not change inhabitants, businesses and institutions to the - 8 al heights and tall building cluster evolved learning approach at all times to help poten- X % - % ering the historical development in relation locations and guide them through the local to the patterns that emerge from architectur- " X - al height, year of completion, and location plore the full potential of the added value of three distinctive height categories can be tall buildings in the city centres of Rotterdam } ` =) _) % # _) () % = #
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Conclusion REFERENCES # % % \ \ () = 8 and reality can be explained by the fact that @ ` in Rotterdam and The Hague tall building case of territorialisation through landscape zoning is based on traditional urban design Articulo – Journal of Urban Research, concepts such as building alignment, setback 8 . () = $&X` ) ))) - - (._ _ [ ())^ Tall Places, * ( ' ) tall building policies should pay extra atten- [ ` $ 2 $ - % % sion, Strategic Directorate of Development, concepts employed and the visual impact on [ [' ? ' ()). ! 2 on tall buildings @ % ` landscape and is visible as a collection of tall ` buildings for commuters, visitors and resi- " ' ] $ " "% ) S % % - ' ())) European Landscape terdam and The Hague both cities can even Convention ] % ` ` % # _))_)( } $ 8 0 & ()) Hoog- important characteristic of tall building de- + & # ` Z velopment is so far neither analysed nor put $ $ 8 % 9 ; **^ In more general terms the paper exem- Binnenstadplan 1993–2000. ZX8"% % % $ 8 % 9 ; ())) & & /444N/464 understanding of the actual evolution of the $ 8 *_ # % _ - %0 7 8 # - % _ & ica, 38 ^ (^.N(* the other hand, it can help to evaluate and ' ())*N() . Commercial Real Estate % " : + % Such an approach contributes to a proper at: ` understanding of the visual properties of the skyline in relation to planning principles and ' 8 \ % ()) % ; < + % S % Landscape Visualization 6 ` \ - thereby mitigating some of the emotional ele- Z " ] 2 ] **= % % Environ- the city has evolved over time and testing ment and Planning B, 22 =(.N= % ] 2 ] ** ' % be an important step in a next iteration of tall Photo- % = # , 62 (*.N ^)(
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] 0 ; ())) # van Den Haag 1985–2000 ` ) ) !"#, 11 .=N * 2 % = | ; \ $ ())* ; - Z \ | et al ()) ' bility and dominance analysis: assessing properties of Rocky Mountain landscape " % 0 # ZX8 Landscape and Urban Planning, Environment and Planning B, 36 53 . N_ *_N. ) 6\X () ) + @ - 8 ] \ ())_ erland 1951 t/m 2010 \ & ' ( ' < 8 ` } $ [ N ( /44Q % ` ` @ } () ; [ " 6 0 8 ; @ ; ] Exploring the % ())_=_) Visual Landscape. Advances in Physiognomic _ . %( ^_ - Landscape Research in the Netherlands - (.**_ ) **= %. ` X&8 2 ; ] 6 0 8 () @ } % [ 0 \ X 2 % ()). De zichtbaarheid van de Belle van assessment of tall building development in Zuylen-toren $ ` 0 2 - 6 0 8 ; @ % ; ] Exploring the visual landscape. Advances in physio- \ [ ()) = & - gnomic landscape research in the Netherlands stad ` $ 8 % 9 ` X&8 2 ; & % 0 ; ] 6 0 8 () ( 2 % \ 6 $ ())= 8 building development in The Hague, in * & ! , 29 N== \ % $ Tall- \ @ ()) " # = # : ` * ! ) # - # 2 G #' ; @ ` ; 8 0 ] *_* & I Z @ ervaringen in de jaren 1946–1983 ` \ ~ ' *=( Vision through the At- \ 0 mosphere # ` # 2 6 0 8 () Meteorological Visual Range of + 8 I + _ : - ditions in the Netherlands # $ 6 0 8 () = !"# ; + Research $ ` 9[' 6 0 8 ; @ \ () ' = O # , 2, =N^* 2 $ $ $ | ()). - vestigation into the causes of errors and
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