Via Breda, Coulissen West Property development in bocage

Link between travelling, working, living and experiencing

Via Breda Coulissen West

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Breda challenges you

Via Breda Coulissen West

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Via Breda Coulissen West

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A unique opportunity! In the Breda railway zone, we are working with our partners on the largest inner-city redevelopment in the south of the Netherlands under the name Via Breda. This area of about 80 football pitches is being transformed into a new urban district: innovative and challenging, with a mix of living, working and facilities.

wants to invest in them as well. After all, surveys and market consultations indicate that railway zones are the number one location with future value where it’s all happening.

Among other things, we are building a new HSL station and a new courthouse. A number of residential building projects in the area have been or are being developed. Additionally, a number of building projects are being prepared and Breda has invested heavily in infrastructure and the outside space of the railway zone.

Breda is a welcoming, exuberant city where people like to live, work and pass their leisure time. Breda’s economic power lies in the diversity and the wide range of sectors present. Breda is also the ultimate city for living with a highly varied living environment of nature, history, culture and premium facilities. Breda has a highly qualified working population. This is partly due to the many leading educational institutions in the city with a total of about 30,000 (international) students.

This is quite unique in a period in which market conditions are less than ideal. In Breda we only still invest in the areas of which we know that the market

I am therefore fully confident that you, as a developer, investor, builder and/or operator, will recognise the unique opportunity at this landmark location and will

Exuberant

Bob Bergkamp Alderman for Urban Development

Perhaps we will see you soon as a partner in the Breda railway zone!

Dynamic

International

Via Breda Coulissen West

Accessible

submit an exciting plan for the Coulissen West area. In this brochure, we will explain the possibilities of this prime location. This opportunity is certainly worth considering.

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Impression of Bocage

Via Breda Coulissen West

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Coulissen West: Breda’s lobby Coulissen West will become Breda’s ‘lobby’: a multifunctional complex for living, doing business, working and meeting people 24/7. A location that, because of its excellent connections, is ideal to meet people and offers a prime environment for establishing businesses. On the one hand, Coulissen West is characterised by its urban character and, on the other, by its green character. The park-like ‘bocage’ (hedgerow landscape) will be designed as a semi-public place to stay. Together with the historic city centre, the Via Breda station area forms the new centre of Breda. These characteristics lend the location a unique character and a special quality. A destination that is energetic and dynamic, but that also offers room for lounging and revitalising yourself.

The ultimate landmark location: bocage Coulissen West is located in a landmark location along the railway line and has a constant flow of passers-by. The way in which train passengers approach and perceive the area and the station has been given a central place in the urban development planning of the

area. The railway is considered to be a key entrance to the city. The Municipality therefore designed a ‘railway landscape’, which allows for interaction between city and railway. Within the Station District, the railway landscape has been further specified and designated as a bocage. The special position of the buildings in relation to the landscape ensures that it remains possible to experience the landscape as a single space. The external façades are positioned in such a way (hedgerows) that a vibrant skyline is created. This means that the fronts of buildings in the landscape will be facing the railway. The high-quality façades will be positioned towards the railway line. This creates a single real landscape over the entire length of Via Breda, which is considered to be the showpiece for the Station District and, as a result, for the city, comparable to the entrance lobby of a theatre or hotel.

The Municipality is looking for a collaboration partner For the development of Coulissen West, the Municipality of Breda has taken on an actively encouraging role. We would like to do this together with the market. Demand-based development is the starting point. For the development, construction and operation of the Coulissen West subarea in Via Breda, we are looking for a market party (or a consortium of market parties) with belief in Breda and in this location. A collaboration partner that combines vision and conceptual thinking power with investment power. In this way we will work together on the highly urban and high-quality specification: a valuable addition to the city and the Station District. We are looking for parties in the role of developer, investor, builder and/or operator with the bravery and vision to seize this commercially appealing opportunity and to develop it based on an overall vision (possibly in phases).

The location at Stationslaan at ground level is perfectly suitable for a ground floor with catering establishments and representative building entrances.

Via Breda Coulissen West

‘The place to be’ for living, doing business, working and meeting people!

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Information box, direct vicinity of Coulissen West

Coulissen West

OVT-c

Thes

Drie Hoefijzers North

Owner / developer

Area /m² GFA

Status

Office and retail HSL station

NS Vastgoed

21,500 m2 GFA offices and 9,000 m2 GFA retail

Approx. 75% leased

Apartments HSL station

NS Vastgoed and AlleeWonen

147 houses

72 apartments completed and on sale. 75 houses for rent under construction.

