Begun in 2013 as part of Amsterdam’s IJburg land-reclamation project, Centrumeiland modernizes the old perimeter-block model for contemporary goals. It will be dense, but green; urban, but family-oriented; highly planned, but open to many builders. Amsterdam plans roughly 1,500 to 1,700 homes on the 37-acre island, or about 40 to 46 homes per acre. By American standards, that is serious density. But it is not being delivered as a monoculture of towers or double-loaded apartment blocks. Centrumeiland includes a mix of housing types and tenures: large family-sized homes, smaller rentals, social housing, mid-market housing, market-rate condos, individual self-build houses, collective self-build projects, housing-association buildings, and developer-led apartments.
The ambition is a dense urban neighborhood that can serve households across the lifecycle: singles, couples, families with children, older residents, renters, owners, and collective building groups. It also adapts the perimeter-block tradition to contemporary priorities: low-car living, accessibility, climate resilience, mixed tenure, family housing, and broader participation in development and ownership.
All of this depends on the subdivision and passport system. Amsterdam breaks the large site into many buildable pieces, assigns each parcel a role through a plot passport, and holds the pieces together through streets, blocks, party-wall conditions, courtyards, public-space rules, and environmental obligations. In this way, they have brilliantly resurrected the old urban formula that allows many builders to participate in the development of a large site, making a real neighborhood.
For American cities, the moral of the story is clear. On large brownfield and greenfield sites, cities should stop treating whole districts as single development packages to be handed to master developers. They should do the more civic work first of laying streets, subdividing land into buildable parcels, and issuing clear “parcel passports” that specify what each site can become. In existing neighborhoods, the same logic should operate at a smaller scale. Cities should create transit-oriented overlays that give ordinary private lots clear building rights that make great multifamily housing easier to finance, permit, and build.
Centrumeiland goes far beyond “build more housing.” It is more radical and more urbane. Divide the land, write good code, and let many hands build the city.
The Megadevelopment Trap
For the last half-century, large urban sites have met a sadly familiar fate. A railroad, port authority, public agency, hospital, university, or industrial landowner controls a vast tract of developable land. The master-planning process then carves it into a few enormous parcels and awards them to one or several major developers. After years of negotiation, public fights, redesigns, entitlement battles, and financing risk, the developer may finally build the megaproject, which is widely reviled by the public.
Megaprojects may be economically productive. They can deliver housing, offices, parks, retail, transit, and tax revenue. But the development model itself is thin. Too few actors control too much land. The parcels are too large, the buildings are too big, and the building code and underwriting norms push toward deep floorplates and double-loaded corridors. The buildings are dominated by small, expensive, hotel-like units that are poorly suited to middle-income families who need light, storage, bedrooms, outdoor access, and a sense of domestic permanence. These districts may be a success on paper (for now), but they make failed neighborhoods, lacking the social depths and street life that is the reward of fine-grained courtyard urbanism. [...]
The problem is the development system. A megaproject cannot make a great neighborhood. Neighborhoods require many actors, many front doors, many ownership structures, many building types, many ground-floor conditions, and many small adaptations over time. They need private yards. They need a public framework strong enough to coordinate many actors.
That is the old art of division and perimeter block planning Centrumeiland begins to recover.
Making Land Into City
Centrumeiland is part of Amsterdam’s IJburg expansion, a chain of artificial islands built in the IJmeer on the city’s eastern edge. IJburg extends Amsterdam outward into the water between the historic city and the open landscape of the Markermeer, turning what was once lakebed into new urban land. Centrumeiland sits within this larger archipelago, connected back to Amsterdam by bridges, cycling routes, bus service, and the IJtram to Amsterdam Centraal. It is therefore both peripheral and deeply urban, a new island neighborhood made from water, but tied into the metropolitan fabric of Amsterdam.
While the land reclamation is impressive, even more remarkable is the public framework that governs the development. The city divided the land into kavels, and created parcel-specific rules through kavelpaspoorten, or plot passports.
A passport can define the parcel boundary, buildable envelope, maximum height, frontage condition, access requirements, open-space obligations, water-management rules, parking expectations, program, tenure, sustainability requirements, and sometimes ground-floor use. It tells a builder not merely that “residential” or “commercial” is allowed, but what kind of urban contribution this specific piece of land is supposed to make: a row of townhouses, a small apartment building, a collective self-build project, a social-housing block, a mid-market rental building, a mixed-use corner building, or a larger perimeter-block parcel with shared courtyard space.
The subdivision and passport framework enables much broader participation in the development. Of the planned 1,500 to 1,700 homes, roughly 60 to 70 percent are intended to be self-build. But “self-build” here does not only mean one household designing one eccentric house. It includes individual self-builders, small groups, collective private commissioning, building groups, housing cooperatives, and other resident-led or small-group development structures...
Its lesson moral here is that parcelization broadens participation and creates more development pathways than the master-developer model. [...]
The American Application
For American cities, the lesson is to create a modern urban passport system.
There are two obvious applications: large-site development and existing-neighborhood overlays.
On brownfield and greenfield sites — former industrial land, rail yards, malls, hospital campuses, public land, waterfronts, and other large redevelopment areas — cities should stop defaulting to the megaproject model. They should lay out streets first, shape interesting blocks, design public spaces, subdivide land into buildable parcels, and assign parcel passports. Those parcels could then be allocated to many actors: small developers, cooperatives, housing associations, community development corporations, nonprofit builders, resident-led groups, and larger developers where appropriate.
Large developers may still participate. But they should not control the whole district. The city should not ask one actor to simulate the complexity of a neighborhood.
Large developers may still participate. But they should not control the whole district. The city should not ask one actor to simulate the complexity of a neighborhood.
by Alicia Pederson, Courtyard Urbanist | Read more:
Images: uncredited
