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Oceans of opportunity

CLADmag
from Cladbook2017
Issue 3.2016
PhotoCredits: Waterstudio

Koen Olthuis has been touting the benefits of floating cities for years – and now people are starting to take notice

A number of high-profile projects have recently brought attention to Koen Olthuis’s approach to living on water. Those include the floating Citadel apartment block in the Netherlands and important large-scale leisure projects such as luxury private islands in Dubai, floating hotels and resorts in the Maldives and a snowflake-shaped hotel off Norway. The potential for floating architecture, Olthuis says, goes far beyond one-off developments: it’s an urban planning tool.
“For the past 15 years, I’ve been designing these floating structures,” says Olthuis, who established his design firm Waterstudio in 2003. “When I started, all the other architects thought I was crazy, but now this approach is starting to be adopted by developers. We’re also talking to governments around the world about how floating developments can upgrade and improve their cities.” The big picture in all this, according to Olthuis, is that extending cities beyond the waterfront and indeed further out to sea reduces the pressure on overpopulated urban areas – where 70 per cent of people will live by 2050 – and offers flexible solutions for problems thrown up by rising sea levels and climate change.

How do floating structures work at a city level?
Governments worldwide are looking at how floating developments can improve their cities. I propose a system of modular floating developments – floating urban components that add a particular function to the existing grid of a city. With this system, any question a city asks can be answered immediately. If a city needs parking, bring in floating parking. If it has green issues, bring in floating parks and Sea Trees [Waterstudio’s offshore green structures]. The system is responsive to the needs of dynamic urban communities.

Is floating architecture the way forward for urban living?
It’s project to product. You’ll be able to order buildings in, and sell or lease buildings you don’t want or need. We’ve only explored a fraction of the possibilities, but in the next 10 to 15 years, more and more architecture will start to explore the possibilities of floating developments and it will grow from something that’s a fringe architecture to something that’s mainstream. The stupid thing is that we live in dynamic communities and yet we build static structures. With rapidly changing social structures and technologies, we need flexible cities. I’m not saying we have to build floating cities, but that every city that is next to the water should have at least 5 per cent of its buildings on the water. That would create flexibility.
It’s not the only way, but it’s something that is inevitable. It’s about rethinking and finding solutions for major problems.

What other advantages are there?
We believe green is good but blue is better. Water provides many tools to make more durable and sustainable cities. You have water cooling for the buildings, you have flexibility, you have buildings that rise and fall with the water level, you don’t have to demolish a building that’s no longer needed because you can repurpose it or even sell it. People, developers and politicians are starting to see that this is something that brings in money and solves problems. It’s a feasible way to build better cities.

What do you mean by flexibility?
I don’t mean that you’ll be able to take your house and move to another city or another neighbourhood. I mean flexibility on a larger scale, where cities and urban planners are able to move a complete neighbourhood half a mile or bring in temporary floating functions – like stadiums – and use them for one or two years before they leave for another city. This large-scale flexibility makes sense. Take the Olympic Games. It’s so strange that every four years we build so many hotels and stadiums and only use them for a few weeks. Imagine if as a city you could just lease these floating functions from a developer. Cities who don’t have as much money as London or Rio or Beijing could also host these types of events because it would cost much less money.

Is it something you can foresee happening in the near future ?
Yes, maybe not with stadiums – because we can put them up easily – but with the hotel business, certainly. Qatar has the World Cup in 2022 and they need 35,000 hotel rooms for that event. But if they built 35,000 hotel rooms, within 10 years they’d be empty. So they’re thinking about using cruise ships. As the harbour facility is not big enough, they’re also thinking about the idea of fl oating harbours, or fl oating cruise terminals – something that can facilitate these cruise ships for a few weeks, and then a: er that you can bring the fl oating harbours to another location.

