NHTV University of Applied Sciences

DATE!!
Advisory Report ’t Schip
CREM II Group J
Fabiana Meaño;Tibor van Noesel;Nathalie Muti;Inge Broeders;Ivo Bruijnaers;Mirjam te Brinke

Advisory report ’t Schip – Savills
CREM II Group J

Tutor Maarten Staps
Theme manager Pieter le Roux

Fabiana Meaño 121145
Tibor van Noesel 123539
Nathalie Muti 122703
Inge Broeders 111052
Ivo Bruijnaers 123352
Mirjam te Brinke 121001
Preface

Table of Content Preface 2 Introduction 4 Deliverable 1 Research Questions 5 Deliverable 2 Plan of Approach 6 Deliverable 3 Context Analysis 10 Deliverable 4 Building Analysis 14 Deliverable 5 Industry Analysis 16 Deliverable 6 Optimization / Transformation 20 Deliverable 7 Company Profile & Program of Requirements 21 Bibliography 26

Introduction

Deliverable 1 Research Questions

1.1 Main question
How can this building generate future profit for the owner of the building?

1.2 Sub-questions 1. In what way does the context/surroundings influence the attractiveness of the building? (deliverable ‘context analysis’) 2. In what way does the exterior of the building influence the attractiveness? (deliverable ‘building analysis’) 3. In what way does the interior of the building influence the attractiveness? (deliverable ‘building analysis’) 4. What kind of service contracts is used with this building? 5. What are the rental/service prices? 6. What are the possible target groups for the building? 7. What is the final target group for the building? (also include company profile) 8. Should the building be optimized or transformed for this target group? (deliverable ‘optimization/transformation’)

Deliverable 2 Plan of Approach

In the Plan of Approach we will discuss what we have to do in our assignment and a time schedule is made with all the deadlines. A discussion on how we are approaching the assignment is discussed as well.

Here we have all the member of the group with their roles. Group J | | | Group members | | Role | Fabiana Meaño Rosal | | Chairperson | Tibor Noesel | | Secretary | Ivo Bruijnaers | | English check | Mirjam te Brinke | | Vice Chairman | Inge Broeders | | Vice Secretary | Nathalie Muti | | |

Fabiana, Chairperson
The chairperson is responsible to plan meetings, keep the group together, and to make sure all the deadlines are finished on time. A leader of the group means she has a clear overview on what is happening in the group. She is also in contact with our tutor Mr Staps.

Tibor, Secretary
The secretary is responsible to make the minutes. And upload them on dropbox, so everyone can take a look at the notes.

Ivo will check all the text to see if all the English is correctly used and will improve where it is necessary.

2.1 Explanation Assignment
In this theme assignment we will assess ‘t Schip in The Hague this is currently not performing optimally. There are 7 floors not occupied. We will research the case study buildings and try to improve their overall performance within the larger real estate portfolio with an advice report. We will formulate a strategy to enhance the performance of the building. To make this recommendation we have to make the following deliverables:

Deliverable 1: Research question
Formulate a research question which will be used by the group as a guiding principle throughout the theme assignment.

Deliverable 2: Plan of Approach (PoA)
Prepare a PoA which outlines the method(s) to be applied by the project group in carrying out the assignment. The PoA should contain information on the different steps to be followed, and what the commissioner can expect of your final advisory report.
Deliverable 3: Context analysis
Analyze the context of the building. Deliverable 4: Building analysis
Analyze the building in terms of its appearance, image, identity, size, available floor space, number of floors, etc. Try to identify which aspects of the building can be used to optimize its potential.

Deliverable 5: Industry analysis
Analyze the industry trends in which the current building function operates (trends in terms of rental contracts, general contract lengths, services, cost indicators per m2, etc.).

Deliverable 6: Optimization / transformation
Based on the outcomes of the preceding analyses (context, industry and building analysis) you are requested to formulate an advise on how to either optimize the building (if you are going to continue with the current function of the building) of how to transform the building (if you are going to suggest a new function for the building). Be sure to properly motivate your choice!