228 houses: 133 houses for rent and 95 houses for sale and 1,000 m2 commercial facilities

1st phase of building plan: completion early 2016. Start of 2nd phase 3rd quarter 2015, completion 4th quarter 2016.

New-build houses Dura Vermeer/DWI. and Investors: Amvest commercial facilities and MN Services in Breda Vooruit project

courthouse

de Hoven

Via Breda Coulissen West

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Function

Drie Hoefijzers South

All houses for sale have been sold. Renting-out of the 82 houses for rent in the 1st phase has started. Offices in courthouse with: the Zeeland – West Brabant District Court, the Public Prosecution Service and the Child Care and Protection Board

Central Government Real Estate Agency

27,000 m2 GFA 35,000 m2 GFA

Construction start 2nd quarter 2016, completion 2 years later.

Via Breda’s motto: Meeting people internationally and living and working in an urban environment.

Via Breda: station area in transition Railway zone transformation

HSL station

Via Breda embodies the transformation of the Railway Zone in Breda. In Via Breda we work together with our partners on one of the largest inner-city area developments in the south of the Netherlands. The new HSL station of international allure takes central stage in Via Breda: it’s one of the six new key projects.

In the heart of Via Breda, the new HSL station is a new multifunctional hub in the city. Koen van Velzen created the design for this unique building. Apart from bus and train transport, the complex offers space for living (150 apartments), working (21,500 m2 GFA for offices) and leisure (9,000 m2 GFA for shops and catering establishments). On the roof, over 700 cars can be parked and there will be 6,600 bicycle parking spaces at the station. The new station combines travel, living, working and shopping in a modern and comfortable manner. All this makes it a city within the city.

For many years, a variety of industrial activities have been initiated in the area around the railway and the Mark, mainly aimed at the food industry. The area of about 100 hectares still contains references to fruit, sugar, confectionery and beer. The former Drie Hoefijzers brewery and the De Faam sweets factory, to be assigned a new use, are tangible memories of this. The area will transform from a large-scale industrial complex to a new urban district that complements the historic city centre of Breda. Via Breda will be given a highly urban character as a centre of the European region, with functions for living, working and culture. The mix of functions is characteristic, just like the high quality of the buildings and public space. This adds an appealing area to stay to the city: vibrant, dynamic and highly urban.

The first phase of the station on the ‘Belcrum side’ was completed and put into use in 2014. The city-centre side is now being built and will be ready in the third quarter of 2016. In 2020, the number of people who will be using the station every day will rise to 57,000 train passengers and 38,000 bus passengers.

completed in 2018. On the other side, Dura Vermeer/DWI is building Breda Vooruit: a building plan with 228 houses that will be finished in late 2016. The Municipality is investing more than 80 million euros into improving the public space and the infrastructure of Via Breda. Partly due to these investments, the Belcrum district behind it is now one of the 10 best districts in the Netherlands with the most dynamic housing market.

In short, Coulissen West is a prime location!

Investments and completed projects A significant part of Via Breda has already been completed. Coulissen West offers new development opportunities! The site is located between the new station and the courthouse (27,000 m2) to be newly built, which will be Via Breda Coulissen West

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Travel times from Breda from December 2016 Travel times from Breda from December 2016 Thalys Amsterdam-Brussels-Paris/Lille Eurostar Amsterdam-Brussels-London IC Amsterdam-Breda IC Amsterdam-Rotterdam IC The Hague-Eindhoven IC Amsterdam-The Hague-Breda-Brussels Slow train Roosendaal-Antwerp HOV bus connection

14 x/day 2 x/day 32 x/day 32 x/day 32 x/day 16 x/day 16 x/day

Amsterdam Central Station68 min.

Schiphol 52 min.

Eurostar

The Hague Central Station 47 min.

Thalys L

Connections

HS

The Hague HS

• Amsterdam / Schiphol: 70 minutes by car, 53 minutes (Schiphol) and 66 minutes (Amsterdam) by train

Rotterdam The Hague Airport

Rotterdam Central Station

24 min.

Breda International Airport

Breda

20min.

Tilburg 13 min.

Roosendaal

HS L

Benelux-plus

Antwerp Airport

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Antwerp Central Station 34 min. Mechelen Zaventem Brussels Airport 66 min. Brussels Central Station

Londen Lille

• Rotterdam / Rotterdam The Hague Airport: 35 minutes by car, 24 minutes by train

Oosterhout 23 min.

22 min.

Etten-Leur

Brussels South 81 min. Paris Gare du Nord

Eindhoven 39 min. Eindhoven Airport 64 min.

