Jansen Facility Masterplan

ARCHITECTURE CONSULTING

Living Spaces at the Water
Living Working Tourism Sport

Architecture – Project Consulting
Comprehensive planning and construction involving water

ICOMIA World Marinas Conference 2011

Peter Jansen • Marinas: Facility Design and Master Planning • ICOMIA World Marinas Conference • Singapore May 10th 2011

Marinas – Master planning
and facility design

Dr. Peter Jansen
Secretary, ICOMIA Marinas Group (IMG)


1. General criteria for Marinas
• Sustainable facilities and boating offers
• Environmental impact considerations
• Design and architecture
• Functions and allocations
• Construction and engineering
• Service and maintenance
• Safety and security
• Marketing and events
• Integration and connection to the surrounding
• Ecological energy concept and carbon
emissions minimization
Marina Bergkamen, Germany
Concept by Peter Jansen for INPRO Ltd.


2.1 Spatial considerations – basic criteria
Inner city site Criteria Natural site
• Water depth
• Land use
• Restrictions
• Infrastructure
• Access
• Distance to sailing ground
• Morphology
• Environmental impact
• Embankment situation


2.2 Spatial comparison - Inner city site
• Connection to a town with variable access from the town
• Fixed basin dimensions determined by former industrial use
• Less wave protection necessary, mostly no direct sea contact
• Former industrial area needs redevelopment also for onshore developments
• Open landside facilities to public, leisure time activities beside boating possible
• Use former industrial buildings for Marina facilities as boat repair or dry storage

Europe Harbor Bremen • Masterplan 2009
© urban aqua


2.2 Spatial comparison - Natural site
• Access only by one road thru the hinterland
• Restrictions of harbor area by mole or
environmental protection
• Often wave protection necessary by wave
breaker or mole
• Only necessary Marina facility buildings should
be integrated in natural environment
• Mainly focused on boating and assisting
activities, often only access by members
• Marina buildings have to be build new and to fit
into the surrounded environment, high level of
Silver Lake • Water Sports Exhibition
and Trade Park • Masterplan
© by urban aqua


2.3 Spatial considerations – Inner city
• Location with respect to town center/port
• economic stimulus
• marina as recreational factor
• visual linkage
• access
• Commercial activities create synergy effects
by tying waterfront with rest of community
• restaurants/cafes
• public convenience
• shops/retail
• Existing port infrastructure can be an asset
• ship repair yards, cranes etc.
• for maintenance or recreational function
• Infrastructures used as architectural/historical
asset which increases overall interest West Harbour Frankfurt • Masterplan
© by urban aqua


3.1 Waterfront development means…
• the edge of the space borders at least with one
side direct to the water

• an optical contrast between buildings and
water surface is possible

• a spatial integration of the water by harbor, canals,
harbor square or shore promenade is possible

• there is no spatial or functional boundary by dike,
street, drainage plant or nature reserve

• the terrain is usable right to the embankment
or can be make usable by construction, without
water management or nature reserve against it Tourism & water sport park Zehdenick
© urban aqua


3.2 Waterfront qualities
• Acts as a catalyst for other developments
• Attracts enjoyment of the waterfront
• Opens up shorefronts
• Brings the public back to the inner cities
• Provides access to the water
• Expanse und silence of the water surface
• Contrast between water surface and bank
• Movement by the water itself (waves, tide, surf)
• Activities by boats and water sport
• Typical noises and smelling at the waterside
Classic Boat Club • Master plan/Sketch
© by urban aqua


3.3 Waterfront planning process
Development at the water
Initiated by
- Municipality
- Investor

Possible Goals
Possible conflicts
- Municipal water sport
- Remaining industrial use
- Water tourism
- Central traffic route along the shore
- Integration into city structur Goal- and conflict analysis
- Environmental restrictions
- Extending length of stay - Aims of Municipality / Investor
- Height difference or high water protection
- Use by activities - Ermittlung vorhandener Konflikte
- water not useble for water sport
- Support of gastronomy / retail
- Residents are against changes
- Enhance embankment quality
- Lobbies want unilateral support
- reduction of industrial use

Analysis of water body
Market analysis - Water sport suitability Site analysis
- Demand potential - existing utilization - available space
- Supply deficit - approval utilitazion - town planning basics
- Competitor check - Environment, restrictions - regional basics
- Flow, sedimentation

Regional Results Site analysis
Structural concept
- Occupation structure - Spatial facility koncept
- Development objectives
- Purchasing power - Space evaluation
- Facility cataloque
- Trends, local + regional - Traffic structure
- Mission statement
- Market structure in general - High water risks
- Economic - analysis
- Market strukture water sport - site conditions
- Company- and industrial - previous plannings
structure - existing embankments
- Environment, restrictions process
Master plan
- Spatial usage concept
- Implementation steps


3.4. Waterfront Master plan objectives - Land use
• protect and enhance marine character and
role for marina-related leisure and recreation.
• secure a true balanced mix of land uses,
with particular emphasis on boating, leisure,
tourism, retail and commercial uses.
• site enhance for tourism and leisure of city
and seafront for residents and visitors.
• be careful in using unused areas, try to keep
nature or re-nature wherever possible
• Integrate site into surrounding, city or nature,
with careful connection for both

City Harbor Oldenburg • Market analysis
© urban aqua


3.4. Waterfront Master plan objectives - Linkages
• improve pedestrian and public
transport linkages between
Marina and City Centre.
• secure visual and pedestrian
connections to the sea
and harbour areas of Marina.
• ensure vitality and animation
for pedestrians through
recreation, leisure, retail and
commercial uses, with particular
City Harbor Oldenburg • Project timeline
emphasis on main gateways. © urban aqua

• improve linkages through
development of Green
Infrastructure Network.


