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Real estate projects

Realised projects:

Immeuble administratif Kirchberg (IAK)

In 2009, the FDC has launched its first major real estate undertaking with the demolition of a building located in Kirchberg, which had become obsolete and the organisation of an architectural competition to select the new project to be realised on the above mentioned site.

Thus, the demolition of that building was completed in 2010 and the design and preparation phase of this new project, called Immeuble administratif Kirchberg (IAK), was initialised.

Meanwhile, several requests for proposals were launched including the missions of health and safety coordination, lead coordinator, site installation and preparatory work implementation as well as comprehensive insurance coverage of the construction site. In addition, the files relating to the commodo-incommodo procedure and the BREEAM Excellent[1] certification were completed in 2011.

The building permit was issued in late 2011 and the authorisations relating to the commodo-incommodo proceedings were granted by the Inspectorate of Labour and Mines and the Ministry of Sustainable Development and Infrastructure in early 2012. In this context, the Board of Directors of the FDC awarded several public contracts in 2012, including excavation work, structural work, façade cladding in architectural concrete, insulation and sealing work, technical installations and elevators as well as facade installation works. End of 2012, the Board of Directors also approved to use the services of two real estate agencies for promoting the rental of this building at national and international level.

Concerning the building site, the year 2012 was entirely devoted to the excavation and structural work. The technical installations began in June 2013 and in September the installation of the windows and façade elements was started. In October 2013, the structural work was completed. Since then, the construction site has evolved without major difficulties and respecting the time schedule. Provisional acceptance of the works began late 2014 and in this context the final phase related to the interior design could be initiated.

In late 2015, a lease agreement between the FDC and the European investment bank relating to the rental of the IAK was signed. The agreement, covering the entire complex with offices and archives of respectively 21.402 m² and 1.763 m² and 144 parking spots located in the basement, has started from 1st of January 2016 and covers a 9-year lease period.

The final stage of the project, namely the completion of the rental facilities, has been achieved during the first half of 2016 so that the move of the European Investment Bank was accomplished in the months of July and August 2016.

Carrefour

In 2012 and on the basis of feasibility studies, the FDC decided to undertake a major energy-related renovation of its building Carrefour situated in the city centre. Following this decision, the public tender for the missions of consulting engineers could be closed by the Board of Directors the same year while the contract relating to the selection of an architect was awarded in late April 2013. Furthermore, the mission of lead coordination and control was assigned in November 2013.

During 2014, after the respective public tenders, the FDC's Board of Directors awarded the contracts for services of technical control, energy performance and comprehensive insurance coverage as well as the contracts for remediation, dismantling and structural works and façade works containing glass and architectural concrete elements and thermal insulation.

From late 2014 onwards, remediation, dismantling and structural work has been undertaken on the site. Asbestos removal operations could begin following the move of the last tenants. At the same time, preparatory work regarding the dismantling and partial demolition grew at a steady pace, as well as the dismantling of technical facilities on the roof and the dismantling of part of the façade.

Subsequently, the first quarter 2015 was mainly dedicated to remediation work, the decommissioning of the technical facilities and the dismantling of the elevators. In the second quarter, adaptation work to the whole structure and the masonry, the dismantling of façade elements in concrete, the adaptation of the concrete body and the disassembly of the chassis have been targeted. Finally, sealing and façade mounting work began in the third quarter.

In December 2015, a promise to lease for a period of 12 years and covering several floors representing some 5.600 m2 of the Carrefour and 40 parking places was signed with the Société Générale Bank & Trust.

The year 2016 has essentially been dedicated to the finalisation of the structural work, the technical facilities as well as the façade. In this context, first acceptances of the works were noted end of 2016 and by this way the project was completed towards the end of the first half of 2017. Regarding the lease of the given building, building also certified BREEAM Excellent, a lease agreement was signed with Société Générale Bank & Trust in June 2016. The said agreement, having taken its effects already from 1st of November 2016 onwards for a period of 12 years, covers 5.607 m2 of office space, 250 m2 of archival storage as well as 40 parking spots. The remaining surface, being 6.117 m2 of office space, 88 parking spots as well as 353 m2 of archival storage, could rapidly be leased to various entities and thus the given building is fully occupied since mid-year 2017.

Ongoing projects:

Cité de la sécurité sociale

Finally, a major real estate project was initiated in 2014. Indeed, the FDC was looking for a plot of land on the territory of the City of Luxembourg since 2013 to construct a new building replacing the Office des assurances sociales, building located in the district of Hollerich that has become obsolete, and to relocate the National Pension Insurance Fund and the Children's Future Fund as the operating authorisation on their common head office will expire in the near future. The final aim of this project is to centralise all social security institutions and administrations on one single site and to create by this way a true social security city.

An appropriate site for such an important project has soon been identified in the form of a plot of land of approximately two hectares located next to Luxembourg City's railway station and already partially owned by the FDC, the other part being owned by the State of Luxembourg. In this context, the Government Council approved to sell the State's part, several parcels of land with a total area of 7.678 m2, to the FDC and the corresponding deed of assignment was executed in December 2015.

The development of this social security city will be realised in three lots over an anticipated period of fifteen years. In a first construction stage of the first lot, the FDC plans to build on this ground from 2017 onwards an administrative building for the needs of the social security institutions currently occupying the Office des assurances sociales. At the end of the second stage of construction of the first lot, the National Pension Insurance Fund, the FDC and the Children's Future Fund will join the given site.