• Antwerp: 40 minutes by car, 55 minutes by train (from 2016, 25 minutes by high-speed train) • Zaventem Brussels Airport / Brussels: 70 minutes by car, 75 minutes by train (from 2016, 60 minutes by high-speed train)

Breda: enterprising network city with international allure International and enterprising Breda is the ideal basis for accessing new regional markets at a stone’s throw from Belgium, Luxembourg, northern France and even the UK or Germany. This is due to the city’s unique geographic location between the main ports of Rotterdam and Antwerp, and its infrastructure. With the disappearance of international borders, the Municipality is making optimum use of its international potential.

Dutch Military Academy and ROC West Brabant. In 2013 and 2014, Avans University of Applied Sciences was voted the best Dutch institution for higher education in the ‘Best Studies’ survey of Elsevier magazine. NHTV international higher education Breda was voted the best large institution for higher education 2015 in the Higher Professional Education Options Guide.

and Eindhoven Airport. In addition, Breda has its own Breda Airport, suitable for business flights, among other things. The many international connections make Breda attractive both to internationally-oriented companies, as well as tourists.

Exuberant residential city

As one of the first municipalities in the Netherlands, Breda has seriously started working on reducing the planned capacity for houses, offices and hotels. Surplus (zoning plan) capacity has been and is actively being restructured. So far, the plan for 1.7 million potential office metres has been dropped. Breda has clearly opted for two strong economic development sites: Rithmeester Park at the A16 and the Station District. Non-futureproof office buildings are being removed from stock.

City of knowledge and education

Ultimate accessibility

As a city of knowledge, Breda has a highly qualified working population. This is partly due to the many leading educational institutions in the city with a total of about 30,000 (international) students. Institutions present in Breda include Avans University of Applied Sciences, NHTV international higher education Breda, the

Breda’s accessibility by road and by rail is excellent. Breda is located at a motorway interchange, with the A16 and A27 being the most important ones. From December 2016, it will take about one hour to reach no less than four airports from Breda station: Schiphol, Rotterdam/The Hague Airport, Zaventem Brussels Airport

Within the Station District a further focus has been applied regarding the possibility of developing new offices and a hotel. This increases the opportunities of Coulissen West as a new location for establishing businesses. With this approach, Breda is using the size and quality of the overall stock, balancing supply and demand.

Via Breda Coulissen West

Breda’s economic power lies in the diversity and the wide range of sectors present. It is no coincidence that Breda plays a leading role in sectors such as logistics, biobased economy, agrofood and maintenance. Various international companies have set up their Benelux headquarters in Breda. Breda is also an enterprising city with a strong SME sector, responsible for almost three quarters of employment, including a large number of independent entrepreneurs. Healthcare, welfare services and business services are the largest employers in Breda, apart from trade (wholesale and retail). Breda’s city centre has been one of the 10 best shopping areas in the Netherlands for years.

Given the fact that Breda is an attractive residential city and is one of the growing provincial cities, investors are interested in the developments in Breda. The Municipality is regularly contacted by investors, indicating that they are looking for suitable housing projects to add to their portfolio. Jones Lang LaSalle has drawn up the ‘Housing Market Heat Map’. They assessed various municipalities based on urbanisation, liquidity, scarcity and welfare level. These themes determine whether a municipality is interesting for investments relating to housing. It shows that Breda is one of the few municipalities outside of the Randstad in the best-scoring category.

Proactive Municipality: strict programming for offices and hotels

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Via Breda Coulissen West

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Functional specification Coulissen West is perfectly suitable for a dynamic mix of functions: a hub of urban functions. As the Municipality, we give market parties the opportunity to provide their own creative and tailor-made specification for this subarea of Via Breda. The assignment for Coulissen West is integrated. We not only expect the purchaser of the land to develop buildings, but also to create parking spaces and outside space.

Programme-related preconditions What mix of functions suits Coulissen West? The functions should in any case connect with Via Breda’s overall motto: ‘Meeting people internationally and living and working in an urban environment’. Within this, the focus for Coulissen West lies on the business character. We are preferably looking for a multifunctional programme, consisting of, for example: •  Knowledge-intensive functions, such as office, flexible working and meeting concepts, which perfectly suit a station environment. •  A special hotel concept that is new to the city and clearly adds to the existing range of hotels in Breda. •  In combination with the above functions, wellness, conference and catering facilities. •  Long-stay apartments for expats and accommodation for international students.