Deliverable 7: Company Profile (CP) & Programme of Requirements (PoR)
Based on your proposal for optimising / transforming the building (Deliverable 6), you are requested to develop the following deliverables:
• Develop a Company Profile according to which you will be developing your proposal for the case study building.
• Prepare a PoR which focuses on optimizing the building suitable for the CP you have formulated: - In formulating the PoR it must be remembered that meaningful experiences and good, supportive service delivery play important roles in the performance of a building. For this reason, attention must be paid to aspects related to service delivery, including service innovation and the design of services to integrate with the recommendation to optimise / transform the current function of the case study building (Deliverable 6).
- The PoR need to address the total amount of lettable space on all vacant floors in the case study building (See Addendum 1 for more details):

Deliverable 8: Sketch plan of your proposal
Following the formulation of a recommendation for either optimising or transforming the existing function of the case study building (Deliverable 6) and the formulation of a CP & PoR for working out the proposed optimisation / transformation (Deliverable 7), groups are required to prepare a sketch plan layout for one (1) floor of the case study building. The sketch plan should be a standard floor, and should clearly address the spatial appropriation for the allocation of the functional requirements as stated in the CP & PoR (Deliverable 7).

Deliverable 9: Investment costs & operating budget
Draw up an investment and operating budget for the proposed building optimization. This cost calculation should focus ONLY on the floor plan layout as proposed in the sketch plan (Deliverable 8):
• Calculate the operating budget (NFC or EN 15221). Use the databases provided in the Theme Assignment map on N@tschool, as well as those available in the multimedia (section of) library for building costs.
• Reflect on the effectiveness of the proposed optimization by referring to the “return on investment” of the proposed solution.

Deliverable 10: Conclusions & Recommendations for change
Prepare a change plan which can be used by the commissioner to advise the building owner / investor on the future potential of your case study building.

Deliverable 11:Final advisory report

2.2 The time schedule with deadlines
We have made an time schedule for this assignment: Date | Meeting | Busy | Responsible | Finished | Responsible | Week 45: 6-11 | Tutor session | D3D4D5 | FabianaIngeTibor & Mirjam | D1D2 | GroupNathalie | Week 46: 11-11 | Group meeting | | | D3
D4
D5 | FabianaIngeTibor & Mirjam | 12-11 | Tutor session | D6D7 | | | | 15-11 | Group meeting | | | D6 TiborD7 | TiborMirjam, Fabiana, Nathalie | Week 47:18-11 | CREM Synthesis day | | | D1 t/m D7 | | 19-11 | Tutor meeting | Discuss synthesis day and D1 t/m 7 | | | Group | | Group meeting | D8D9D10 | | | | Week 48: 25-11 | Tutor session | | | D8D9D10 | | | Group meeting | Making a report of everything | | | | Week 49:3-12 | Tutor session | Discuss report | | | | | Group meeting | Poster | | | | Week 50:9-12 | Group | Presentation | | Hand-in report | | 11-12 | Group | | | Hand-in poster | | 12-12 | Group | | | Presentation poster | |

2.3 How to approach the problem
In order to make the plan of approach we used the book Project Management from Roel Grit. School provided us workshops from Maarten Staps and Harry Reinders about “how to make a planning”. To create the report we will work problem based, so analyze the problem and look at how to solve this. First , we will look at the problem and analyze the current situation. We have created a main question by brainstorming and meetings with Mr. Staps therefore we came up with the main question : “How can this building generate future profit for the owner of the building.” Our goal for this assignment is to answer this question and create an advice report for Savills. To answer this question we will answer sub questions as well. This will help us to understand the main question.
We will use several research instruments:
First we will visit the building to experience the atmosphere and environment. As well the facilities and the exterior of the building.
Savills provided us with pictures of the inside of the building and the blueprints. We are able to analyze the current situation.
We have an interview with Savills in which we can ask questions about the building. To analyze the blueprint we will use planning offices spaces from Jurrian van Meel.
To get new tenants we will have to look at what do the users want. We use the book: Corporate Real Estate Asset Management strategy and implementation from Barry P. Haynes and Nick Nurrington. We will also look at the new generation Y what will they need in an office space.
When we have analyzed the blueprint and the users we can take a look at the book planning office spaces to see what kind of office environment will fit our tenants best.

Deliverable 3 Context Analysis

Creating the context analysis of a building includes analyzing the surroundings of a building, the urban and commercial environment, the accessibility, parking opportunities. This element is important because it is a part of the building which is going to be rented to the client. Before the client uses the building, it will first experience the surrounding; it will already create an image of this certain building. Together with the building it molds the client’s experience. Not only for the tenant but also for the clients and employees.

