A new icon and entrance for Amsterdam IJburg

After four years of construction, Sluishuis has been completed. Amsterdam IJburg now has a new, architecturally high-quality meeting place. The building builds a bridge between IJburg and the city center. And with 442 apartments for sale and rent, a public green roof garden with walking route for walkers, bird and recreational islands, jetties and restaurants, Sluishuis is a place for everyone. 

 The project got underway when the City of Amsterdam declared the combination VORM and BESIX RED the winner of the quality tender for the development of Sluishuis in 2016. For the design of this unique building, they joined forces with the architectural firms Bjarke Ingels Group (BIG) from Denmark and the Dutch firm Barcode Architects. They entrusted the complex construction to BESIX Netherlands and VORM Bouw. The result of their shared vision is an iconic development that focuses on sustainability and the well-being of residents and visitors. 

Leading architecture 

Sluishuis offers a modern and sustainable way of living on and around the water. It is a remarkable building with a unique volume that seems to float over the water thanks to a double cantilevers. The cantilevers converge at a high angle that forms a large gateway, like an opening lock, from the IJ to the building's inner harbor. On the other side, the building is stepped down to make an inviting gesture to IJburg with friendly green terraces. 

Bjarke Ingels, Founding Partner BIG, says, "After spending my college years as an architect in the Netherlands in the late 20th century, it feels like coming home to now be able to contribute to the architecture of the city I have admired for so long." Dirk Peters, Founding Partner Barcode Architects, adds: "With iconic architecture and new residential typologies, high-quality outdoor spaces and breathtaking views of the IJmeer, Sluishuis is a new landmark for IJburg and Amsterdam." 

A new living experience on the water 

Sluishuis consists of 442 energy-neutral owner-occupied and rental apartments and a program of houseboat lots, moorings for pleasure boats, hospitality, commercial spaces and a fully integrated water landscape with islands for recreation, water sports, fauna and flora and even energy generation. Much of the project is publicly accessible. Residents and visitors can linger in the inner harbor, enjoy the promenade with grandiose rooftop views, and from the jetties and islands spot waterfowl or admire the historic houseboats. 

Sluishuis' apartments are varied in typology and were designed for different target groups, income levels and age categories. In addition to compact city studios and waterfront apartments, Sluishuis has duplex penthouses with both a relationship with the inner harbor and views over the IJ Lake. On the stepped part are premium apartments with luxury wooden roof terraces on the sun overlooking IJburg. Extra special are the apartments at the bottom of the cantilever, with beautiful views over the IJ and directly on the water. 

Integral sustainability 

The sustainability of Sluishuis is an integral part of the project. With an energy performance coefficient (EPC) of 0.00, the building generates more energy than it consumes. The building's heating requirements are minimized by combining excellent insulation techniques, triple glazing, heat recovery on the ventilation systems and wastewater. Energy consumption is further reduced by using a Heat and Cold Storage (CHS) system in the ground for heat and cooling combined with district heating to handle peak times. The remaining energy consumption for heating, heat pumps, ventilation and LED lighting is fully compensated by approximately 2,200 m² of solar panels, to which an entire floating island next to the project is dedicated. In developing Sluishuis, great attention was paid to greenery and water collection. At the front, sides and in the inner harbor are gardens with local plant species. The greenery flows up over the roof terraces into integrated planters. On the roof, this gives a pleasant green atmosphere. 

Strengthening social cohesion 

In addition to its sustainable features, Sluishuis aims to encourage and strengthen the social connection between residents and visitors. The staggered balconies create surprising sight relationships and exchanges. The public route across the roof, as well as the children's playground in the inner harbor, the scaffolding landscape and the positioning of the wooden roof terraces encourage spontaneous encounters. 

Hans Meurs, CEO VORM: "If we were to design all of the Netherlands like Sluishuis, we would no longer have an energy problem and loneliness would be almost impossible. A successful project, in all respects. This was worked on with inspiration. That makes me proud." 

Natural materials 

In terms of materials, the building seeks contrast but also connection with its surroundings. In the material palette, natural materials were chosen, giving the building a rich and natural look over the years. The abstract, untreated aluminum of the facade reflects the water and gives the volume a different look at any time of day. In contrast to this, the stepped roof terraces and the scaffolding landscape are executed in wood which gives a tactile appearance. The facade of the building is circular. 

Technical complexity 

"Thanks to the strong technical expertise from BESIX Group, together with partner VORM, we managed to realize a technically complex project including a cantilever construction and a two-story underground parking garage below the water level. We won this icon on the water by building a temporary island and have now proudly returned Sluishuis to the water," said Nic De Roeck, General Director BESIX Nederland. 

Success with investors and residents 

"In addition to the ambitious architecture of BIG and Barcode Architects, BESIX RED was convinced by the project's ESG commitment, which is fully in line with our values. This formula proved successful, attracting both institutional investor BouwInvest and individual buyers looking for a unique living experience and an ESG investment," added Gabriel Uzgen, CEO of BESIX Real Estate Development. The specialized real estate asset manager for institutional investors BouwInvest bought a large part of the project, with the intention of renting out the apartments. Today, the project is almost completely sold out, except for a few apartments and houseboat lots. 

District administrator Jan-Bert Vroege (municipality of Amsterdam) concludes: "With the completion of Sluishuis, IJburg will have a new iconic entrance. It gives a face to a neighborhood that is still in full development and will continue to grow significantly in the coming years. With its sustainable and energy-generating character and plenty of space for middle-rent, this project fits well with the ambitions of the new city council. We are now taking up the gauntlet to further develop IJburg into a vibrant neighborhood for these new residents." 

Later this year, Sluishuis will be transferred to VORM Vastgoedonderhoud who will be responsible for warranty work and maintenance for the VvE and for BouwInvest. They will support the VvE with the parking garage, rental apartments (owned by BouwInvest), and the water program.