•  Crossovers could also be possible with educational institutions from Breda. Examples are an expertise centre, innovation centre or university college at this location. •  The ground floors at Stationslaan have room for catering, retail and service facilities, which contribute to the vibrancy of Stationslaan. •  The various functions should preferably be connected through publicly accessible spaces, where meeting people, sharing knowledge and networking are key. Based on the current zoning plan from 2012, Coulissen West has room for a property programme of about 40,000 m2 GFA (18,600 m2 GFA for offices, 1,200 m2 GFA for facilities and 155 apartments). The Municipal Executive is in principal also willing to assist in modifying the current zoning plan to allow functions other than those stated for this location. In our urban prioritisation and programming, Coulissen West has absolute preference in the field of both hotel and (city-centre) offices in Breda for the next couple of years.

Possibilities for development in phases We would like to discuss the optimum planning in phases with you. We would prefer to see the entire Coulissen West subarea being developed as a single, continuous building phase.

However, market demand for the various functions may require development and construction in various phases. Development in phases gives the market the opportunity to spread the investment risk.

Urban development framework The Station District as a whole Around the HSL station, the Station District is turning into a new central urban area; a modern addition to the historic city centre. The area will be given a highly urban character, expressing the (inter)national central function for living, working, care and culture. The mix of functions, the intensive and differentiated use of space and the high quality of the buildings and public space characterise the area. The basic assumption is that the Station District forms a whole, taking into account the existing urban fabric of the districts of Belcrum and the Railway Area, but distinguishing itself from these areas. Based on existing and new urban structures, the area will have a layout in which various architectural ensembles are created. The new Stationslaan, the spatial quality of the railway and Spoorstraat/Stationsweg create cohesion between these ensembles. This cohesion is of such a nature that differences in spatial structure are possible in each area.

• height matches Station District • entrances directly on the street • commercial functions at street level maximised • wall formation at Stationslaan for maximum coherence of profile stationslaan

Bocage • ‘showpiece’ for Breda, welcomes the traveller • buildings with allure in one large landscape through which the train also passes • representative façades with open courtyards rather than rear walls along the railway line • hedgerow effect due to connection of buildings

allure. Accentuations may manifest themselves both as buildings and in the public space. The required quality level is high. The layout of the public space in relation to the lower level of the buildings (ground floor) facilitates human interaction. The human scale is leading here and characteristic for Breda.

Routes, sight lines and volumes

Via Breda Coulissen West

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Apart from routes and sight lines, the spatial structure is a means to express the difference in characteristics of the areas. Spatially, a reference to the structure of the existing city is made by using a basic height of about 16 metres derived from it in the measurement system. The urban character is emphasised through building sections that extend beyond this basic height and by adding accentuations in strategic locations to create the urban

To create a sound urban development mass that forms the basis for these accentuations, the decision was made to remain within a particular urban development envelope. Within this envelope with a maximum height of 32 metres to the south of Stationslaan, large volumes are used to lend the required urban character to locations including Coulissen West. Views through to the courtyards, the bocage and alleyways to the existing

district of Belcrum add to the perception of the area as a whole. To facilitate the vibrancy of Stationslaan to a maximum extent, as many entrances at Stationslaan as possible will be connected to the wide promenade that is being built there. This means that no addresses will be created along the railway line. To prevent typical rear views, the areas around the railway tracks and the outside spaces of the buildings above the car park will be integrated into a single continuous landscape. The triangular shape of the new buildings creates the effect of a hedgerow, as a result of which the landscape opens up to the (train) passenger.

Stationslaan and ground floor In its spatial structure and profile, Stationslaan refers to the profile frequently found in Breda with a width of 30 metres accompanied by trees and flanked by buildings with a height of about 16 metres. The profile is designed in a modern and area-specific manner with an asymmetrical profile and a wide promenade on the south side. In order to design Stationslaan as strongly as possible as a core part of the development of Via Breda, its profile is structured as

16 m

16 m

30 m concept

30 m higher volumes in the second row

symmetrically as possible. The wall formation is designed as consistently as possible by using buildings blocks to maximise continuity. As standard, the ground floors in the Station District are 4.5 metres high, open and transparent. The ground floor forms the transition zone from private to public areas and provides maximum support for vitality by means of the public functions on the ground floor. The entrances to car parks and possible internal loading/unloading facilities are fitted into the ground floor as unobtrusively as possible. Long blind sections in the ground floor are not permitted.

The use of the bocage can take different shapes, fitting the character of a landscape. It is a green area which use should be suitable and where a visitor feels welcome. At the same time, it is a place where employees and residents from the neighbouring functions pass their time, but also a pleasant place to stay for passing visitors. It will function as an alternative route from the station to the city centre. A place to have lunch, a place for mobile working, a place to enjoy the sunshine.