Finally, the second and third lot of the project will focus on the demolition of the building of the Government IT Centre, followed by the reconstruction of a complex of administrative, commercial and housing buildings.

To realise this large-scaled project, the FDC, in its capacity as project owner, launched in April 2015 an architectural and urban call for applications followed by a consultation. Thus, among the twenty teams of architects, urban planners and landscape designers who participated, five were selected by a jury of architects and independent experts and have consequently been invited to submit a project responding to well-defined specifications and requirements.

In December 2015, the given jury has established a ranking of the three best projects and the following team has finally been selected as the winner of the consultation:

  • Scheuvens + Wachten (Dortmund)
  • Architecture et Environnement (Luxembourg)
  • BLK 2 Böge Lindner K2 Architekten (Hamburg)
  • Breimann & Bruun GmbH & Co.KG Landschaftsarchitekten (Hamburg).

Subsequently, the awarded team began the preliminary studies of the first stage of the first lot. Simultaneously, the FDC launched in March 2016 various requests for proposals to designate the project manager as well as the companies in charge of technical engineering, civil engineering and infrastructure. In July 2016, these mandates have been entrusted respectively to Luxconsult S.A., Jean Schmit Engineering S.à r.l., INCA engineers advice partners S.à r.l. and Schroeder & Associates S.A. In addition, other specialists have been appointed, particularly in connection with the energy concept and the BREEAM certification. In the second half of 2017, the preliminary design has been developed and the necessary steps to elaborate the special development plan (PAP) and its related authorisations have been taken, this in collaboration with the State and the City of Luxembourg.

In 2017, the preliminary studies were completed. As a result, FDC's Board of Directors was able to validate the final draft as well as its global budget in October 2017 and the PAP was approved by the responsible Minister in November 2017. During the approval phase of the PAP, the necessary steps to sign a reparcelling agreement with the State and an implementation agreement related to the PAP with the State and the City of Luxembourg have also been taken. In fact, the granting of a building authorisation is conditional on the above-mentioned agreements being signed. In that respect, the reparcelling agreement was signed in February 2018 while the implementation agreement was signed in March and approved by the responsible Minister in May 2018.

While 2017 was still devoted to carry out some preparatory work of the demolition and earthworks in relation to the existing buildings on the given site, the demolition and earthworks themselves have been started during April 2018 under the responsibility of the company LTS - Lingenfeld. During the same year, the mandates related to the structural work and the construction site installation have also been awarded, this respectively to the company Tralux S.à r.l. and the momentary association CLE S.A./BAM Lux S.A. At the beginning of 2019, the general earthworks were completed and Tralux S.à r.l. was able to start the structural work. At the end of 2019, the basements were completed.

In October 2019, the mandates for the sanitary, heating, ventilation and air-conditioning technical installations as well as the sprinkler system were awarded to the momentary association A + P Kieffer Omnitec S.à r.l. and Climalux S.A. At the same time, the mandate for the electrical installations was awarded to the momentary association Mannelli & Associates S.A. and CEL S.A. At the end of 2019, the execution studies for these technical installations have been started.

Through the award of these mandates, 80% of the overall project budget has been committed, while respecting the foreseen global financial envelope.

Urbanisation of the "Office des assurances sociales" site within the special development plan "Quartier Hollerich"

As the Cité de la sécurité sociale project will lead to the vacation of the Office des assurances sociales building located in Hollerich in provisionally 2022, the given site needs to be reallocated. In this context and to allow a forthcoming optimal urbanisation, the FDC has since 2016 led several discussions with the City of Luxembourg and the owners of the surrounding sites during which it was, among other things, agreed to establish a joint special development plan (PAP).

In order to have an initial urbanisation concept for the site in question, the FDC has appointed in 2017 the architectural bureaus Albert Speer & Partner GmbH and Architectes Paczowski et Fritsch S.à r.l. to develop an urban study. At the same time, negotiations have been carried out with other involved parties, such as the National Roads Authority, Luxtram S.A. as well as the economic interest group GIE d'étude pour le développement urbain de Hollerich representing companies Paul Wurth S.A. and Heintz van Landewyck. These negotiations resulted in the signing of an agreement with the said group laying down the collaboration between the various parties regarding the development of a joint PAP.

Following the entry into force of the environmental impact assessment law of 15 May 2018 (EIE procedure), 2018 was mainly devoted to accomplish the environmental impact assessment of the site in question, the given law imposing such an assessment for PAPs with a soil sealing surface of more than 100.000 m2.

The year 2019 was mainly used to refine urban planning studies and to carry on negotiations with the municipal authorities in the context of drawing up an implementation agreement related to the PAP, as well as with the other landowners participating in the PAP in the context of drawing up a reparcelling agreement. Due to the scope of the studies related to the EIE procedure, it is estimated that the submission of the application file for the PAP, initially planned for the end of 2019, could be completed by mid-2020.

 

 


[1] The Building Research Establishment Environnemental Assessment (BREEAM) certification is the world's leading sustainability assessment method for masterplanning projects, infrastructure and buildings. It measures sustainable value in a series of categories, ranging from energy to ecology. Each of these categories addresses the most influential factors, including low impact design and carbon emissions reduction, design durability and resilience, adaption to climate change and ecological value and biodiversity protection. Within every category, developments score points for achieving targets and their final total determines their rating.