TBI IN THE MARKET - Strengthen the market position

Non-residential buildings

Main activitiesMarket characteristics/ developmentsMarket areas/clientsCompetences of TBI companies in the market
  • Turnkey concepts
  • Newbuild
  • Transformation
  • Renovation
  • Maintenance
  • Restoration
  • Shift to new forms of contract/cooperation, such as Design, Build & Maintain
  • Late cyclical market
  • Growing demand for integrated multidisciplinary cooperation
  • BIM, LEAN, SE and other process tools growing in importance
  • Stronger demand for maintenance and repurposing
  • Weak demand for new non-residential buildings
  • Growing significance of future-proof buildings; buildings must be more flexible and sustainable so that their functionality can evolve
  • From builder to manager; relieving the client’s concerns
  • Central government, semi-public sector
  • Professional service providers
  • Education
  • Care and Cure
  • Industry
  • Hotel sector
  • Institutional investors
  • Lifecycle/total cost of ownership approach
  • Familiar with all contract forms
  • Integrated work, inside and outside TBI
  • Innovations based on our own strengths: TBI kennisLAB, leader in BIM
  • Wide reference scope
  • Complex building projects requiring high construction IQ
  • Utilitarian housing
  • All know-how in the organisation in our own people; skill and quality
  • Continuity guaranteed by the TBI network
  • Knowledge, skills and track record; leader among the non-residential building companies
  • Plan development
  • Turnkey hand-over
  • Development of non-residential buildings, multidisciplinary buildings, hotels and laboratories

Making smarter buildings

For the Non-residential cluster, 2016 was a year with two faces. Few new offices and retail outlets are being built and margins are under pressure from the overhang on the market. Revenue from newbuild, conversion and renovation projects, however, was higher. There was more movement in the market and J.P. van Eesteren’s order book for 2017 and 2018 is well filled, mainly with repurposing and redevelopment projects. J.P. van Eesteren also began preparations for several special projects in 2016 that closely match the company’s profile. They stand out for their design, complexity and sustainability.

In anticipation of the projected growth, J.P. van Eesteren made substantial investments in its people, processes and systems in 2016. New construction techniques and materials and the changing demands and expectations of the public authorities and society in general are calling for innovation and change. Projects and contracts have become more complex and the risks higher. At the same time, clients are withdrawing from the construction process and entrusting the contractor with project management. This requires our staff to act more as entrepreneurs and be willing to take responsibility. They must be able to manage risks, and communicate and work with clients. J.P. van Eesteren therefore prioritised project management in general during the year, and risk management in particular. The company appointed a risk manager and started to carry out quick scans during the contract award procedure. These scans can quickly weed out projects that do not match the risk profile.

Innovative concepts

One of the most exciting contracts for 2017 is the construction of the new head office of Triodos Bank on De Reehorst estate in Driebergen-Zeist. The building must complement the bank’s ‘green’ reputation and be extremely sustainable. It will be built entirely from timber and glass, the load-bearing structure will be timber and it must be possible to dismantle the entire building. Another exemplary project is the renovation of the Naturalis natural history museum in Leiden, a combination of construction and renovation with a sustainable outcome.

Together with Croonwolter&dros, J.P. van Eesteren signed an integrated DBM contract (Design, Build & Maintain) for the first phase of a new sustainable passenger terminal at Lelystad Airport. In addition to designing and building the terminal, the two companies will be responsible for its physical and technical maintenance until 2033.

BIM increases the effectiveness of building processes. BIM was at the centre of the renovation and construction of the Antoni van Leeuwenhoek hospital in Amsterdam. The 3D model not only determined how the metal stud walls and dropped ceilings were finished but also explained the consequences of all variations. It enabled the hospital to remain in full operation during the work. In 2016, J.P. van Eesteren and Croonwolter&dros handed over this newbuild and renovation project, on which they were also responsible for the laboratory technology.

Within TBI, J.P. van Eesteren works mainly with Synchroon and Croonwolter&dros. Synchroon has a wealth of experience in developing multifunctional buildings that add to their surroundings, while J.P. van Eesteren is strong in devising smart solutions that support a building’s functions. Croonwolter&dros’s strength lies in its smart technological solutions that make buildings perform better. This combination wins exceptional projects, such as 5Tracks in Breda. In this project, the functions are not spread among the buildings but each building has a mix of functions. J.P. van Eesteren and Synchroon are also working together on the development of Koningin Julianaplein in The Hague and Stationslocatie K3-K4 in Leiden.

