Lumière - Beacon of light and space

Frequently asked questions

Who are the Initiators of Lumière?

Lumière is the brainchild of Manhave and VORM, two longstanding family-run businesses in Rotterdam, each boasting over a century of history. Together, they will oversee the realization and operation of this development, driven by a shared commitment to sustainability for the long term.

What Does the Project Timeline Look Like?

Within our design schedule, the Final Design phase was recently concluded. We are presently in the process of preparing the application for a construction permit. As scheduled, the submission for the construction permit is slated for September 15, 2023. Concurrently, we are collaborating with the Municipality of Rotterdam to amend the existing zoning plan. The revised zoning plan, alongside the construction permit, will undergo public inspection by the end of 2023 through the coordination procedure.

What is the Vision Behind Lumière?

Lumière aspires to be a focal point within Rotterdam—a place where community thrives, catering to both Rotterdammers and visitors from beyond the city’s borders. It is envisioned as an anchor within the city center. Whether you are relocating from Maastricht to Rotterdam for work or from Madrid to Rotterdam, you seek a vibrant, bustling environment to call home. A place where you can connect with like-minded individuals, forge new friendships, and establish roots before possibly exploring other corners of the city.

In Lumière, you will discover precisely that: an active residential community comprising around 265 homes, housing Rotterdam natives, newcomers, and expatriates alike. The development will encompass an upper-upscale hotel featuring an internationally acclaimed restaurants. High-end boutiques, trendy eateries, communal spaces, and business premises will coexist harmoniously. Offices will cater to startups, scale-ups, and multinational enterprises. It represents a microcosm within the city—a convergence of diverse facets of Rotterdam's urban core: a hub for living, working, shopping, and lodging.

How Tall Will the Lumière Tower Be?

The Lumière Tower is set to stand at approximately 155 meters in height. This height is not merely a goal but a reflection of our aspirations and those of the City of Rotterdam. In our previous design, we presented Lumière at a greater height, approximately 200 meters. However, it became apparent that achieving the municipality's ambitious objectives for the wind climate in the immediate vicinity, in conjunction with this height, posed significant challenges. Consequently, through collaborative discussions, we opted to adjust the height to approximately 155 meters.

A densely populated city is emblematic of sustainability. Therefore, our aim is to densify and rejuvenate this locale within Rotterdam's city center with a multifaceted and engaging program. Given the constrained ground area, our only viable option was to build upwards. The building has been meticulously crafted to incorporate numerous setbacks and outdoor spaces, ensuring the preservation of sunlight and a favorable wind climate along the streets as much as possible. This, in turn, enhances the allure of the areas surrounding Lumière.

What Value Does Lumière Bring to the Area?

Lumière occupies a pivotal intersection where various downtown districts converge: the Central District for work, the Kruiskade and Schouwburgplein for culture, shopping, and entertainment, and Lijnbaan and its adjacent streets for residential living and shopping. Lumière serves as a nexus where these diverse facets coalesce, resulting in an iconic architectural presence.

Situated along crucial urban axes, Lumière enjoys high visibility from multiple vantage points, including Stationsplein, Lijnbaan, Weena, and Kruiskade. As such, Lumière contributes significantly to Rotterdam's metropolitan character, seamlessly connecting distinct parts of the city. This integration is fostering a sense of unity within the inner city, making it increasingly cohesive and harmonious.

What Is the Construction Cost of Lumière?

The construction of Lumière entails significant investment, and it's undeniable that construction costs have experienced a substantial increase, presenting a notable challenge for the project.

Nevertheless, we maintain a high level of confidence in achieving a favorable outcome, for several compelling reasons:

  • We have established early partnerships with our manufacturing partners responsible for various components, including the foundation, primary support structure, facade, and installations. This collaboration allows us to optimize the design without compromising quality, thereby fostering efficiency.
  • Our construction timeline is flexible, as we do not have a fixed start date due to the prior commitment of our final investors. Notably, construction will not commence before 2025, owing to existing rental contracts and the necessary permitting and objection periods. This flexibility affords us the opportunity to select an optimal construction timeframe, taking into consideration associated construction costs. It's worth noting that our ideal plan however is to commence construction in the latter half of 2025.
  • With the commitment of long-term investors, we have the latitude to make distinct choices compared to other developers. For instance, selecting a slightly more expensive facade material may yield a lower immediate return during development but can ultimately result in a superior building with reduced maintenance costs during operation. This altered perspective on business cases enhances the likelihood of project realization.
What is the architect's design vision?

Contact KAAN Architects - Vincent Panhuysen or Aldo Trim to find out.

Is Lumière an Environmentally Sustainable Building?