Can you tell us about Amillarah Private Islands?
Yes. With OQYANA Real Estate Company and developers Dutch Docklands, 33 private islands are being built as part of The World Islands project in Dubai. The islands are being sold by Christie’s International Real Estate, with a starting price of US$10m. It’s a really high-end project. The fl oating islands look like tropical islands covered in trees, but in fact they’re more like superyachts. They’re built in Holland and then moved to the location in Dubai and anchored there. They are self-su5cient with their own electricity and their own water. Within the next 10 years there’ll be more development around them, so we’re making it look like its own archipelago. If you fly over, it looks like a series of green islands. OQYANA has a masterplan around Amillarah that includes shops, hotels and all kinds of leisure architecture. This is just the first step of the development, but the beauty of this floating architecture is that it moves very fast. Once you’ve built the islands you can just tow them in and connect them to the boKom, either with cables or telescopic piles and they’re ready. Compare that to the manmade islands at The World. There’s still very liKle built there. It’s di5cult to get labour there, di5cult to build the right foundations and there’s no electricity or water, so developers don’t know how to build there without losing money.

Have any been sold?
Not yet. We’ll have an island there, like a show home, from December this year (2016). With the history of the property market in Dubai, it’s beKer to have the first islands  there so people can have a look and understand what it’s all about, especially at the prices people pay in this type of market. I should add that if I only ever build floating islands for the rich then I’m doing something wrong. The start of this story for me was to create a new tool for cities that are facing urbanisation, overpopulation and climate change – and also for cities that need to brand themselves to aKract inhabitants. As well as being able to answer these big, fast-changing urban problems, these floating structures bring a certain character and appeal to a city – a USP.

Why does your concept appeal to resort or hotel developers?
On water, leisure architecture, including resorts and hotels, has the possibility to change. You can adapt and create functions that are not only moveable but also transformative through time, for instance, through the seasons. With seasonal structures you can open up the buildings in the summer, make buildings more dense or more spread out. You can add functions or take them away. To me, it’s one big playing field and we’re trying to work out what it means for the future of leisure architecture and real estate, not just how these things will look, but the economic eUects too.

What kind of economic benefits might there be?
A project we started working on a few years ago was a floating hotel and conference centre for the Maldives – the Greenstar. As well as answering fast-changing urban problems, floating structures bring a certain character to a city – a USP The star-shaped hotel has five legs, each with 80 rooms inside, but instead of building five legs, we build six. One of these legs will stay in a harbour in India. In five or seven years time, when the hotel needs refurbishing, you bring the sixth leg to the hotel and connect it, sending the others one by one to be renovated. The hotel doesn’t need to shut down, and the work can be carried out where it’s easy and cost-eBective to get the materials and labour to do it.

What other projects are you working on?
We’re working in the Middle East, in Abu Dhabi, Dubai and Oman, exploring the potential of ecotourism. We’re looking at building satellite resorts for land-sited hotels, that float out at sea where there are coral reefs or mangroves. Floating resorts don’t leave any scars on the environment – they’re scarless developments, which can even have a positive eBect on the environment. For example, we work with marine engineers and environmentalists to help build floating structures that aKract underwater life. In places like Dubai, it’s so hot that it’s very
diLcult to create the right environment for fish and marine life, but the shade of these floating islands can provide a starting point for new marine ecosystems. We’re also working with master developer Dutch Docklands and the Maldivean government on the ongoing Five Lagoons Ocean Flower resort and residences. Finally, we’re looking at developing cities that face troubles with the environment, density and infrastructure – and seeing how water can be part of that solution.

What are the challenges?
Progress on Norway’s Krystall Hotel is slow because of laws that prevent building on the shoreline. Regulations and laws can be a hurdle, and may need to be changed to adapt to floating architecture. But, we are slowly moving to a marketplace where these floating developments are accepted. There’s a bright future for this technology.

Slum Schools
Waterstudio has been pioneering the concept of floating facilities that can be moored at waterside slum communities anywhere in the world. City Apps are floating developments based on a standard sea-freight container. City Apps can be established in water where there is scarcity of space and can be used to upgrade sanitation, housing and communication installations. The first City App, a floating school, is being built for a slum in Dhaka. “One billion people live in slums worldwide and half of them are close to the water. We can use City Apps to instantly improve the quality of life there,” says Olthuis. Because governments see these as temporary solutions, it’s much easier to get permission to do this than to build a facility on land.

 

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Beam me up – Cruise Terminal & Ice dream – Krystal hotel

By 2Board
Issue no 36
Jan-Feb.2017

 

SCI-FI MEANS OF TRANSPORTATION FROM PLANES TO TRAINS, EVERYTHING ABOUT HOW WE MOVE 150 FROM POINT A TO POINT B IS ABOUT TO CHANGE, AND THESE STILL-IN-DEVELOPMENT
INNOVATIONS WILL PUT US A FEW STEPS CLOSER TO TELEPORTATION.

