Historic buildings that are particularly characteristic of the area have an identity-forming quality and can serve as a model for those who are still undecided. Wherever possible, existing buildings should be preserved and linked to existing residual structures. One successful example is the restoration and refurbishment of the Steinhauser estate in Utting am Ammersee in Bavaria We are familiar with the phenomenon from China: faceless and history-less satellite towns that […]

Historic buildings that are particularly characteristic of the area have an identity-forming quality and can serve as a model for those who are still undecided. Wherever possible, existing buildings should be preserved and linked to existing residual structures. One successful example is the restoration and renovation of the Steinhauser estate in Utting am Ammersee in Bavaria

We are familiar with the phenomenon from China: faceless and history-less satellite cities that offer residents nothing to identify with and old, established cities that have completely changed their shape within fifty years, so that old people no longer recognize the city of their birth. Fortunately, things are different in Europe. Efforts are usually made to preserve historic buildings, but all too often old properties stand in the way of rapid economic development. In addition, renovation can be a financial drain. That is why demolition often seems to make the most sense. But old houses have charm, give a place a specific character and reflect the local history. Restoration should therefore always be preferred to new construction, even for buildings that are not listed. However, there is often no getting around a conversion to adapt to modern living conditions.

But how to deal with the difficult-to-calculate costs, especially if the building is already in a rather precarious structural condition? Historic buildings that shape the townscape in particular have an identity-forming quality and can serve as a model for undecided neighbors. We must therefore preserve existing buildings wherever possible and build on existing residual structures. A successful example of this is the renovation of the Steinhauser estate in Utting am Ammersee. The building complex has an eventful past, reports client and architect Bettina Sunder-Plassmann: “In 1885, a Mr. Summer from Inning bought a meadow from a farmer in Utting. Because he was planning an inn on this plot, he made sure that the new train station was built right next to it. The road from the village to the station ran through fields, so the mayor at the time resorted to an unusual means: to create a landmark and encourage development along the road, he borrowed money from the local butcher and built a magnificent house with a turret in 1899. Unfortunately, the mayor was unable to repay his debts and had to sign the building over to his creditor. Unfortunately, the extensions and conversions carried out over the course of time were not always appropriate. In 1934, a flat extension was added to the building for the local bank branch, and twenty years later another house with a store on the first floor was built on the east side. At the same time, the striking tower on the main building was dismantled. Later, the colorful painted wooden sash bar windows were replaced with single-sash windows in the mahogany look of the 1970s, the shutters were removed, openings were bricked up and balconies and dormers were torn down. In the end, the building complex stood empty for more than twenty years, deteriorated visibly and eventually became Uttings eyesore.

Numerous purchase offers from the municipality and other interested parties – including those planning new five-storey buildings with maximum utilization – were rejected by the owners. Until finally, in 2017, the architects Bettina and Benedikt Sunder-Plassmann were awarded the contract for their plan to preserve the property, extensively renovate it and set up their architectural practice on the first floor. “It was clear to us from the outset that we wanted to restore the stately appearance of the Art Nouveau building,” explains Benedikt Sunder-Plassmann. The reconstruction of the balconies and the rotunda, including the tower perched on top, was essential for the planners, builders, owners and users. They used old photos and plans as a guide, but also took the liberty of transferring design and stylistic elements into a modern design language. This approach to the existing building, which respects what is there and carefully adds new elements, structures and perspectives, is known as “building on”. Some interventions were also necessary inside the building. People used to live more simply, in just one room with a washbasin and shared toilet. It was therefore necessary to adapt the floor plans to today’s needs.

In addition to a co-working space, four regular apartments and a vacation apartment were created on the upper floors. An extension was added to the rear part of the Steinhauser property, where the entrance area and bathrooms are now located. Three new pointed dormers on the south side bring light into the rooms on the top floor and even provide an exclusive view of the lake from one of the openings. In addition to the old beams, in which the year of construction is engraved, two steel girders were installed for structural reasons – an architecturally appealing dialog between old and new. The first floor of the main building and the single-storey middle building is home to a furniture store and an architectural office specializing in the renovation of old buildings. The refurbishment is also intended to send a signal to other clients that building with existing buildings is definitely worthwhile. It is also a contribution to genuine sustainability. The façade of the Steinhauser property was insulated with eight-centimetre thick hemp and wood fiber boards, reinforced and then plastered with NHL lime plaster fine from Keim. A special design element is the surrounding, color-contrasting plinth with a coarse comb plaster typical of Art Nouveau, which visually unites the three different buildings. The entire façade was painted in antique white (wall surfaces), sandstone (plinth and cornices) and gray-green (window frames). The new, triple-glazed mullioned windows made of eucalyptus wood are based on the old windows from the 1930s; one arched window from the time of construction in 1899 was preserved and upgraded, while another from the 1930s was converted into a box window. The interior also focused on quality and appropriate, ecological refurbishment. In many rooms, wall and ceiling paintings worth preserving from the time of construction were discovered under layers of paint and wallpaper.

A piece of architectural identity for the town

Conclusion: With the revitalization of the site, the owners are sending a clear signal of their architectural approach and at the same time giving the location back a piece of its architectural identity. The once run-down Steinhauser estate has become a real gem in the village. An ugly duckling has been transformed back into a proud swan thanks to the successful restoration.