Railway landscape and bocage The city’s lobby is formed by representative and high-quality external façades, positioned towards the railway line point by point. The hedgerow effect is created by a continuous connection of buildings, as presented in the ‘North-West Breda Urban Development Plan’. The external façades are as open as possible to encourage mutual interaction.

representative external façades

The elevation of the landscape in relation to the ground level of Stationslaan makes it possible to accommodate less representative, utility functions underneath the landscape. Between the buildings, the railway landscape is designed in park-like manner as a green place to stay. And not only for the employees and residents of this area; during the day, the bocage is open to everybody. This means that public functions may also be set up in the building sections next to the landscape. Examples include a café-restaurant with a terrace or part of the wellness facilities of a hotel. The construction and management of the bocage are an integral part of the Coulissen West development assignment.

hedgerow effect thanks to connection of buildings

Via Breda Coulissen West

To enhance the hedgerow effect, a clear transition is required between buildings and the landscape. The buildings are not solitary volumes, but form a clear wall at the landscape. The wall is as unambiguous and as wide as possible and follows a single clear line. This line is hardly interrupted or disrupted by extensions that protrude into the landscape.

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Belcrum

building area B

Parking underneath the landscape Via Breda Coulissen West

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Parking and logistics are possible underneath the raised landscape. To meet the residents’ own parking requirements, the development of constructed parking facilities underneath the bocage is part of the development assignment. The parking standards in this area are relatively low and adjusted to the station location. We challenge the market parties to consider

Stationslaan

building area E

bocage

innovative and sustainable parking solutions. Dual use would be preferred. Apart from the parking assignment for the project itself, there may be an opportunity regarding the parking issue of the Station District as a whole. To gain an insight into this opportunity we would like to discuss this with you.

bus lane

railway line

Depending on the building plan and the parking requirements, the car park can be designed with one or two storeys. For a two-storey car park, the lower level will be semi-underground. Whichever parking solution is chosen, a vibrant ground floor must in any case be developed in the first 7 metres from Stationslaan.

Transparent selection procedure Aim: quickly establishing exclusivity The development of Coulissen West requires a highly experienced and strong party or consortium. The area must be a futureproof and distinctive addition to Via Breda in every aspect. The assignment is complex and requires a creative and flexible approach based on a clear focus and vision. At the same time, participating in the development of the Station Area is a unique and commercially interesting opportunity. In short: Coulissen West requires the best with regard to property development, construction, property investment and building utilisation and management. We have opted for an efficient selection procedure with the aim to select one party with which we will complete an exclusivity phase geared towards further plan development and realisation.

Sale based on dialogue

Start

15 July 2015

Registration is possible until

2 October 2015

First registration on

16 October 2015

Selection of about 3 parties for dialogue phase

30 October 2015

Dialogue meetings between

9 November 2015 t/m 25 January 2016

Final registration on

19 January 2016

Provisional awarding

7 March 2016

Contract discussions

14 March 2016

To maintain a clear overview of the preparation costs per participant, we will only ask a limited amount of information from you during the procedure. But, this will also mean that we will not provide any financial compensation for the parties that drop out in round I. For each party that submits a valid tender at the end of round II, but to which the Municipality of Breda does not award the contract, we will provide a financial compensation of €25,000.

Coulissen West requires the best with regard to development, construction, investment and use

Via Breda Coulissen West

All interested market parties will be given the opportunity to participate in the procedure for Coulissen West. Based on the proposals in round I, we will then quickly reduce these to about three parties. With these parties we will conduct a dialogue in a closed setting, during which we can get to know each other well before we select one contract partner. We believe that this dialogue is essential due to our ambitions for Coulissen West in combination with the complexity of the area and the (future) market conditions.

Limited participation costs The winner of this procedure will be granted exclusivity for a period of six months to convert its vision into a feasible plan for Coulissen West. One characteristic of this procedure is that we are challenging you, as a market party, to consider who will be the future users of Coulissen West first, then to consider which conceptual direction you envisage for this and how it can be developed successfully, and finally to consider which design suits this. The procedure is extensively explained in the process letter and participation conditions. The following table shows the key milestones of the selection process.

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Neighbouring developments

Via Breda Coulissen West

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The new HSL station Breda

South side of Stationslaan

Via Breda Coulissen West

Entrance to Stationslaan: the courthouse with neighbouring bocage. More information > www.bredainbalans.nl or www.viabreda.nl

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Contact The Municipality of Breda is supported by Fakton in the preparation and performance of the selection procedure for Coulissen West. They collaborate closely and operate as a team with the project organisation of Via Breda. More information can be found at www.viabreda.nl If you have any questions about this publication, please contact the Municipality of Breda, Nora van de Griend, telephone +31 (0)76 529 37 51 or by e-mail [email protected]

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