As much excited we are by the innovations on new ships like Quantum of theSeas, it’s hard not to wonder how dramatically different cruise ships will look in the future. On the other hand, magnetic levitation technology will be available, powering trains, and cutting travel time into half. Hyperloop would send passengers between cities at speeds of more than 970km/h in capsules that float in partial vacuum tubes. And Mars gets closer as corporate leaders, like Elon Musk of SpaceX and Richard Branson of Virgin, have even proposed accelerated timelines for landing people.

OCEANIC EXPLORER THE SEA ORBITER STILL ON PROGRESS

French architect Jacques Rougerie has designed a starship Enterprise for the water, and not merely for its futuristic shape. SeaOrbiter is envisioned as a hightech moving laboratory, carrying crew of up to 22 scientists on long treks through an environment not inherently friendly to human life. Initial funding has been provided by the French government, several companies,
and a crowd-funding campaign.

SUSTAINABLE AQUATIC STRUCTURE CRUISE TERMINALON PROGRESS

Floating Ship Terminal’s design is simple the three sea-level sides allow for easy approach and mooring by giant cruise ships, while the lifted corner acts as an access-way for smaller vessels. With 5 million square feet of shopping, dining, and entertainment, this hybrid could be a private island of the cruise industry.

ICE DREAM KRYSTALL HOTEL NORWAY

Developed by Dutch Docklands, a company that specialises in the construction of floating structures, it is located on an ice crystal between the most beautiful fjords.Τhe property will be built with a concrete base and tethered with cables to the adjacent fjords. However, guests should be unaware of the small changes in position. The five-star offering will boast a spa and is designed to be completely selfsupporting and self-sustainable.

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Giant snowflake

By Business Spotlight
March.2015
Photo credit Waterstudio

 

Recently, Dutch firms have carried their control over the sea one step further, pioneering floating buildings and cities as a solution to rising sea levels. One of them is the developer Dutch Docklands, which describes itself as having ‘learned to live with the water instead of fighting it’. it works closely with the firm of architects Waterstudio, run by awardwinning architect Koen Olthuis.
“The climate change generation is no longer interested in iconic architecture, but are looking for iconic solution,” says Olthuis. “It is not the result of the individual architect that that counts, but the effect on society.” Perhaps their most futuristic work is the Krystall hotel, which will open at the end of 2016. Designed to look like a giant floating snowflake, it is being built in the icy seas near the city TromsØ in Norway. The Hotel will have glass roofs so guests can watch the Northern Lights. Its hallways will be lined with futuristic blue shapes and fireplaces will be converted in transparent blocks to look like ice.
“We call it scarless development. If you take it away after 100 years or so, it will not leave any physical foot-print,” explains Olthuis, who says that Dutch attitude is: where there is nothing, anything is possible. “The Dutch created Holland out of the sea, and that mentality is in our DNA, forcing us to be creative in situation where there seem to be no obvious solution. Some of the innovations that were born of necessity soon show potential for worldwide use.”

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Testing the Waters: Floating home development in Florida

By Amy Martinez
Florida Trend
February.2015

 

A 2013 U.S. Supreme Court ruling could lead to a first-of-its-kind floating home development in south Florida.
(Amy Martinez)

 

 

