Where Grasweg meets the Amsterdam-Noord waterfront, KAAP occupies a prominent position on the IJ. Once an industrial harbor area, this part of the city is being reworked into a new district as part of Cityplot Buiksloterham, the urban plan by Studioninedots and DELVA Landscape Architects & Urbanism. Commissioned by AMVEST and COD, with buildings designed by Powerhouse Company, Orange Architects, and NEXT architects, KAAP combines 70 apartments across five residential buildings with ground-floor commercial spaces and a circular hospitality pavilion, set within the future Oeverpark along the IJ.

Framing the waterfront

Powerhouse Company designed Coast and Verde, the two outer buildings that frame the KAAP ensemble on the IJ. Positioned at the edges of the plan, the buildings help define the open composition of five freestanding volumes within Buiksloterham. Their orientation responds to the shift from city side to the open waterfront, allowing the apartments to benefit from daylight, privacy, and long views across the IJ.

An industrial material language

The material language of Coast and Verde is rooted in the industrial character of Buiksloterham. Glass, black facade elements, strong horizontal lines, and generous balconies give the buildings a robust expression that relates to the area’s harbor past without becoming literal or decorative. Alucobond was specified for the black facade expression, helping achieve the intended industrial character while allowing for an efficient use of aluminum in the facade construction.

Large windows, corner glazing, balconies, and roof terraces open the homes toward the IJ, while the south and west-facing balconies also contribute to solar shading. The buildings use a core-and-column structure, with non-load-bearing internal walls and apartment divisions, allowing layouts to adapt over time and supporting long-term use.

The modern habor loft

The design takes the “modern harbor loft” as a starting point: open, flexible layouts, large windows, tactile materials, and an effortless flow between indoor and outdoor space. This idea inspired the apartments generous, adaptable layouts that make the most of their waterfront position, with daylight, views, and outdoor space treated as integral parts of daily living.

Horn and York, designed by Orange Architects, are two distinctive residential buildings within the KAAP ensemble on the IJ in Buiksloterham. KAAP comprises five residential buildings and a circular hospitality pavilion, designed by Orange Architects, Powerhouse Company and NEXT architects, and occupies a prominent position on the northern bank of the IJ. With the design of Horn and York, we pay tribute to both the industrial past of the area and the new opportunities that arise from its ongoing development.

Where Buiksloterham was once a mono-functional industrial area, it is now growing into a vibrant urban district where living, working and leisure come together. Within this context, Horn and York play a defining role: they give the neighbourhood a recognisable identity and serve as striking landmarks in the skyline of Amsterdam-Noord.

The architectural concept for both buildings consists of an open and rational white concrete structure on the lower levels, crowned with an extravagant and sculptural 'top' of weathering steel. This allows us to emphasise the quality of living on both the lower and upper floors. The lower floors accommodate up to three apartments per level, while the upper levels comprise full-floor residences.

In the lower part of the buildings, the apartments are arranged horizontally, as generous free-plan types with panoramic views of the IJ. The apartments on the upper floors feature double-height spaces and large vertical windows that emphasise the verticality of the volumes and offer wide views of the Dutch skies.

In the choice of materials, we reference the shipyard history of the area. The white concrete facades and weathering steel tops create an iconic, generous and natural appearance, marking Horn and York as new beacons on the waterfront. A crucial detail is the transition between the weathering steel and the underlying concrete cladding: a concealed gutter prevents rainwater run-off from causing rust stains on the white concrete. This solution was tested with a mock-up, resulting in an immaculate white concrete volume.

To maximise the concept, the apartments in the concrete plinth feature generous balconies, suspended from the building structure like large platforms. At the top of the building the outside spaces are designed as loggias or sheltered balconies within the niches of the sculptural facade, anticipating the windy climate on this location.

By strongly focusing on the context and history of the site, robust and industrial apartment buildings have been designed that will withstand the test of time. A collective heat-cold storage system in combination with underfloor heating provides the necessary comfort in the apartments. The roofs of the sculpturally designed volumes consist of enclosed terraces and green roofs fitted with solar panels. Above the underground car park lies a public waterfront park with a hospitality pavilion, a cycle route and a footpath along the IJ. It forms a green and lively landscape for residents, the surrounding neighbourhood and the city. In doing so, KAAP contributes to Buiksloterham's transformation into an accessible and attractive urban district.