Sustainability is a paramount principle for us, encompassing the following dimensions:

  • Timeless Sustainability: We are committed to creating a building that endures the test of time, remaining functional even after two centuries. The inspiration drawn from the iconic 'Rockefeller Center' is no coincidence. Our selection of materials is guided by their ability to age gracefully, while the building's design allows for flexible space usage. For instance, the apartments and hotel rooms share the same floor height (a net of approximately 2.75 meters), making them easily interchangeable. Furthermore, the entire building will remain under the ownership of two long-term stakeholders, preventing fragmented ownership that could hinder adaptability in the future. This also means the building can seamlessly transition into alternative uses if market demands dictate.
  • Site Sustainability: Lumière boasts an advantageous location that allows for high-density development. Situated in close proximity to two major public transportation hubs (Rotterdam Central and Beurs metro station), it offers a plethora of opportunities for work, shopping, and recreation in the vicinity. This enables Lumière to promote sustainable behaviors among its occupants, focusing on pedestrians, bicycles, and public transit, resulting in a relatively low parking requirement. In essence, Lumière encourages sustainable user behavior while justifying its long-term viability as a high-rise development. In comparison, a development like Lumière is inherently more sustainable than constructing 50,000 square meters of real estate in the countryside with all its required infrastructure.
  • Energy Sustainability: Energy sustainability is a top priority. Lumière connects to a heat/cold system that provides sustainable heating in winter and cooling in summer for its residential units.
  • Material Sustainability: We are actively exploring options to minimize the carbon footprint of our materials, especially those with a substantial CO2 impact, like concrete. Emerging technologies in this domain hold promise for Lumière, and we have a two-year window before construction commences to incorporate any financially feasible innovations.
  • Green Initiatives: Greening, water management, and mitigating heat stress are also pivotal aspects of our sustainability approach. We are dedicating significant rooftop space to greenery, which will double as water storage areas. We are investigating rainwater storage and reuse systems, and our rooftop and terrace greenery initiatives aim to promote biodiversity in the area while alleviating heat stress during sweltering summer months.
What Types of Materials are Utilized?

The primary load-bearing structure predominantly comprises concrete and steel. These materials are essential for providing the building with the requisite stability and strength to reach a height of 155 meters. As for the facade, it will be crafted from natural stone with aluminum profiles framing it. In the pursuit of materials that offer both a natural aesthetic and enduring beauty over the long term, natural stone emerged as a logical choice. Similarly, aluminum, when subjected to appropriate pre-treatment, stands as a material capable of maintaining its allure for an extended period while demanding minimal maintenance.

What Constitutes Lumière's Program?

Lumière's program encompasses approximately 50,000 square meters, encompassing the following functions:

  • Approximately 265 residential units
  • Approximately 150 hotel rooms
  • Approximately 4,500 square meters of office space
  • Approximately 2,500 square meters of high-end retail and hospitality space
  • Approximately 1,500 square meters of social amenities
  • Approximately 1,500 square meters of commercial spaces
  • Approximately 1,100 bicycle parking spaces

Residential Program
We are committed to delivering roughly 265 residences, of which a minimum of 30% will fall within the middle-rental category. All 265 residences will remain under our ownership and will be available for rent, affording flexibility for future adjustments in response to potential shifts in market demand over the long term. The majority of these residences will feature 2 or 3 bedrooms, aligning with prevailing market demands. A smaller portion will cater to the premium segment, offering apartments with 3 or more bedrooms, acknowledging the limited yet discernible demand in this category.

It is important to note that Lumière will not include social housing units. In Rotterdam's city center and surrounding neighborhoods, such as Oude Westen, the presence of social rental housing already holds a relatively substantial share. The focus here is particularly on addressing the middle segment, which is currently underserved, potentially facilitating a transition from the social rental sector.

Types of Amenities

All residents will have access to shared spaces. At a height of 150 meters, we have created a dedicated area known as 'the Crown,' encircling the central plant core, offering communal amenities for residential tenants. The Crown comprises:

  • Workspaces set within a spacious green courtyard, offering panoramic city views (ideal for homeworkers).
  • We are planning for a cinema where residents can enjoy films and series of their choice during evening screenings (selection through a dedicated app).
  • A generous living room complete with a kitchen and rooftop terrace, designed for social gatherings, casual get-togethers, and celebrations.

On the ground floor, residents will find a range of additional facilities. In addition to a convenient bicycle storage area, there will be a concierge stationed in the atrium who will handle package deliveries, store food deliveries in warming cabinets, and provide various services. The service standard for the apartments is set at a very high level.


While the hotel partner has not been finalized, discussions are ongoing with multiple hotel operators. The target segment for this establishment is the upper-upscale category, aligning with offerings such as the Kimpton Boutique Hotel in Post Rotterdam or the NHOW hotel or the Bruno Roommate hotel on Wilhelminapier. Lumière aspires to push boundaries here, seeking to establish a unique upper-upscale hotel with its distinctive character that enhances the overall appeal of the location. This hotel venture will incorporate wellness and fitness facilities at a significant elevation, accompanied by a high-end restaurant situated on the 2nd and 3rd floors at the Kruiskade-Lijnbaan corner. The hotel will serve breakfast, while a separate restaurateur will take over from lunch until dinner, following a concept similar to establishments like Motto by Hilton with Pesca on Botersloot. The hotel is set to comprise approximately 150 rooms.

We are also exploring the possibility of the hotel extending its services to residential tenants when required. Imagine enjoying Sunday morning croissants and orange juice delivered to your door by the hotel or availing of the hotel's wellness amenities. We aim to provide these additional services to enhance the residential experience.