In 2005, Hurricane Wilma destroyed a pair of dilapidated marinas in North Bay Village where Fane Lozman, a former Marine pilot and software developer, kept a two-story floating home.
The Category 3 storm struck from the south, scattering splintered docks and other large debris into more than a dozen neighboring floating homes.
For years, Lozman had relished the camaraderie and convenience of living on Biscayne Bay, especially the easy access to deep-sea diving and fishing and his favorite Miami Beach restaurants. “Your speedboat was tied up right outside your front door. And you could enjoy the south Florida water lifestyle immediately and at any time,” he says.
After Lozman’s floating home, which had been docked at the north end of the marina community, emerged relatively unscathed, he quickly began looking for another place to anchor. In 2006, he had his home towed 70 miles north to Riviera Beach and rented a slip at a city-owned marina.
His new neighbors told him not to get too comfortable, however, because a planned, $2.4-billion marina redevelopment project soon would displace them. Lozman sued Riviera Beach to stop the project. And that led to another dispute, which eventually wound up before the U.S. Supreme Court.
In 2009, after failing to evict Lozman in state court, Riviera Beach went to federal court, seeking a lien for about $3,000 in dockage fees and nominal trespass damages.
The city argued that because Lozman’s floating home could move across water, it was a vessel under U. S. maritime law. A federal judge in Fort Lauderdale agreed, and the home was seized, sold at auction and destroyed by Riviera Beach, which cast the winning bid.
Lozman countered that his home was similar to an ordinary landbased house and should have been protected from seizure under state law. The home consisted of a 60-by- 12-foot plywood structure built on a floating platform — with no motor or steering — and could move only under tow.
Lozman’s appeal caught the Supreme Court’s eye. And in early 2013, it handed him a victory. Justice Stephen Breyer wrote in the majority opinion that because Lozman could not “easily escape liability by sailing away” and because he faced no “special sea dangers,” his home was not a vessel and not subject to seizure under maritime law. Lozman is still seeking compensation from Riviera Beach for his home’s destruction.
After the Supreme Court’s ruling, Kerri Barsh, a Greenberg Traurig attorney who helped argue Lozman’s case on appeal, contacted Netherlands-based Dutch Docklands, a developer of floating homes.
Founded in 2005 by architect Koen Olthuis and hotel developer Paul van de Camp, Dutch Docklands had designed hundreds of floating homes in Holland and was looking to expand to the United States. Barsh believed the high-court ruling created an opening for the company to pursue a first-of-its-kind floating home development in south Florida.
It meant, for example, that buyers could get a mortgage and homeowners insurance, though they’d also have to pay property taxes. The Coast Guard couldn’t enter their homes to inspect for life jackets and other safety measures — and “if a gardener or maid is injured on your property, you don’t have to comply with strict workers’ comp standards,” she says. “You also may be entitled to a homestead exemption.”
Dutch Docklands now is proposing a collection of multimilliondollar floating homes at a privately owned lake in North Miami Beach. Plans call for 29 man-made, private islands that are attached to the lake bottom with telescopic piles to guarantee stability.
Each island would cost an estimated $15 million and include a 7,000-sq.-ft. home, infinity pool, sandy beach and boat dockage, plus access to a 30th “amenity” island with clubhouse. The target market is celebrities and wealthy foreigners who want both privacy and proximity to downtown Miami, says Frank Behrens, a Miami-based executive vice president at Dutch Docklands.
“Buying your own island is a very complex process, and yet it’s a dream a lot of people aspire to,” he says. “Basically, what we’re offering is a way to realize that dream. Within two minutes, you can be on land and go to a Heat game or fancy restaurant.”
Historically, floating homes have not been widely embraced in Florida. A case in point is Key West’s Houseboat Row, which started in the 1950s as a playground for the rich, but in the 1970s deteriorated into floating shacks and live-aboards. In the 1990s, then-Mayor Dennis Wardlow repeatedly criticized Houseboat Row as an eyesore and environmental hazard. And by 2002, the community’s residents had been evicted and moved to a city-owned marina at Garrison Bight.
Today, the city marina has 35 floating homes and won’t accept any more. “We prefer to take in a registered marine vessel that’s Coast Guard certified,” says marina supervisor David Hawthorne. “Most marinas have moved out of it because of the liability, and there’s just more money in” short-term boat rentals.
To succeed in Florida, Dutch Docklands will have to change perceptions. The company promotes its brand of floating homes as a response to rising sea levels and climate change. And south Florida — as ground zero for sea level rise — could prove a receptive audience. Because of how they’re anchored, the floating homes move vertically with the tides, but not horizontally, enabling them to adapt to longterm climate changes and also hold steady in storms, Behrens says.
He hopes to begin construction next year at Maule Lake, a former limestone rock quarry with direct access to the Intracoastal Waterway. But his plans may be optimistic. The company recently filed for zoning approval and still faces questions about environmental impacts, the homes’ ability to withstand hurricanes and visual effects on the surrounding community.
“One of the big struggles we’ve had in this state is coming to grips with the fact that there’s a finite amount of land and water,” says Richard Grosso, a land-use and environmental law professor at Nova Southeastern University. “We tend to not recognize the importance of open space — the aesthetic and psychological value of it.”
Condominium towers — some pricier than others — surround Maule Lake. Behrens says local residents are understandably concerned about the project.
“If all of a sudden, a foreign developer comes and says, ‘Hey, we’re going to build private islands on this lake,’ I’d be upset, too,” he says. “But if you live in a $200,000 condo, and you get a $15-million private island on the lake in front of you, where a celebrity lives, you can imagine that the value of your real estate will go up.”
Even if all goes as planned for Dutch Docklands, it’s unlikely to spark copycat projects throughout Florida. Maule Lake presents “a pretty unique set of circumstances,” says Miami environmental lawyer Howard Nelson. At 174 acres, it’s big enough to accommodate a floating development without blocking boats — “and there’s very few bodies of water where the submerged land is privately owned,” says the Bilzin Sumberg attorney.
Meanwhile, Lozman has bought 29 acres of submerged land on the western shore of Singer Island in Palm Beach County. He says he’s talking with developers about building his own floating home community.
“I could see maybe 30 floating homes out there one day,” he says. “It would essentially duplicate the North Bay Village community that was destroyed in Wilma.”

