Circular Reuse: Reimagining Økern's High-Rise (PART 2) by helenagatland

Diploma

KTH 2024

Housing Studio

Circular Reuse:

Reimagining Økern’s High-Rise

HELENA GATLAND

Part 2 Proposal

Supervisors Erik Stenberg Maria Orvesten

01 Drawing of the Økern Centre, by H. Mjelva and P. Norseng

Contents Introduction Approach Context Økern today Historical Timeline Developers’ Proposal Thesis Proposal Conclusion Physical Model References 05 07 09 13 27 31 37 73 75 81

Thesis Proposal

This project presents a proposal for Økern’s high-rise with an approach of promoting the preservation of the historical and architectural significance of the building. The current detail plan for the development is followed to a great extent in terms of building height and program, as well as keeping within the extents of the existing high-rise. The primary objective has been to achieve a significantly higher degree of preservation and reuse of existing materials compared to the developers’ proposal for the high rise. Other focus points are on the conversion from offices to housing and the rehabilitation process.

It is widely observed that the prevailing mentality in the industry prioritises new construction, which subsequently slows down the progress of the reuse industry. This project aims to serve as a demonstrative example of reuse, with the intention of normalising and promoting this practice within the field.

The external design strategy emphasises the preservation of the existing facades while integrating interventions that align with the original facade grid. Specifically, these include the incorporation of balconies on the short facades and the replacement of coloured glass panels with windows on the long sides to allow for additional natural light to new apartments. Existing facade materials that were removed as part of these interventions have been relocated to the proposed top extension to create a continuous facade, and a thorough relocation strategy with detailed calculations was produced as part of this process.

Additionally, the proposal includes the incorporation of timber and glass structures at both the top and bottom of the building, however the intention is for the existing facades to remain the focal point.

37 Circular Reuse: Reimagining Økern’s High-Rise

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PROPOSED AERIAL VIEW

39 Circular Reuse: Reimagining Økern’s High-Rise

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Facades

EXTENSION

4 floors

EXTENSION 4 floors

41 Circular Reuse: Reimagining Økern’s High-Rise

WEST FACADE EAST FACADE

42 Helena Gatland NORTH FACADE Scale 1:600

SOUTH FACADE

Technical Design

REHABILITATION FROM THE INSIDE

To preserve the existing facades, rehabilitation will happen from the inside.

WALL APPROACH

1. Existing Asbestolux boards are carefully removed.

2. Existing vapour barrier is removed.

3. Existing glasswatt insulation is inspected for mould and gaps, and replaced/filled in accordingly.

4. New layers are added.

FLOOR APPROACH

To break the cold bridge created from the slab’s external exposure, 50 mm PIR insulation boards are used for the flooring base layer, while vacuum insulation panels are used below the slab.

43 Circular Reuse: Reimagining Økern’s High-Rise

CURTAIN WALL

100 x 100 mm Steel I-beams

20 mm Eternit Glassal board

25 mm Battens

10 mm Iternit board

Breather membrane

100 mm Wooden frame and glasswatt insulation

120 mm Wooden frame and insulation

Vapour barrier

45 mm insulation and battens

13 mm Gypsum board

15 mm Protect F (fire-resistant plasterboard)

FLOOR

16 mm Wood floor finish

22 mm Chipboard with heating

50 mm PIR insulation board

200 / 350 mm Concrete slab

20 mm Vacuum insulation panels

13 mm Gypsum board

15 mm Protect F (fire-resistant plasterboard) PROPOSED

Scale 1:15

44 Helena Gatland 200 2530 117 200 150 828 1468 2900 2413

TYPICAL CROSS SECTION

Existing Proposed KEY

45 Circular Reuse: Reimagining Økern’s High-Rise

200 2530 2900 1100 2304 125 2235

PROPOSED BALCONY CROSS SECTION Scale 1:15

Scale 1:20

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BALCONY FACADE AND PLAN DETAIL

Existing Proposed

APPROACH

The proposed extention has a timber structure, utilising the Trä8 structural system, a glulam based system developed by Moelven. The system allows for creating spans up to 8 meters. CLT is used for the central core.

