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Frequently Asked Questions
About the initiators of Lumière
The initiators are Manhave and VORM, two traditional Rotterdam family businesses, both with over 100 years of history. Manhave and VORM are jointly responsible for the development, realisation and operation, with a sustainable vision for the long term.
Planning and phasing
Within the design, the Preliminary Design was recently completed. A Final Design is currently being started. Based on the Final Design, the environmental permit will be applied for this autumn, probably in September or October. The zoning plan will be amended at the same time in consultation with the Municipality of Rotterdam.
The concept behind Lumière
Lumière will be a landing place within Rotterdam. By this we mean that it will become a meeting place, a community, for both Rotterdam residents and visitors. It will become an anchor in the inner city. When you move from Enschede to Rotterdam for work, or from Munich to Rotterdam, you want to live in a place where it happens, where it’s bustling. Where you meet like-minded people and make new friends before possibly spreading your wings to other parts of the city.
In Lumière you’ll find everything: an active residential community of 416 homes with Rotterdammers, non-Rotterdam residents and expats; a high-end hotel, combined with internationally renowned food establishments; high-end shops, great restaurants, social facilities and business premises; and offices for start-ups, scale-ups and multinationals. It will be a city within a city, in which the different Rotterdam city centre worlds converge: living, working, shopping and staying.
The height of Lumière
Lumière is approximately 200 metres high. Height is not a goal in itself, but a result of our ambitions. We want to densify and activate this area in the heart of Rotterdam with a multifunctional and challenging programme. Due to the small ground surface area, we only have one choice: to go up. The building has been designed with many stairs and outdoor spaces to guarantee sunlight and a good wind climate on the street as far as possible. This ensures that the streets around Lumière also become very attractive.
The value of Lumière for the area
Lumière is located at the intersection of various city centre districts: working in the Central District, culture and entertainment along Kruiskade and Schouwburgplein and living and shopping on Lijnbaan. All this will converge in Lumière, where the programme is pulled up and results in an iconic volume.
As Lumière is located on such important urban planning axes, the complex is clearly visible from different angles: Lijnbaan, Weena, Kruiskade. Lumière thus contributes to the metropolitan area of Rotterdam and visually weaves together different city districts.
The cost of construction
Realisation will cost a lot of money. We cannot deny that construction costs have risen highly and are also a challenge for Lumière.
However, we are very confident of a good outcome:
- We partnered with our manufacturing partners for the various components (foundation, main load-bearing structure, facade, installations, etc.) early on and are working with them to optimise the design without sacrificing on quality. This ensures a lot of efficiency.
- We don’t have a firm start date for construction because investors are already on board. No construction will take place before 2025 due to existing leases and the permit procedure in which we have to consider objection periods up to the Council of State. This provides flexibility for us in choosing a favourable construction moment and associated construction prices. The ideal planning is to start in 2025.
- As VORM and Manhave are committed for the long term, we can make different choices than other developers. For example, a more expensive facade material yields a lower return on development but can yield a better building with lower maintenance costs in operation. This approach to the business case provides more flexibility and, in our view, a higher end quality.
Architect’s design vision
Please contact KAAN Architecten – Vincent Panhuysen of Aldo Trim
Press@kaanarchitecten.com or read the interview with KAAN on our website.
Sustainability is a very important theme, but can quickly become a catchall term. For us, sustainability means:
- To construct a building that will survive the test of time and will still function well in 200 years. We choose materials that age beautifully, but we also design the building in such a way that spaces can easily change function. For example, the homes and the hotel spaces have the same storey height (net 2.85 metres), so that they always remain entirely interchangeable. The entire building will also remain in operation with two families who are in it for the long term. This enables us to avoid shared ownership among many different owners, which could prevent flexibility in the future and the building can therefore easily take on other functions in the future if the market demands this.
- Energy sustainability is also very important: Lumière will connect to an ATES system (heat-cold storage system) that provides the building with warmth in the winter and cooling in the summer in a sustainable way. We are examining where we can apply PV panels, although this is very challenging given the small roof surface in relation to the total surface area for high-rise buildings.
- With regard to materials, we are examining whether materials with a large carbon footprint (such as concrete) can be produced carbon neutral or even carbon positive. All kinds of technologies are emerging on the market that could be of interest to Lumière. As we still have 3 years to start construction, we can include ground-breaking innovations in the field of sustainability, provided they are financially feasible and can be integrated into the project.
- Greening, water storage and heat stress are vital for the city of the future. We will be creating a lot of green roof surface combined with water storage. We are examining whether rainwater can be stored and reused and are trying to stimulate biodiversity in this area and reduce heat stress during the hot summer months with the many green roofs. LOLA Landscape Architects has therefore created a sophisticated landscape design that transforms this concrete jungle into an ecological hotspot.