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Projet D’Hotel Flottant En Verre

By Hotelsinsolites
November.2014

 

locon de neige flottant en vue pour 2016

KRYSTALL

Krystall sera un hôtel au toit de verre, flottant entre deux fjords dans le nord de la Norvège. Le cabinet d’architecture de Koen Olthuis, Waterstudio, et les développeurs néerlandais Dutch Docklands -tous deux spécialisés en structures flottantes- ont reçu le feu vert pour construire cet hôtel de luxe sur les eaux du cercle polaire arctique.

Dans cet environnement précieux, l’impact est bien évidemment au cœur des enjeux. L’hôtel sera construit en cale sèche et ensuite positionné en place. Conçu pour être autonome, il ne laissera pas d’empreinte durable sur son emplacement.
Sur ce flocon de 120m de diamètre accessible uniquement en bateau, on retrouvera toutes les prestations d’un 5* et 86 chambres minimalistes. Mais elles seront bordées par la mer et leur toit de verre offrira une vue parfaite sur le ciel de cette partie du monde, l’un des meilleurs endroits pour observer les aurores boréales.

Le groupe en charge la gestion ce de premier hôtel flottant en Europe n’est pas encore dévoilé et la date d’ouverture reportée depuis courant 2015. On vous tient informés.

 

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Water Architecture: A chat with Waterstudio and Koen Olthuis

By Enrique Sánchez-Rivera
La Isla

We were intensely captivated by Waterstudio after seeing them featured on National Geographic Magazine. Their incredible innovation skills and clear understanding about the future of architecture and our planet was obvious and ever so present in all of their plans and their current work. From a partially submersed ecological tower to floating islands in the shape of stars, Koen Olthuis and his team are shaping up the future for a post-antarctic ice meltdown era.