Transformation or adaptation of existing buildings

To realise our vision of sustainable buildings, we make buildings smarter. A sustainable building is a smart building. By making smart use of the available systems, we can generally lower a building’s running costs. Although there are still many vacant offices and retail outlets, demand for smarter, future-proof premises is growing, especially in the office segment. J.P. van Eesteren develops sustainable, smart building solutions that allow for changes in function. In 2016, it enhanced the sustainability of Officia III, the offices of SPF Beheer in Amsterdam. The renovation improved the building’s energy performance from a G to an A label. Towards the end of the year, J.P. van Eesteren was commissioned by OVG Real Estate and began the renovation of MM25, the future head office of Croonwolter&dros, Mobilis and Servicis in Rotterdam. For the Goede Doelen Loterijen charity lottery organisation, J.P. van Eesteren will thoroughly renovate and enlarge a building in Amsterdam that has been vacant for many years. As it must become one of the most sustainable office buildings in the Netherlands, a BREEAM Outstanding rating is being sought, the highest attainable sustainability rating. It assesses not only the sustainability features of the design, such as the building’s CO2 emission, but also all the other aspects of the construction process, including the materials used and the logistics. The building will have a striking glass façade and a special canopy roof design that collects rainwater for use in the building and is fitted with high-efficiency solar panels. The building also uses innovative insulation material and foam board based on fungus.

Renovation of huis ten bosch palace

A very special project is the renovation of Huis ten Bosch Palace. J.P. van Eesteren had previously been awarded the contract for the demolition and dismantling work. The second phase is the main engagement. The palace will be restored, new building systems will be fitted and lifts and a kitchen will be built.

Unique contract for epo

One of the most complex projects TBI is working on is the new offices of the European Patent Office (EPO) in Rijswijk. J.P. van Eesteren and Croonwolter&dros are performing this integrated contract under the name New Main B.V. It includes many innovations in climate control, lighting, acoustics and energy use. The façade of this exceptionally large building will be made entirely from steel and glass, making it one of the most distinctive buildings in the Netherlands.

The building partners are working under an integrated contract (UAV-GC), a more extensive version of a design & build contract. Under this type of contract, the contractor must meet the requirements laid down in the contract but the building consortium is free to design and carry out the work at its own discretion, albeit in close cooperation with the architect. The contract also includes a 10-year extended warranty period.

Smarter logistics

Building in city centres brings major logistics challenges with it. The work often has to be carried out in cramp spaces or at height. The process must be organised as efficiently as possible so that it inconveniences the fewest possible people. In its logistics planning for the construction of the hotel in Amstelkwartier J.P. van Eesteren experimented with a ticket management system to analyse and improve the logistics, CO2 emission and inventory management. Building materials were supplied in small batches on a just-in-time basis in order to prevent congestion, noise nuisance and unnecessary exhaust fumes. This system is also being used in the final phase of the REC-A faculty building at the Roeterseiland campus of the University of Amsterdam.

Sharp jump in conversion, maintenance and renovation

J.P. van Eesteren’s dedicated Conversion, Maintenance and Renovation Division (VOR) had an excellent year and the outlook for 2017 is promising. There has been a sharp jump in the number of orders. Many of the projects are small but are no less complex because the organisational requirements are often at least as demanding as the technical requirements. The Novotel Amsterdam hotel near the RAI exhibition centre, for example, will remain open for business during its renovation. J.P. van Eesteren will renovate 232 of the 610 rooms in the largest hotel in the Benelux by square footage. It will work with a ‘train’ of selfmanaging teams in accordance with plans worked out using the Lean method. Together, the teams will complete a floor of 29 rooms every five weeks. In order to minimise the inconvenience to guests and the hotel staff, a construction lift will be built on the outside of the building. Another large order won during the year is to carry out construction and renovation work at Nutricia in Zoetermeer, a company that J.P. van Eesteren has been proud to count as a regular customer for the past 70 years. In the centre of The Hague, VOR is converting an office block into 16 apartments.

Holland Casino on Weena in Rotterdam will also remain open during its renovation. VOR’s far-reaching conversion work will optimise logistics flows in the casino. To inconvenience staff and guests as little as possible, it will work to strict logistics plans. Fourteen different parties will work on the project in three shifts, 20 hours a day. Daily progress meetings will seamlessly coordinate their work. The work will be carried out behind temporary screens and building materials will be delivered in small quantities in the early morning. The workplace will be kept clean and dust-free. Escalators were delivered by heavy transport at night.

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