The extension design puts effort in creating a continous facade, by utilising existing facade materials and relocating them to the top extension. Two types of components are needed to do this: glass panels and steel I-beams. A detailed study and strategy for how this is accomplished is provided on the following page.

Consultation with structural engineer for solution to allow for minimum 2400 mm floor-to-ceiling height.

47 Circular Reuse: Reimagining Økern’s High-Rise

EXTENSION

WALL

100 x 100 mm Steel I-beams

20 mm Eternit Glassal board

25 mm Battens

10 mm Iternit board

Breather membrane

215 mm Glulam and insulation

Vapour barrier

45 mm insulation and battens

13 mm Gypsum board

15 mm Protect F (fire-resistant plasterboard)

FLOOR

14 mm Wood floor finish

40 mm Leveling compound with heating

17 mm Rigid insulation

50 LVL board

300 mm Glulam beams and insulation

50 mm LVL board

25 mm Gyproc AP 25

13 mm Gypsum board

15 mm Protect F (fire-resistant plasterboard) PROPOSED

Scale 1:15

48 Helena Gatland 300 2376 803 1468 2900

TYPICAL EXTENSION CROSS SECTION

Existing Proposed KEY

Reuse and Relocation Strategy

Coloured glass panels are relocated from the interventions proposed in the high-rise itself, while the steel I-beams primarily come from the centre planned to be demolished.

Existing Proposed

REUSED MATERIALS

Data gathered from: Resirqel. 2022. Ombrukskartlegging Økern Sentrum.

CO2 equivalency calculated using figures from https://www.materialepyramiden.dk/

49 Circular Reuse: Reimagining Økern’s High-Rise 1 2 KEY Glass panels Steel I-beams

Scale

2 1 7 0 0 0 6 6 0 840 REUSE FACADE Material Product ID Dimentions Existing location Processing Steel I-beams: 100 x 100 x8mm Type 1 Length: 6276 mm High rise, second floor None Type 2 Length: 5791 mm High rise, middle floors None Type 3 Length: 4450 mm High rise, top floor Demount and relocate Centre 50577 Length: 7000 mm Centre Demount, cut to size Coloured glass panels: Glass panels 25638 840 x 660 mm High rise, facade None Glass panels (relocation) 25638 840 x 660 mm High rise, facade Demount and relocate Glass panels (replacement) 38143 840 x 660 mm High rise, stored Replacement OTHER MATERIALS Material Product ID Dimentions Existing location Processing Concrete construction High rise None Fire doors 1000 x 2100 mm High rise, fire escape None Sound proof doors 800/900 x 2100 mm High rise, stairwells None Aluminium glass doors 46220 2000 x 2100 mm High rise None Spiral staircase, metal 35874 Step width: 8 m, H: 1,96 m High rise, ground fl. to mez. Demount and relocate Round steel columns 11682 4 m x 180 mm diameter Centre mezzanine Demount and relocate Wooden balustrade 74075 Length: 3150 mm Centre mezzanine Demount and cut to Large kitchen modules 32931 varied High rise, floor 3 Clean and relocate fire hose cabinet 87722 700 x 700 mm High rise, centre, workshop Demount and relocate water pipes varied All buildings Remove and re-install ventilation pipes/valves varied High rise, workshops Remove and re-install REUSE

Material Product ID Dimentions Existing location Processing Kitchenettes 7136 1000 x 600 mm High rise Cleaning and repair

AXONOMETRIC: FACADE REUSE

1:1000

APARTMENTS

Extension reuse: Available materials and relocation strategy

FACADE: MATERIAL AVAILABILITY AND RELOCATION STRATEGY

Extension reuse: Available materials and relocation strategy

Location: Coloured glass panels: Steel I-beams:

Top floor: 120 124 (type 3)

Location: Coloured glass panels: Steel I-beams:

Top floor: 120

(type 3)

Balconies: 216 80 (cut-outs, 1308 mm)

Duplexes:

Balconies: 216

Duplexes: 288

(cut-outs, 1308 mm)

Centre: 0 290 (7000 mm)

French balconies: 252

Spare: 60 0

Spare:

Total availability: 936

(7000 mm)

Total availability: 936 124 (type 3) (840 x 660 mm) 290 (7000 mm - from centre) 80 (cut-outs, 1308 mm)

(type 3) (840 x 660 mm)

Required for 3 floors: 804

(7000 mm - from centre)

(cut-outs, 1308 mm)

124 (type 2) (840 x 660 mm) 124 (type 3)

(type 2) (840 x 660 mm)

124 (type 2/2)

(type 3)

(type 2/2)

Relocation Strategy: 804 pcs: Type 2:

Relocated to top floors.