The main supporting structure largely comprises concrete and steel. This is necessary to give a building the required rigidity and strength needed to build up to 200 metres. For the facade, studies are still taking place on the exact materialization. This will be known at the end of the Final Design when the environmental permit is submitted. This must also be coordinated with Welstand, among others. KAAN is currently investigating a facade made from ceramic and micro-concrete, with glass balustrades and a rear facade made from anodized aluminium sheets.
We will be creating a total of 416 homes, of which at least 30% will be mid-market rent. All 416 homes will be rented out, providing flexibility for the future if there is a change in demand from the market in the long term. Most properties will be 2 or 3-room properties, as that’s where most of the market demand is. We will create a smaller proportion of top segment apartments with 3 or more bedrooms. There is also a demand for this in the Rotterdam of the future, albeit in moderation.
No social rental housing will be built at the Lumière location. In the centre of Rotterdam and the surrounding neighbourhoods such as the Oude Westen, the percentage of social rental housing is already relatively high. It is the mid-market segment in particular that is strongly underrepresented here.
Type of facilities
All homes will be able to use the communal areas. At a height of 200 metres, a shell will be realized around the installation core of communal facilities for the property tenants. Here they will find, among other things, workplaces in a winter garden with views across the city (for home workers), guest rooms for family and friends who want to stay over and a large kitchen they can rent if they want to have a drink. Surrounding these spaces will be an outside roof terrace with phenomenal views across the city.
Tenants will find various facilities on the ground floor. In addition to easily accessible bicycle parking, there will be a concierge in the atrium to accept packages, put delivered food into a warming cabinet, and so on. The service level of the apartments will be very high.
The hotel party is currently not known. Talks are being held with various hotel parties. The segment that is interesting for this area is the upper-upscale segment, comparable to the NHOW hotel or the Bruno Roommate hotel on the Wilhelminapier. Lumière wants to go even further: we want a unique upper-upscale hotel with its own signature that really adds value to the location. This hotel will be realised in combination with a wellness and fitness centre, a hotel bar at a height of 40 metres, a high-end restaurant on the 2nd and 3rd floors on the corner of Kruiskade-Lijnbaan and a Grand-Café Lobby on the ground floor. The hotel will have approximately 180 rooms.
We are also examining whether the hotel can provide services for the property tenants. Croissant and orange juice on Sunday morning delivered to your doorstep by the hotel? That should be possible. Would you like to use the hotel’s wellness centre? This should also be possible for a small fee. We aim to give the property tenants an extra service with this.
Along Kruiskade and Lijnbaan and possibly along Karel Doormanstraat, there will be space for high-end retail and restaurants, located on -1, the ground floor and the first floor. Retail will be particularly high-end, in keeping with the high-end retail that is already located in City House and is currently being realised at The Lobby. With the new high-end shopping district, Rotterdam will be challenging cities such as Amsterdam and Antwerp.
Social facilities and offices
There will be social facilities and business premises in Lumière. With such a large development, it is important that we also realise functions that can pay less rent, but are much needed in the city centre, such as a medical centre and, for example, a community centre with a debate room. A fitness or yoga studio is also an interesting function for which we see possibilities.
We are in conversation with several brokers for the rental. There are no concrete tenants yet, as retail tenants, office tenants and residential tenants only arrive when the building is already there. We are, however, in conversation with hotel parties to further shape the hotel concept. Before the start of construction, a contract will be concluded with a hotel party.
The construction process
The exact construction method needs further investigation. More information on this will be available later. Our number 1 priority during construction is to prevent nuisance as far as possible. But we also must be realistic: where people are building, others will be inconvenienced. Together with the local area and the municipality, we will examine how we can organise the construction in the best way possible.
For example, we are examining construction by means of a lifting shed. This is the same construction principle as was used for Zalmhaven Tower. An advantage of this construction principle is that you can continue building 1 floor per week, even during rainy and stormy days. In addition, the construction workers work under a roof, which prevents a lot of nuisance. And it is a relatively clean way of building as a lot of work is done using prefab elements, which are delivered at specific times, after which the trucks leave immediately.
Facts and figures
Height: approx. 200 metres
Hotel: approx. 10,000 square metres approx. 180 rooms
Properties: approx. 416 properties (40% mid-market rent, 60% free sector)
42 square metres to 113 square metres in surface area
Net ceiling height approx. 2.85 m
All homes will have a spacious balcony, ranging from 9 to 35 square metres