3.1 The Hague

The location of ‘t Schip is the city The Hague, the city is located in the western part of the Netherlands. The Hague is the political capital of The Netherlands, this makes it an international and interesting city. While all the diplomatic buildings are located here, there are also numerous organizations located in the city. The environment in The Hague is therefore different than other cities in The Netherlands, it has not only a political environment but also a corporate and touristic environment.
The Hague is not the number one business city of The Netherlands, yet there are major nationals and multinational organizations located in The Hague. Organizations such as AEGON, Aramco Overseas Company (AOC), T-Mobile, TNT Post, Siemens and Nationale Nederlanden. In The Hague one can also find non-governmental organizations (NGO), which are active on numerous fronts of business. Nevertheless, the most important NGO’s in The Hague are in the area of peace and justice. Of the total amount of NGO’s in The Hague (around 90), the half consists out organizations active in the area of peace and justice. The NGO’s located in the area of justice are for example the International Court of Justice (ICJ) and the International Criminal Court (ICC), in the area of Conflict Monitoring and Disarmament for example NATO Communications and Information Agency (NCIA), Europol and the European Cybercrime Centre (EC3).
According to the Jones Lang LaSalle Ranking of Office Locations (2013) in The Netherlands the following position are located in The Hague: - 2. Beatrixkwartier, The Hague - 5. Nieuw Centrum, The Hague - 38. Laakhaven/Hollands Spoor
The office market of The Hague is very dynamic. The movements are closely monitored by Jones Lang LaSalle, which publics a quarterly profile of the office market. In the most resent profile is stated the total vacancy of office space in The Hague is approximately 1,200,000 m². The average rent price in The Hague is €205 per m².

3.2 The Location

‘t Schip is located at the Verheeskade 25 in Laakhaven/Hollands Spoor. This is one of the top office market locations in The Hague, besides the Beatrixkwartier and Nieuw Centrum.
According to Jones Lang LaSalle Laakhaven/Hollands Spoor is a grade C location, even though it is still in the metropolitan part of the city center close to Holland Spoor train station.
According the zoning plan of the municipality of The Hague, it is located in a space intended for mixed use. ‘t Schip is also located next to a canal.

* Types of businesses in the surrounding area

Name of Business | Industry | Haaglanden MegaStores | Shopping Center/Mall | De Haagse Hogeschool | Public School | Sportcity | Gym Establishment | Praxis | Hardware Store | UWV WERKbedrijf (leaves location around February 2014) | Public Company (help to unemployed) | ROC Mondriaan | Public School | Various small industrial establishments | Ranging from multiple small garages to design offices | Various restaurants and cafes | Horeca | 2 student campuses | Belong to Haagse Hoge School | T-Mobile | Telecommunications | Delta Lloyd | Financial/Industrial Services | De Consumentenbond | Consumer organization | Schindler | Vertical transportation (Elevators/Escalators) |

* Accessibility
The accessibility of the location is excellent. ‘t Schip is located 900 meters from the Holland Spoor train station, this route can be accomplished by tram, walking or with the bike. The tram stop is 250 meter away of the building. by car it is also easily to access, it is located approximately 10 minutes from the Utrechtse Baan, which is connected to the A4, A12 and A13. The opportunities for parking is outstanding as the building has its own private garage which offers 154 parking spaces. Outside the building, facing the street, there are also several parking spaces. * Social Context
‘t Schip is located in the district of Laak in The Hague. This part of The Hague is a fairly new district, as it exists since 1988. Laakhaven, where the building is exactly located, is also fairly new. In the district there were mostly workers settled, as a result of the small but successful port (Haven). The workforce consisted of many different cultures. After the success of the port came to an end, most of the houses were demolished, but the multicultural residents remained. The impact of this can be seen for example in the possibilities for Muslim women’s to go to a private gym, or behind ‘t Schip there are several small car garages owned by Muslim mechanics.
After the demolition of the old port, it became an area for business. Nowadays Laakhaven is a real business area. Large companies and major schools are located in the area.
Because of the change to a business area, the quality of the environment has improved. This area is important to the municipality of The Hague, as it is a place that produces income (with the companies) and future employees (with the schools). Still it has, according to the municipality of Laak, improvements points. Unemployment in the Laakhaven/Hollad Spoor area is twice as high as the average in The Hague. There is a particular need for more work for less educated employees. The average income is low, in the region there is poverty under the residents of the municipality. In the field of education there is a relatively large group of lower educated students. Absenteeism and dropouts are common among the students who study in the schools around ‘t Schip.
The solution to the problems lies in, according to the municipality, attracting and retaining students and highly educated employees. This is positive for the support to (commercial) facilities. This means more attractive economic functions in the field of retail, leisure, hospitality and personal services have to be developed. * General Environment
Generally, the buildings surrounding ‘t Schip are used for both office use and for apartments. The offices are in in the middle floor and the apartments on the top floors. There is also a use of commercial establishments on the ground floor of several buildings. Businesses such as cafes, bookstores, restaurants, or gyms (the building next to ‘t Schip; Sportcity).
The overall image of the environment is it has quality; it is not an abandoned part of the area. The area is kept decent, the pavements are not full of waste, the area is free from graffiti, the residents are interested in the neighborhood and its changes and also are the owners of the surrounding buildings. The interest of the municipality in the area as a place which has to attract and retain high class workers, brings the obligation to keep the place organized and clean. Also, the roads around ‘t Schip are not overcrowded, there is no noise pollution nor cars driving fast or with loud music.