3.4. Waterfront Master plan objectives - Development
• secure high quality buildings,
townscape and public realm.
• ensure significant enhancement of
general accessibility to the Marina.
• improve legibility, permeability and
connectivity for pedestrians.
• ensure key linkage areas of a high
quality and ensure consistent
approach.
• ensure successful integration of
existing and proposed developments.
• create cohesive sustainable
City Harbor Oldenburg • Facility concept
communities, ensue social © urban aqua

infrastructure


3.4. Waterfront Master plan objectives - Ecology
• protect, enhance and improve environment of sites and open water areas.
• ensure protection of existing maritime habitats, which may be an important
source of seed and rare plants.
• enhance wildlife corridor to the water with particular regard to birds or beetles.
• maintain, enhance, restore or add existing biodiversity.

City Harbor Oldenburg • Site analysis 2010
© urban aqua


3.4. Waterfront Master plan objectives - Environment
• ensure development accords with flood risk, also regarding coastal defences.
• ensure Marina use sustainable waste management and innovative solutions to
recycling and waste storage.
• ensure that development minimises energy use by renewable energy and carbon
dioxide emissions through highly energy efficient design.
• offer for free all waste facilities for boats, including bilge and black water

City Harbor Oldenburg • Master plan
© urban aqua


3.3 Waterfront examples

Palma de Mallorca, Spain


Florianopolis, Brasil


Göteborg, Sweden


Duisburg, Germany


Barcelona, Spain


London Docklands, UK


4.1 Why Marina design criteria?
• Adaptation to a fast changing leisure time behavior
• Offering new disciplines also in water sports
• Making already famous facilities even more
attractive
• Higher attraction for new customers
• Increasing the degree of fame, USP, Publicity
• Increasing the profit by additional offers
• Synergetic effects with related institutions
• Taking contemporary designs into account
• Enhancing leisure networks of local tourism


4.2 Required frame conditions
• Expansion areas (water, property) hard ground,
no risk of settlement, sinking or shear failure
• Legal regulation (conservation of the environment,
town planning, shipping companies …)
• Implementation into planned or already existing
actions of the council, other marinas …
• Economic operation of the additional offer
(operator, additional rental income …)
• Acts as catalyst with synergy effects
• Long-term demand for water sport activities by
attractive and sustainable water sport preserve
• Compatibility of the new facility with existing use
• Existing financial means (architectural, structural)


5.1 Architectural infrastructure – on the water
• Recreation/activity areas on jetties Recumbency area
(e.g. jacuzzi, pool, lounge/bar, sandy areas with
loungers, group of seats with awning, pool…)
• Technical infrastructure (e.g. W-LAN, satellite
connection, drinkable water, telephone …)
• Rubbish management
(port reception facilities directive)
• Seaflex instead of piles: flexible and in visual Jetty, illuminated
• Longer and wider outrigger
• Higher freeboard for larger boats


5.2 Architectural infrastructure – on shore
• Recreation area, possibility of using the stretch Water sided bar
of water
• Maritime shopping according to the target group
• Areas for camping the trailer
• Infrastructure for children (animation, child care)
• Infrastructure for seniors (free entrances)
• Structural networking with connection offers
Representative lounge
(connecting routes, visual/funct. transparency)
• Spatial integration of water by canals, harbor
square or shore promenade
• Create suspense between water and landscape,
create areas for stay at the waterside


Landing stage bar/lounge, Marina Asselt, NL Head of landing stage as a viewpoint

Terrasse/Lounge Yacht harbor Master plan

Marina Asselt, NL
© urban aqua


7. Final Statements
• Develop a marina of the highest quality, offering a unique lifestyle opportunity
• Needs for more service and quality, offer boat owners service and maintenance
facilities beyond their expectations
• Needs according to target groups, market situation and competitors
• Needs verified by analysis of actual situation and goal
• No blind activism as if to say „The more the better“
• Service and quality often mean increased prices
• Never force more service and quality no matter how much it costs, if the target
group or the market doesn‘t agree with it
• Water sports is an important and growing economic factor in tourism
• Connection water sports and tourism increases the number of tourists and
economic power to a very high degree
• Trips to other marinas nearby increase the demand
• Lead number of tourist and invite them into the Marina


8.1 Technical design details – Bad examples
Jetty with „obstacle“ User-friendly Slip ramp Central pillar

Customized Freeboard Representative entrance


8.2 Technical design details - Marina facilities

Dry Storage with boat lift Travel lift

Anchor system Seaflex


Small slip with crane High quality jetty Dry Stack storage

Floating fuel station Modern boat service hall


Stainless steel entrance/access control Pile with fender

SOS telephone

Comfortable pontoon width

Dray wagon at the jetty


a company of

Dr.-Ing. Peter Jansen
Dipl.-Ing. Stephan Menn
Humboldtstraße 40
D - 40237 Düsseldorf
Phone: + 49.211.96895.0
Fax. + 49.211.96895.20

Thank’s a lot for your attention.

© for all designs and sketches by JANSEN MENN AC www.jansen-menn-ac.com
www.urban-aqua.com


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