Platform on new construction, renovation, restoration and transformation
At De Limes in Oegstgeest, the challenge lies not only in building 285 student apartments and 26 shared living rooms, but above all in how the project is brought to fruition. Decisions are sometimes deliberately made late, even while construction is already underway. This requires a builder who can adapt and continue to steer the process.
De Limes consists of 285 independent living units, divided among 27 residential groups. Each resident has their own studio, and each hallway has a shared living room. On the ground floor, there will be a 125-square-meter common area that includes a laundry room and a study area. De Limes will also feature an indoor bicycle parking facility and a green outdoor space.
Waal and DUWO have collaborated on student housing complexes before, says project manager Marco Heikoop. “The layout is similar for each hallway. Because of the building’s shape, you see the same floor plan in each wing.” As a tunnel builder, Waal’s approach aligns well with the floor plan, which features many symmetrical student rooms. Even during the preliminary phase, the contractor actively collaborated with the architect and the client. “From maintenance to sustainability: what do these housing units need? Affordability is always the main concern, but sustainability and maintenance also play a role within that framework.”
What makes this project special is the way we’re working together. DUWO wants to have plenty of time to make decisions. “They can’t decide until late in the process how the units will be finished and what the common areas will look like. That places some demands on us as the contractor, but we take that into account.” Still, this does require clear agreements, says Heikoop. Sticking to deadlines is key. “We don’t set deadlines too early. But once there’s a deadline, you really have to make a decision.” While Waal is working on the project, DUWO’s interior finishing contractor may also be on site. “That requires us to think along with the client’s best interests in mind. But as far as I’m concerned, this is truly the best way to collaborate.”
During construction, a major change became necessary. The rooftop systems were not to be visible. “That was the biggest challenge so far,” says Heikoop. The solution required a new design, including a substantial roof structure. “We had to recalculate everything, right down to the pile driving. It’s essentially the engineering process for an additional floor.”
The change had implications for planning, safety, and engineering. “It even affects the BENG. Think, for example, about how many solar panels you can still install.” But, says Heikoop, Waal is exactly the right partner for that. “You could say, ”I’ll stop and wait until we’re told what to do.“ But that’s not how we operate. We understand the problem and just solve it.” The strong collaboration with DUWO helps in this regard. The same parties are working together again, often even with the same people. “When you know and trust each other, you can also have constructive discussions.”
Even with the additional roof structure, the completion of De Limes is still scheduled for the first quarter of 2027.