Relocation Strategy: 804 pcs: Type 2:

(7000 mm from centre - cut to size)

Relocated to top floors. 124 (7000 mm from centre - cut to size)

114 pcs: Type 3: all relocated to new top floor Used for replacement. Type 2/2:

18 pcs: Stored.

114 pcs: Type 3: all relocated to new top floor Used for replacement. Type 2/2: 18 pcs: Stored. 62 (7000 mm from centre - cut to size and in half)

Steel I-beams types: Lenght:

50 Helena Gatland New location Nr. of items reused Material amount (m³) CO2 equivalent (t) Stay in place 124 1,9 10,3 Stay in place 868 12,1 65,4 relocate Proposed top floor 124 1,3 7,0 Centre 186 2,6 14,0 Stay in place 3564 39,5 180,9 relocate Top extension 804 8,9 40,8 Where replacement is needed 114 1,3 6,0 Savings (t): 324,3 New location Nr. of items reused Material amount (m³) CO2 equivalent (t) Stay in place Excluded from calc. Stay in place 25 3,2 91,0 Stay in place 20 1,5 43,3 Ground fl., mezzanine fl., top flo6 0,4 + 0,16 12,3 relocate High rise, between GF and Mez 1 0,5 10,8 relocate Mezzanine Student Hub 3 0,1 0,3 size Mezzanine Student Hub 4 0,4 1,2 Ground floor restaurant As much as is feasible Excluded from calc. relocate Corridors, 22 floors 24 0,04 0,8 re-install High rise shafts As much as is feasible Excluded from calc. re-install High rise shafts As much as is feasible Excluded from calc. Savings (t): 159,7 Total savings (t): 526,2 New location Nr. of items reused Material amount (m³) CO2 equivalent (t) if neededStudio apartments 8 0,64 + 0,007 2,3

288 0

French balconies: 252 0

Building height: Parameter

70,32 m 71,55 (-1,23 m)

124

Total amount: 1 6276 mm 124 2 5791 mm 868 Used for:

4450 mm 124 Ground floor Middle Top floor

62 (7000 mm from centre - cut to size and in half) Steel I-beams types: Lenght:

124

290

Centre: 0

60 0

124

290

124

Building height: Parameter 124

70,32 m 71,55 (-1,23 m)

124

Total

1 6276

124

mm 868 Used for:

mm 124 Ground floor Middle Top floor

amount:

2 5791

3 4450

(NB: Total CO2 savings include reuse apartments)

Program

Decisions regarding the proposed program are based on the current detail plan for the development, with one exception. Although the top floor originally is designated for housing, a decision was made to make this space public and accessible to the wider community in this Thesis proposal, due to the building’s significance and it being the tallest building in the area. Public functions can also be found on the ground floor, alongside programs for residents.

The remaining 20 floors consist of apartments of various sizes and for diverse target groups. Emphasis is placed on flexibility within the units, allowing for the adjustment of interior partitions to better meet the specific needs and preferences of residents. Furthermore, existing components found in the high-rise allow for three floors with reused components in the apartments, potentially in exchange for a reduced rent.

Lastly, the building core is preserved on all 18 existing floors to better facilitate potential future changes in the use of one or more floors.