3.3 Current State

The case study building, ‘t Schip, in The Hague is built in the year 1997. In comparison to the buildings around it, it is an ‘old’ building. The building has been fully occupied over the years by different tenants such as Eneco, BHP Billition and Experian. The building was fully occupied till October 2012, when BHP Billition left the location and left Experian as the only tenant in ‘t Schip. As is stated in the case study file handed out by the NHTV, the vacancy rate is 80%. This means the current tenant only occupies 20% of the total space, which is approximately 1,500 m². Experian has a long term lease of this space, till around October 2016. Therefore a total of approximately 5,972 m² is available for rental. The rent principles for ‘t Schip are €135 per m² per year.

3.4 The Current Market

In the Netherlands the supply of office space has increased over the last couple of years. Zooming in on the area around The Hague, a trend in the increase of vacant office space is noticeable. Still The Hague is under the average of a national 15% of vacant office space, as the percentage is approximately is 14%. This percentage slightly increased every year since 2005. The total floor space in The Hague is 7,201,000 m2, from which 1,005,000 m2 is vacant. From the vacant floor space is only a very small amount which gets newly occupied each year. In 2007 this was approximately 300.000 m2 from in total 700,000 m2, and in 2012 this number is only 118,000 m2 from 1,200,000 m2.
An assumption can be made according the numbers which the supply of office space in the area has increased. Tenants have a wider range of office spaces to choose from, which makes it more difficult for the buildings to get rented.
More information about the current market of office spaces in Laakhaven/Hollands Spoor can be found under chapter 5. Industry Analysis.

Deliverable 4 Building Analysis

‘t Schip is a medium sized office building with nine floors and a total floor space of approximately 7,500m². The total vacant floor space is 5,972 m², divided over the first seven floors.
The building itself is build according to modern standards. The building has energy label C, which is partly due to the solar panels on the roof.

Apart from that, the building is equipped with cooling systems in the ceilings, build in lights in the ceiling and all windows can be opened. There is a modern entrance with an intercom system and double elevators with a control system for the basement where the parking space is. Furthermore, each floor has its own sanitation.

The exterior of ‘t Schip looks modern. The building stands out from the surroundings because of the special architecture. Different from other buildings in the area, ‘t Schip looks neat and clean and is free from, for example, graffiti. The outstanding exterior and unique location on the embankment makes it a perfect building for companies who are looking for a unique building on a unique location that expresses their identity.

The interior is a blank canvas which can be designed and decorated to own vision and needs. The office space is very open with a lot of light from both sides throughout the entire floor.
The building offers the tenant the possibility to reflect its own identity through the interior. There is plenty of room to Taylor made the building.

The images below show what the interior looks like at the moment.

The strengths of the building is it has a large open lay-out, a modern exterior and interior and the blank canvas as the interior. This gives future tenants the possibility to design the interior of the building completely to their own standards and wishes. The building offers great possibilities to design the office space according to the new working standards.
The images below show what the interior could look like.

Floor plan of the second, third and fourth floor.

