Kaap

Amsterdam, Netherlands

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Kaap

Amsterdam, Netherlands

Firm

Orange Architects

Type

Residential › Apartment Multi Unit Housing

STATUS

Built

YEAR

2025

SIZE

100,000 sqft - 300,000 sqft

BUDGET

Undisclosed

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. Each floor accommodates a maximum of three apartments, while the higher levels feature floors occupied by a single apartment spanning the entire storey.

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 sweeping views of the Dutch skies.
In the choice of materials, we reference the shipyard history of the area. The white concrete facades and rust-coloured 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 upper levels, the outdoor spaces are designed as loggias or sheltered balconies within large recesses in the sculptural volume, anticipating the windy climate of this location. The six buildings within the KAAP project follow the orthogonal grid of the surrounding plots, and are therefore rotated in relation to the Grasweg. This creates an open composition facing the water, with room for daylight, privacy and long sightlines across the IJ.

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 a mixed, accessible and attractive urban district.