EXTENSION 4 floors

51 Circular Reuse: Reimagining Økern’s High-Rise

32 m

RING 3

CENTRAL SQUARE

PROGRAM SECTION

Scale 1:600

PROPOSED BUILDING

Housing

Reuse apartments

Commercial

Housing SITE

Commercial

Parking & commercial storage

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16 m ULVENVEIEN CENTRAL SQUARE

Existing Proposed

53 Circular Reuse: Reimagining Økern’s High-Rise SECTION B-B

EXISTING HEIGHT 70,67 m 60,10 m 10,57 m

Scale 1:300

TOP FLOOR

1 floor

HOUSING

20 floors

REUSE APARTMENTS

3 floors

Suggestion: reduced rent

GROUND FLOOR

1 floor + mezzanine

UNDERGROUND

2 floors

• Car parking

• Bicycle storage

• Commercial storage

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Existing Proposed

EXISTING MEZZANINE

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PR. ID: 33525 PR. ID: 46220 PR. PR. ID: 11682 PR. ID: 46220 PR. ID: 33525 PR. ID: 74075 PR. ID: 46220 PR. ID: 46220

B-B B-B

GROUND FLOOR

Scale 1:150

Program: Public:

• Restaurant, 177 m²

• Café, 75 m²

Private:

• Student hub, 84,6 m²

• Workshop, 24 m²

• Bicycle storage, 34 m²

• Laundry room, 11,2 m²

• Recycling room, 11,2 m²

• Entrance hall, 25,7 m² + 16 m²

MEZZANINE FLOOR

Scale 1:150

Program: Public:

• Café mezzanine, 24,4 m²

Private:

• Student hub mezzanine, 47,2 m²

• Laundry room, 11,2 m²

NB: Possibility to fill in floors as necessary for extension of functions and/or new functions.

56 Helena Gatland PR. ID: 32931

Existing Proposed

PR. ID: 46220

57 Circular Reuse: Reimagining Økern’s High-Rise 4 12 11 10 9 13 7 3 2 1 8 6 5 14 16 15

TYPE A 213,8 m²

D1 104,2 m² TYPE D1 104,2 m² B-B B-B TYPE B 25 m² TYPE B 25 m² TYPE 25

TYPE

TOP FLOOR

Scale 1:150

Program:

• Restaurant, 336,6 m²

• Bar, 105 m²

• Toilets, 25,6 m²

• Terrace, 229,4 m²

TYPICAL FLOOR

Scale 1:150

Apartment types A-D

Number of apartments per floor: 8

Total number of apartments: 140-160

Number of residents per floor: 23-25

Total number of residents: 460-500

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4 12 11 10 9 13 7 3 2 1 8 6 5 14 16 15 TYPE C 105,4 m² TYPE C 105,4 m² TYPE B 25 m² Existing Proposed

7 8

TYPE A

• 9 rooms (co-housing), 213,8 m²

• On each floor: 1

• Total: 20

TYPE B

• Studio, 25 m²

• On each floor: 3

• Total: 60

APARTMENT TYPES

Scale 1:100

• 2 rooms, 54 m²

• On each floor: 0-2

• Total: max. 40

59 Circular Reuse: Reimagining Økern’s High-Rise 9

TYPE D2

• 4 rooms, 105,4 m²

• On each floor: 2

• Total: 40

TYPE D1 - 1st floor

• 4 rooms (duplex), 104,2 m²

• On each floor: 0-2

• Total: max. 20

D1 - 2nd floor

60 Helena Gatland 9 7 8 4 12 11 10 9 13 7 3 2 1 8 6 5 14 16 15 4 12 11 10 13 6 5 14 15 16 9 7 8

TYPE TYPE

Existing Proposed

61 Circular Reuse: Reimagining Økern’s High-Rise

Resirqel. 2022. Ombrukskartlegging Økern Sentrum.

Material Product ID Dimentions Existing location Processing Kitchenettes 7136 1000 x 600 mm High rise Cleaning and repair Kitchenette 35874 2100 x 600 mm High rise, floor 17 Cleaning and repair Sinks 42039 Varied High rise, all floors Cleaning and repair Toilets 62122 Standard High rise, all floors Cleaning and repair Interior lighting Varied All buildings Doors: Interior doors 82050 800 x 2030 mm High rise, floor 18 Remove and re-install Interior doors, right hung 58867 900 x 2100 cm High rise, floor 10, 18 Remove and re-install Interior doors 52505 825 x 2040 mm High rise, floor 18 Remove and re-install Interior doors 85874 920 x 2040 mm High rise, floor 7, 18 Remove and re-install Interior doors, right hung 65382 900 x 2100 mm High-rise, floor 10-14, 18 Remove and re-install Interior doors, left hung 33208 900 x 2100 mm High-rise floor 7, 10, 13, 14, 15 Remove and re-install Interior doors, left hung 73779 900 x 2100 mm High-rise, floor 2, 7, 11 Remove and re-install Interior doors 41775 900 x 2100 mm High-rise, floor 2, 5 Remove and re-install 10 9 7 8 6 62122 62122 62122 42039 42039 42039 85874 85874 85874 85874 85874 85874 85874 85874 85874 85874 85874 85874