Kruiskade, Lijnbaan, and Karel Doormanstraat will host high-end retail and hospitality establishments, spanning the -1, ground, and first floors. The retail offerings will be distinguished by their upscale nature, following the trend set by the high-end retail spaces already established in City House and currently under development at The Lobby. Manhave's track record on Kruiskade demonstrates a keen understanding of this market.

Social Facilities and Offices

Lumière will encompass social amenities and office spaces to meet the diverse needs of the city. In a development of this scale, it is imperative to offer spaces that may yield lower rental income but serve vital roles within the urban landscape. Discussions are ongoing with a lifestyle-focused medical center, and we are also considering the inclusion of fitness or yoga studios, which we believe hold significant potential.


The precise construction method has yet to be finalized, but our current assumption involves a building cast in place using a climbing formwork system. More detailed information on this matter will be provided at a later stage. Our utmost priority during the construction phase is to minimize inconvenience as much as possible. However, we must acknowledge that construction activities can inherently entail some level of disruption. To address this, we will collaborate closely with the local community and municipal authorities to ensure the most efficient and organized construction process.

What about the Wind Conditions Around the Building?

The wind climate around the building has undergone comprehensive evaluation through 3D modeling and wind tunnel testing. Compliance with wind standards is imperative in this area. The resultant wind climate around Lumière can be described as good to excellent for a high-rise development, a conclusion endorsed by the City of Rotterdam and Peutz and DGMR.

How Will the Lumière Passage Operate?

Manhave is currently engaged in discussions with the City House stores to establish attractive entrances from within. Additionally, Lumière will feature functions that enhance its vibrancy, including a Grand Café overlooking the patio, social amenities, business spaces, the entrance to the bicycle storage area, and another appealing catering establishment. In summary, there will be a multitude of activities to foster liveliness.

What is the Impact of Lumière on Surrounding Buildings in Terms of Shadow and Sun Exposure?

The influence of Lumière on its surroundings, particularly in terms of shadow casting, has been thoroughly examined and will be documented in a sunlight study, an integral component of the construction permit application. Like any other project, Lumière is committed to adhering to established standards.

Has Adequate Consideration Been Given to Increased Traffic and Accessibility?

Indeed, comprehensive planning has been undertaken in this regard. Lumière's potential to attract additional traffic is limited, primarily due to the residential focus on one- to two-person households who utilize the city center as their primary living space. These demographic segments typically do not rely on private cars and instead favor bicycles, public transportation, and shared mobility solutions. While the office and hotel components may contribute minimally to increased traffic, their impact is mitigated by the proximity of Rotterdam Central Station. It's important to note that access to Lumière will not be solely routed via Kruiskade but will also encompass Weena and Karel Doormanstraat."

What Kind of Hotel Will Be in the Building?

The hotel planned for the building falls within the upper-upscale segment, boasting a 4-star plus rating. We are actively seeking a distinctive brand that will make a meaningful contribution to Rotterdam's urban landscape. Similar to esteemed establishments like the NHOW hotel or the Bruno Roommate hotel on the Wilhelmina Pier or the Kimpton Boutique Hotel in Post Rotterdam, Lumière aspires to achieve the utmost excellence in this regard. Our vision is to create an exceptional upper-upscale hotel, imbued with its unique character that adds significant value to this location. This hotel project will encompass a wellness and fitness facility situated at a height, as well as a high-end restaurant spanning the 2nd and 3rd floors at the Kruiskade-Lijnbaan corner. The hotel will serve breakfast, while a separate restaurateur will oversee lunch and dinner service. By way of comparison, this concept aligns with esteemed establishments like Motto by Hilton with Pesca on Botersloot. The hotel will feature approximately 150 rooms in total.

Is There Room for Collaborative Input on Programming?

Absolutely! When it comes to the programming of social amenities, business spaces, and retail and hospitality offerings, we welcome collaborative input. In fact, if you are a resident or an entrepreneur with an innovative plan for this space, we would be delighted to hear from you.

While This Is a Wonderful Development, What Will the Construction Phase Entail?

We are currently finalizing a "BLVC plan," which stands for "accessibility, livability, safety, and communication." This plan is an integral component of the environmental permit application for the project. In the "BLVC plan," we will provide detailed insights into construction logistics and address issues related to construction-related inconveniences. According to our timeline, the construction permit application is set to be submitted on September 15, 2023, and shortly thereafter, these documents will be made available for download to interested parties.

How Will Bicycle and Car Parking Be Addressed?

Bicycle parking will be adequately accommodated within our own plot. As for car parking, it will be facilitated in nearby parking garages within the immediate vicinity of the development.

Could Lumière Not Be Taller?

The high-rise vision for this site permits buildings to reach heights of up to 250 meters. However, Lumière, in accordance with the Memorandum of Principles agreed upon with the Municipality of Rotterdam, is limited to a maximum height of 200 meters. This height restriction is contingent upon satisfying all requirements mandated by the municipality. The decision to reduce Lumière's height is solely attributed to considerations related to the wind climate in the nearby streets."