Platform on new construction, renovation, restoration and transformation
Can an industrial production hall operate completely without potable water and sewer connections? Yes indeed! The new Nijhuis Saur Industries (NSI) site in Doetinchem shows that this is technically feasible. The building is equipped with a water-neutral installation. Burgland Bouw was responsible for the construction according to DHG's Smartlog concept.
The water-neutral concept was conceived by NSI together with project partners. The concept was developed with a view to future application in other buildings, whereby parts of the system will be modular. This makes the facility not only a functional part of the property, but also a reference project for similar locations where water availability is becoming an increasingly important factor.
Burgland Bouw realized the building (30,000 m2) according to DHG's Smartlog concept, including a storage hall of over 3,000 m2. The cooperation between NSI and DHG arose from the need to bring together scattered activities from four locations in one central location. “The spread created logistical challenges,” says Barry Domhof of Nijhuis Saur Industries. “That's why we were looking for one central location in the region.” Suitable building land proved scarce. “The idea arose to investigate whether new construction was possible on the existing site. However, the landowner did not want to sell. So we started looking for a partner who could handle the development and make arrangements with the owner. In DHG we found that partner, partly because the landowner had completed previous projects with DHG.”
During an initial meeting, the outlines of what was possible were outlined. “After consultation with the landowner, we finally managed to conclude a 75-year agreement,” says Erik van der Woude, project manager at DHG. A 20-year lease was signed with NSI. From then on, the plan was further developed according to the Smartlog concept. “Although Smartlog was developed primarily for logistics users, the concept proved flexible enough to also facilitate a sophisticated production environment. The project is fully ‘build-to-suit’, with specific tenant requirements that are easily adaptable back to a regular logistics hall when NSI leaves.”
A central component of the new site is the water-neutral system. The system forms a natural water cycle, allowing the building to operate without potable water and sewer connections. Rainwater is collected in an underground buffer and treated in the treatment room to form drinking water, which is used for showers, hand washing and other amenities. Domestic wastewater is extensively treated and used for toilet flushing. Excess treated water is infiltrated into the soil, thus the site contributes to replenishing the regional groundwater supply. The buffer capacity of the rainwater is designed so that it not only provides enough for drinking water and plumbing, but can also be used for the sprinkler system.
Sustainability was central throughout. The building achieves a high BREEAM score (Excellent) with attention to biodiversity, water management, use of materials, machinery and layout of the production facility. For example, the racks are made of recycled ‘green steel’. Sustainable choices have also been made with regard to energy, although complete energy neutrality is not yet feasible due to grid congestion. However, provisions have been made for future off-grid operation wherever possible.
Burgland Bouw was on the hook for construction and incorporating the architectural requirements from the tenant. “We are familiar with DHG's Smartlog concept from previous projects,” says Dennis Mentink, project manager at Burgland Bouw. “Nevertheless, the building differs structurally and in terms of layout from a standard logistics center. The necessary provisions have been made for the overhead cranes. The steel construction has been made heavier and the mezzanine floors have been deepened to create offices and workplaces. Furthermore, storage systems partially pass through the floors, which required additional structural modifications.”
According to Mentink, construction also had challenges, especially at the start. “During the demolition of the old building, two explosives were found, which led to a temporary shutdown. The wet winter period also complicated the start of our work. The infra facilities were realized in a water-neutral manner during the construction of the building, with the actual desire to have this implemented already in the foundation phase. Nevertheless, we were able to complete the project within 12 months.” According to the gentlemen, that success is mainly due to quick decision-making, clear communication and maximum flexibility on the part of all parties. The key handover took place on January 5, 2026. Since then, NSI has been installing the machinery, storage systems and installations. From April the first removals will start and before summer the site should be fully operational.