1.  Can you tell us how Waterstudio got started and why?
When I was a young architect, I became fascinated by the structure of the Dutch landscape with its water and land. At that time, living on water was still limited to the well-known traditional houseboats. After two years of combined land and water projects, I started up Waterstudio, the first architecture firm in the world exclusively dedicated to living on water. I was a pioneer in a new market. To bring the market to maturity, the main focus
was to change the perception of the general public. Waterstudio began with an ambitious plan to develop innovative concepts in both technological and urban design fields. My conviction that living on water is essentially no different from living on land, just with a different foundation technique, spurred me on to develop types of housing with greater density and higher quality than the usual houseboats in a recreational countryside setting.
2.  If you could define what you do in a sentence, what would it be?
We bring Architecture beyond the waterfront, creating new floating possibilities for growing cities World wide. And to add a second sentence: we have a lot of fun!
3.  Where do you find inspiration for your designs?  Floating structures and underwater urban environments are incredibly new to us so we are curious to know this.
I see architecture as products, since floating buildings are not fixed, their context can change and they are more or less independent from their environment.
May of our ideas are based on shapes and products from nature. I like architecure that looks simple and recognizable. So for instance the starfish design for the greenstar hotel in the Maldives is a design that every child can redraw ones they have seen it. I call this readable architecture.
4.  How expensive do you think it will be to live on a floating structure vs. a land structure?
The price of a building on a floating foundation is comparable to a house on a fixed foundation, the exact price depends on the type of water, deep, shallow, waves, calm water etc.. , Making a floating building for calm water on a lake with less height difference is cheaper to construct than a building in the middle of the ocean.
One of the benefits of construction a floating building is that they don’t have to be constructed on their final location because you can move them afterwards. They can be constructed in a factory, weather doesn’t influence the building process, this makes it faster, easier and cheaper. Nowadays contractors are not used to constructing a floating foundation, when this type of foundation will be more standardized in future the construction of it will be even more cheaper.
5.  How did the idea of the sea tree come along?  Can you tell us about it? When will it be completed?
This is my favourite project.Our inspiration in regards to creating Sea Tree came from a project in Holland where ecologists challenged us to design a habitat for fauna which could not be disturbed by human beings. Water is, of course, a perfect way to keep people away. Other sources of inspiration were the shapes of floating oil storage structures in Norway and the shapes of land trees with a large crowns. Lastly, the concept was developed from park zones in urban areas. We divided these areas into sections and placed them vertically on top of each other. In the end, it has become a vertical hangout for wildlife! We are now in the middle of negotiations with an oil company to see if they will be the sponsor for the project. It will be a green advertisement of their outstanding offshore technology. They could show that from their knowledge also animals and local habitats could benefit.  The sea tree will be built in an protected nursery and afterwards shipped out to its location on water in a city. This would bring an instant green upgrade!
6.  Do you see yourselves also designing underwater environments at some point?  Does that concept also align with your vision?
We already do this. We have a client in Curacao who wants an underwater room. So for him we design a projects in which we have windows under water. In that project we also design the shape of the floating body underwater so that coral and fishes can start use this structures for shelter and basis.
7.  Obviously we like the idea of floating-everything, after all, we make bikinis!  Which of your buildings or projects do you think would be best suited for a bikini fashion show?!
That should be our floating islands for the Maldives called Amillarah.  The girls will enter the show via a small submarine through a hole in the ground of the island and then use the fantastic white artificial beach with real sand and palmtree as a catwalk while the audience gather around the islands  on their yachts.

 

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Drijvend luxehotel voor Noorse kust

By Architectenweb
August.2014

 

De kans is groot op een drijvend vijfsterrenhotel voor de kust van Noorwegen. De gemeente Tromsø, ontwikkelaar Dutch Docklands en architectenbureau Waterstudio.NL hebben een overeenkomst getekend.

Krystall Hotel moet het meest luxe hotel in het hoge noorden worden, als het aan Dutch Docklands ligt. Het hotel wordt ontworpen als een drijvend ijskristal en moet onder meer 86 kamers bieden. Na een intensief onderzoek naar mogelijke locaties en regelgeving is Waterstudio.NL gestart met het ontwerp van Krystall Hotel.

Het kleine maar bijzondere hotel moet de gasten een bijzondere ervaring met het noorderlicht bieden. Architect Koen Olthuis van Waterstudio.NL vertelt dat daarom een van de uitgangspunten is, dat het hotel een ‘glazen gebouw’ wordt: “Glasdaken voor de kamers zullen het onderscheidende kenmerk zijn”.

Stabiliteit

Het hotel wordt in delen in droogdokken gebouwd en op locatie geassembleerd. Het drijflichaam dat als basis dient zal erg groot zijn; dat zorgt tevens voor een stabiliteit waardoor werknemers en gasten geen beweging voelen. Stabiliteit wordt voorts versterkt door dempers, veren en kabels, maar ook de stervorm van het gebouw.

Het hotel zal geen vaste verbinding met het land hebben; gasten bereiken het Krystall Hotel per boot en ook alle verdere logistiek geschiedt via het water. Omdat het noorderlicht een belangrijke attractie wordt, komt het hotel ver genoeg uit de kust te liggen om de stadslichten van Tromsø geen storend element te laten zijn. De exacte locatie wordt nu onderzocht.

Overeenstemming

De internationaal opererende ontwikkelaar van drijvend vastgoed Dutch Docklands, Waterstudio.NL en de gemeente Tromsø hebben vorige week hun overeenstemming met een handtekening bezegeld. De bouw start naar verwachting half 2015; voor kerstmis 2016 moet het Krystall Hotel worden geopend en geëxploiteerd door een vijfsterren-hotelonderneming.

 

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