An ‘HPP network story’

[ lees hier het artikel in het Nederlands ]

It doesn’t often happen in practice but it did in Voorburg; three HPP partners involved in one project. This makes for quite a unique case as well as a special challenge; developing an empty office building from the recent nineties into an appealing residential one. Including a do-over of the public space. Client De Maese Woningen, designer KuiperCompagnons, investor Holland Immo Group and builder Cordeel provide a fine piece of workmanship that will give the entire area a boost.

Those who look at old photos of the office building on the Burgemeester Feithplein in Voorburg, imagine themselves in bygone days when mirror glass was still a much used material for office buildings. The entire square makes a stony impression and it isn’t particularly inviting either despite some rather appealing functions in its direct vicinity, such as the successful Ludens theatre. The area behind it – the Noteboompark with lots of green and water – offers quality as well. Developer De Maese Woningen, specialist in inner-city transformations, spotted the opportunities five years ago. CEO Jakko Dekker: ‘Many office buildings were empty in those days. The necessary transformations took place and we made a substantial contribution to that via our projects. I knew this building from up close; my mother in law lives right behind it. I then thought: it would be quite something to work on it.’ It proved to be a matter of being at the right place, at the right time, with the right people and the right plan ingredients. Owner Syntrus Achmea wanted to sell the complex and the municipality was willing to cooperate with a reclassification, so De Maese assembled an enthusiastic team to tackle the task.

‘We established our office at the location and from there entered into talks with neighbouring people and stakeholders. It worked really well; you get to know each other and learn how they would like to see the area develop.’

Jakko Dekker
CEO De Maese

Additional living space
Where a redevelopment plan of a previous developer didn’t meet the requirements, it now proved possible to compile a feasible business case. Essential here was the great idea of adding floors to the building to create additional square metres of living space. What also was quite special, was the attention paid to the participation of and communication with the surrounding area. In this way the support for redevelopment grew, Jakko Dekker explains. ‘We established our office at the location and from there entered into talks with neighbouring people and stakeholders. It worked really well; you get to know each other and learn how they would like to see the area develop.’ In the end, hardly any objections against the project were filed. ‘The question that you, as a developer, must ask as well is: What’s in it for them? If at all possible, it should be to the benefit of all. In this case, the neighbourhood will get a lovely square with space to meet up and possibly also new facilities such as a theatre café in the residential building’s plinth. In this way the whole does become the sum of its parts.’

With a crown on top
Silvian van Tuyl, architect and Programme Director Housing Construction and Transformation at KuiperCompagnons, shared his thoughts and ideas from the start of the project. ‘The transformation into living space appeared favourable but it was essential that the final result would not have the appearance of a converted office. This is why we paid a lot of attention to the verticality and play of panels in the facade and the recognisability of the individual dwellings. By adding additional floors, the complex would become more stately; it is located on a former royal axis which resulted in the proverbial crown on top. The additional dwellings allow more people to enjoy the wonderful view.’ A cheerful yellow-golden tint makes the change in appearance complete. Furthermore, the newly designed square will provide a pleasant environment for people to spend time in and socialise. What Van Tuyl considers to be quite exceptional is that the original redevelopment vision hardly underwent any change: ‘We are closely involved in the further implementation of the project, from start to finish, which isn’t exactly customary. In this respect, the collaboration with De Maese is of great importance, but the same can be said of the consultation with the builder. Where transformation projects are concerned, things often go wrong when you get to the crucial details, such as the rainwater drainage. A good consultation ensured a far better solution.’

‘What is quite exceptional is that the original redevelopment vision hardly underwent any change. We are closely involved in the further implementation of the project, from start to finish, which isn’t exactly customary.’

Silvian van Tuyl
Architect and Programme Director Housing Construction and Transformation at KuiperCompagnons

Interesting proposition
What’s special about this living programme is that it represents a mixture of target groups and financing categories, according to Van Tuyl. This conclusion was endorsed by Manfred Kühl, CEO of Holland Immo Group. Once the plans were coming together reasonably well, his company was approached by De Maese: ‘In the recent past we’ve undergone a substantial expansion. We found the proposition that De Maese presented to us – investing in the rented accommodations of the project – quite appealing right from the start. A top location with regard to living, an interesting combination of middle-segment dwellings and private properties, and a good investment volume. Reducing the risks by selling part of the dwellings to an investor is something each developer would benefit by and it provides us with the possibility of adding much demanded rented accommodation to the urban housing market.’ According to Kühl, one of the ways of relieving the pressure on housing markets is transformation. ‘If you manage to convert a deprived building such as this into an attractive place to live, everyone will benefit from it. And from the huge interest shown in these dwellings, it would appear that many were waiting for something like this.’

‘If you manage to convert a deprived building such as this into an attractive place to live, everyone will benefit from it.’

Manfred Kühl
CEO Holland Immo Group

Meeting one’s commitments
It is now up to the builders of Cordeel to convert all these ambitions in tangible quality. Sander Dekker, Chief Commercial Officer Cordeel Nederland, is brimming with enthusiasm with the rather striking marginal note that his company said ‘no’ when they were originally offered this project: ‘We are a family business and pride ourselves in doing what we say. Meeting one’s commitments is considered very important in the Flemish culture which is very service-oriented. When this project was first presented to us, we were not able to put together the right team. Times have changed, however, and at a certain stage we again entered into talks with De Maese. What we offered was; pass on the design documents and we will provide you with an implementation plan within six weeks. It resulted in us being awarded this assignment. Quite special, indeed! This is how you would want it all the time; that it is the process that brings you together.’

For him, part of the challenge is in the technology, as in the installation of a steel construction for the floors to be added. The process in itself, however, is quite special too. It’s like being in a pressure cooker before concluding good agreements with all parties concerned and then getting to work with a clear division of responsibilities within the team where everyone does what they’re good at. Only openness and mutual trust will achieve that.’ Any previous experience Cordeel gained from complex inner-city projects definitely comes in useful with the Voorburg project. ‘In Rotterdam, for example, we added three floors to a complex on the Oostzeedijk. Right next to a busy traffic route that had to stay open. Those are the interesting challenges.’

‘What we offered was; pass on the design documents and we will provide you with an implementation plan within six weeks. It resulted in us being awarded this assignment. Quite special, indeed! This is how you would want it all the time; that it is the process that brings you together.’

Sander Dekker
Chief Commercial Officer Cordeel Nederland

Linking hands
Finally, what makes the project extra special is the fact that the partners already knew each other from HPP activities. Manfred Kühl: ‘That we are now, for the very first time, linking hands for a concrete development task is quite exceptional.’ That some of them even know each other from further back is emphasised by Sander Dekker as he concludes: ‘Silvian van Tuyl and I completed our graduation project at the HTS Rotterdam together. This makes it quite special to be working with him on this project; him where the design is concerned, and me regarding its realisation. That doesn’t happen often.’

Text: Kees de Graaf