Proposed CO2 equivalency calculated using figures from https://www.materialepyramiden.dk/

Data gathered from:

REUSE APARTMENTS

REUSE APARTMENTS Scale 1:150 REUSED COMPONENTS Existing

62 Helena Gatland New location Nr. of items reused Material amount (m³) CO2 equivalent (t) repair if needed Studio apartments 8 0,64 + 0,007 2,3 repair if needed Studio apartments 1 0,3 0,9 repair if needed Apartments 36 0,3 0,4 repair if needed Apartments 36 1,2 1,4 Apartments As much as is feasible Excluded from calc. 87 re-install Apartments 9 0,6 2,0 re-install Apartments 3 0,2 0,8 re-install Apartments 4 0,3 0,9 re-install Apartments 42 7,6 26,0 re-install Apartments 11 0,8 2,8 re-install Apartments 6 0,5 1,5 re-install Apartments 4 0,3 1,0 re-install Apartments 8 0,6 2,1 Savings (t): 42,1 4 12 11 10 9 13 7 3 2 1 8 6 5 14 16 4 12 11 13 3 2 1 5 14 15 16 15 35874 7136 7136 62122 62122 62122 62122 42039 42039 42039 42039 33208 33208 65382 65382 82050 85874 58867 62122 42039 58867 62122 42039 58867 82050 82050 82050 62122 42039 42039 82050 85874 82050 82050 82050 62122 62122 42039 https://www.materialepyramiden.dk/

PROPOSED EXTERIOR VIEW

From central square

63 Circular Reuse: Reimagining Økern’s High-Rise

APARTMENT VIEW

Type A (9 rooms, co-housing)

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VIEW

Type B (studio)

65 Circular Reuse: Reimagining Økern’s High-Rise

APARTMENT

APARTMENT VIEW

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Type C (4 rooms)

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APARTMENT VIEW Type D1 (4 rooms, duplex)

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TOP FLOOR RESTAURANT AND BAR

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EXISTING TYPICAL PLAN

Scale 1:200

PER FLOOR

Total area: 824 m²

DEVELOPERS’ PROPOSED

Scale 1:200

PER FLOOR

Non-habitable space: 119,8

Approximate number of residents:

71 Circular Reuse: Reimagining Økern’s High-Rise

Comparison

residents: 22-26

MY PROPOSED TYPICAL PLAN

Scale 1:200

PER FLOOR

Non-habitable space: 126,7 m²

Approximate number of residents: 23-25

72 Helena Gatland 12 11 10 13 14 16 12 11 10 13 6 5 14 16 15 15

PROPOSED TYPICAL PLAN

m²

Existing Proposed

Conclusion

COMPARISON

While achieving a similar number of tenants and livable space per floor, my aim was to introduce greater variety and flexibility in apartment types to accommodate a more diverse tenant profile.

Further on, the thesis proposal achieves a higher degree of preservation by reusing the facades, the core, and other materials listed in the schedules. This approach results in total CO2 savings of approximately 530 tons, excluding the concrete primary structure which the developers also plan to reuse.

Instead of working against the existing and making drastic changes to fit a specific set of apartments, this thesis proposal seeks to work with and around the existing, and find ways to complement the existing building features.

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Physical Model: Existing and New

detail: replacement of glass panels

75 Circular Reuse: Reimagining Økern’s High-Rise

Facade

Scale 1:20

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Comparison of existing and new: wall and floor thicknesses

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Placing the model components in this position gives the building’s width to scale

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ON ADAPTIVE REUSE AND ALTERATION

Anstey, Tim, and Catharina Gabrielsson, eds. 2012. ”Alteration” In Nordic Journal of Architecture, no. 3, vol. 2, winter 2012.