Reading tip: Architects usually try to create finished houses, i.e. coherent works of architectural art for eternity. But does this claim stand up to reality? Should that even be the claim? Inspired by references from architectural history, art and anthropology, the young Stuttgart-based studio Kaiser Shen has developed various theories and tested them on the basis of its own projects. From next Wednesday, these will be presented in an exhibition at the architekturgalerie am weißenhof in Stuttgart (until October 3, 2022).

Waterplan 2 was intended to make Rotterdam safe from flooding and inundation and attractive at the same time.

Is it possible to see water not as an enemy, but as a friend? And what measures can be taken to ensure that Rotterdam is prepared for the future? In recent years, the city has taken a number of important steps to address these questions. The Municipality of Rotterdam, the water authorities

Hollandse Delta, Delfland and Schielend & Krimpenerwaard have jointly drawn up the “Waterplan 2”. The adaptation program “Climate Security Rotterdam” has been established and the first results of the water plan are already visible. Rotterdam used the omnipresent risk of flooding as an opportunity to create a safe, economically strong and attractive city.

Rotterdam was built on the Rotte, where it flows into the Maas. Water and Rotterdam are inextricably linked. Water has always played an important role in Rotterdam’s urban development. The streets along the canals, designed by the architect Rose, Kralingse Plas and Delfshaven are sought-after residential areas. Water is also very important for Rotterdam in economic terms. Thanks to its geographical location in the delta to the North Sea, the port has developed into an important economic engine in Europe. More and more is now being invested in innovation and the development of expertise in the field of delta technology.

As far as water is concerned, the city has a unique position. Rotterdam is surrounded by water on all sides: by the sea and by rivers; in addition, rain and groundwater levels influence the city. Two developments stand out: the higher water level as a result of rising sea levels and changing river flows; and flooding due to increasing rainfall. By 2050, 800,000 cubic meters will have to be dealt with. The city of Rotterdam wants to achieve its goals with the help of water. Its mission is to create a safe, attractive city with a strong economy. Water can make an important contribution to this. Three aspects are important here:

Rotterdam is one of the safest cities in the Netherlands. This safety is very important for the region and must be maintained. Rotterdam has chosen a strategy of adaptation, which means that the city adapts to the situation at hand. Therefore, resources are currently being saved in order to be able to strengthen the water defense later on. Water managers, urban planners and landscape architects are working on using dykes as connecting elements: as parks, as balconies with views over the Meuse or as footpaths and cycle paths. When building outside the dykes, rising water levels must be taken into account. Innovations such as floating constructions or buildings on piles can take this development into account.

International city of water knowledge

Rotterdam has a unique concentration of knowledge and economic activities in the field of delta technology. The city wants to strengthen its role as a city of knowledge. Knowledge should be further developed, combined and shared. The city also wants to distinguish itself as an international laboratory for experiments in the field of climate adaptation.

Attractive residential areas

Rotterdam is using water to make the city even more attractive. Waterplan 2 outlines what Rotterdam could look like in twenty years’ time. The characteristics of the water system and the urban structure divide the city into three areas. The first is the city on the river, which consists of the areas outside the dikes. The most characteristic feature is the river Maas, which gives Rotterdam its identity. The waterfront areas with Kop van Zuid, the Lloyd Quarter and those areas that offer space for a dynamic living and working environment characterize the city. The second area is Rotterdam North.

Many sought-after residential and working areas are located there. The aim is to further develop existing features. The canals and drainage basins are to be extended where possible and innovative solutions implemented. In the case of the third area, Rotterdam South, extraordinary solutions are needed for extraordinary problems. The area is rich in water, but it could be better utilized. A comprehensive strategy is therefore needed. The aim is to improve the water structure of Zuiderpark, open up new waterways and connect Rotterdam South with the island of IJsselmonde.

Rotterdam – the city of water

Conventional solutions are not sufficient to achieve these goals. In the dense city center and in the old districts, it is not possible to expand water reservoirs. The costs are astronomically high and existing buildings cannot simply be demolished. Here, innovations such as water squares, green roofs and alternative forms of water storage are essential for the development of the city. The water square is a central point where rainwater can be temporarily stored. After the rain, the water is slowly returned to the drainage systems, surface water or groundwater. Water squares are dry most of the year, but as soon as it rains, their appearance changes drastically.

In this way, an extraordinary public space can be created. Green roofs not only store water, they also insulate, bind fine dust and increase the ecological value of a city. They should therefore be implemented on a large scale. Until now, it has not been common practice in the Netherlands to use green roofs to retain water. In Rotterdam, around 4.6 million square meters of roof area are suitable for greening. In this way, the various water problems can contribute to a safe, attractive and competitive port city.

Rotterdam is protected now and in the future. Rotterdam strengthens its position as a city with knowledge about water. Water is used to create attractive residential areas. Through practical and long-term solutions, concrete projects, innovation and intensive cooperation between institutions and disciplines, Rotterdam will become the water city of the future.

Published in Garten + Landschaft 11/2008 – Designing with water.