Grafe, Christoph, and Tim Rieniets, eds. 2020. Umbaukultur: The Architecture of Altering.

Wong, Liliane. 2016. Adaptive Reuse: Extending the Lives of Buildings. ON REUSE

Sintef. 2022. Reuse of Building Materials: Guide to the Documentation of Performance.

Sirktre. n.d. https://www.sirktre.no/.

Sirkulær Ressurssentral. n.d. https://www.ressurssentral.no/.

ON ØKERN

A-Lab. n.d. «Økern». https://a-lab.no/projects/okern. Finansavisen. n.d. «Snuoperasjonen på Oslo Øst». https:// www.finansavisen.no/lordag/reportasje/2020/08/28/7560956/ snuoperasjonen-pa-oslo-ost?zephr_sso_ott=z4QXsX.

Haugholt, Wasberg, Iversen. 1975. Hasle-Økern gjennom titusen år. Økern Løren. n.d. https://www.okernloren.no/.

Økern Sentrum. N.d. «Om prosjektet: Den nye hovedstaden øst i Oslo». https://www.okernsentrum.no/om-prosjektet.

Økern Sentrum. n.d. «Økern Magazine». https://www.okernsentrum. no/en/okern-magazine.

OSLO MUNICIPALITY

Oslo Kommune. 2014. Løren og Økern: Veiledende plan for det offentlige rom.

Oslo Kommune. 2018. Strategisk plan for Hovinbyen.

Oslo Kommune. 2021. Planprogram for kommuneplanens arealdel.

Oslo Kommune. 2023. Kommuneplanens arealdel: Oslo mot 2040.

Oslo Kommune. n.d. “Planinnsyn». https://od2.pbe.oslo.kommune. no/kart/.

Oslo Kommune. n.d. «Boligdashbord». https://oslokommune.maps. arcgis.com/apps/dashboards/2a2aa3dbcff14af3a3e115fcca519451.

Oslo Kommune. n.d. Hovinbyen: The New Fringe City of Oslo.

Image Sources

Drawing of the Økern Centre by H. Mjelva and P. Norseng. Sweco. 2021. Kulturminnerapport, p. 14.

Lacaton & Vassal, Transformation of 530 Dwellings in Bordeaux, France.

AEX. 2017. Copenhagen Architecture Festival 2017. Available at: https://www.architecture-exhibitions.com/en/ copenhagen-architecture-festival-2017/never-demolish.

Økern, 1970

Digitalt Museum. 2018. https://digitaltmuseum. no/021017760019/okernkrysset-flyfoto-desember-1970.

Hovinbyen, looking towards Oslo city centre Natural State. 2018. https://naturalstate.no/projects/ hovinbyen.

Images of the Økern Centre. Nasjonaltheatret. 2022. https://www.mynewsdesk.com/no/ nationaltheatret/images/oekernsenteret-2561893. Wikipedia. 2021. https://no.wikipedia.org/wiki/%C3%98kernsenteret. Wikimedia. 2013. https://commons.wikimedia.org/wiki/File:%C3%98kernsenteret_01.jpg.

Compiled material. Plan- og bygningsetaten. 1963. https://innsyn.pbe.oslo.kommune.no/saksinnsyn/casedet.asp?caseno=196302381&wfl=T&Dateparam=09/14/2023&sti=.

Økern torg, 1962.

Oslo Byarkiv (n.d.). Økern torg 1962.

Økern Centre, 1972. Oslo Byarkiv (n.d.). Økernsenteret 1972.

Mies Van Der Rohe, Seagram Building, New York, 1958. Divisare. 2018. https://divisare.com/projects/382675-ludwigmies-van-der-rohe-inaki-bergera-seagram-building.

Økern proposal, 2017. Benoy, Hille Melbye Arkitekter, and Arkitektkontoret Nils Tveit AS (2017). Illustrations.

Økern proposal, 2024. A-LAB and Økern Sentrum Ans (2024). Illustrations.

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