Deliverable 5 Industry Analysis

5.1 Results of economical crisis
The building ‘t Schip is located in The Hague, in the area Laakhaven Holland Spoor. The building has in total 5972 m2 of vacant floor area, however we are going to focus on three consecutive floors with a total amount of 2700 m2. The goal of the industry analysis is to compare this building and its components and prices with the surrounding buildings.
5.1.1 Office space Laakhaven HS
In Laakhaven are a lot of office buildings with a significant amount of vacant floor space. The total floor space in The Hague is 7,201,000 m2, from which 1,005,000 m2 is vacant. The national average percentage of vacancy in comparison to total supply of office buildings is 15%. The Hague is on the positive side of this average, with a percentage of approximately 14%. This percentage slightly increased every year since 2005. From the vacant floor space is only a very small amount which gets newly occupied each year. In 2007 this was approximately 300.000 m2 from in total 700,000 m2, and in 2012 this number is only 118,000 m2 from 1,200,000 m2. This has a lot to do with the economical crisis which affected a lot of companies and sectors. Organizations started to reorganize their businesses and a lot of functions disappeared. Businesses went bankrupt or operated smaller due to reorganizations, and therefore the amount of vacant floor space increased over the last few years. The following graph obviously shows the amount of office jobs decreased significantly in The Hague.

5.1.2 Usage of floor space
The usage of floor space assigned to different sectors in The Hague show in general the same trend as from The Netherlands. The government and other non-profit organizations decreased in the usage of floor space since 2002, in The Hague from 46% to 34%; in The Netherlands from 35% to 25%. Another equal trend which is the significant increase of business services, such as IT, accountancy, administration, advertisement: in The Netherlands from 32% to 48%, in The Hague from 27% to 52%. This means The Hague is a popular area for organizations in the business services sector. Other kinds of sectors in The Hague are industry, trades and transport (9%); ICT (3%); banks and insurance companies (2%).

5.1.3 Rental prices
Besides the changes in supply and demand of office space, the rental prices of office space also changed in the last couple of years. The Hague shows in general a declining price per square meter per year. In most of the areas in The Hague the minimal rental price stayed the same, but the maximum rental price decreased, comparing figures from 2011 and 2012. This trend is also applicable to the district of Laakhaven HS. In 2011 the minimum rental price was €80 per m2 per year and the maximum price was €150 per m2 per year. In 2012 the minimum rental price was still €80, but the maximum rental price was €125 per m2 per year. These prices make Laakhaven HS the second-cheapest district in The Hague to rent office space. Only Binckhorst is cheaper with €60-€125 per m2 per year. This district is located next to the district of Laakhaven HS. The low rental prices in comparison to other districts in The Hague can be in favor of Laakhaven HS and also ‘t Schip.
The rental prices of The Hague are, in comparison to other cities in the so-called “Randstad”, around average. Most remarkable is the lower minimum rental price, which should be in favor of The Hague. From the 10 most extensive transactions in office space in 2012 nation-wide, 9 of these transactions were located in the Randstad. Five of them were located in Amsterdam and its surroundings, two of them were in Rotterdam, one in Utrecht and also only one in The Hague. It is a remarkable fact the transaction in The Hague was located in the “Nassau buurt”, near the Beatrixkwartier, which is the second most expensive district in The Hague. The company who moved to this area is Spaces, a company which offers energy and inspiration for entrepreneurs to be successful.

5.2 Contracts
5.2.1 Basic rental information
‘t Schip has a total of 5972 square meters available, divided over 7 floors. When a party is interested in renting this building, they have to rent at least 510 square meters. The average price per square meter is € 135, -. This also is negotiable furthermore, there are 154 parking spaces cost € 900, - per parking space and the service costs are € 40, - per square meter per year.
5.2.2 Previous and current tenants
There is not a standard for what company should be in the building, any type of industry is allowed in here, according to the zoning plan. Until the end of October 2012, the building was fully occupied. One of the companies who used the building was BHP Billition, this is a company in the metal processing industry (aluminium, coal, iron etc). BHP is a company which operates over the whole world and they established their headquarters in t’ Schip. (This office was only used for administrative activities.) Experian is the only company which is still in the building. They occupy the building for approximately 20%. Experian also uses the building for administrative activities. Experian is a company which provides services for financial aims in the telecom business. This shows companies in different sectors can occupy the building, but the main purpose of using this building is administrative activities.
5.2.3 Savills
Both companies, Experian and BHP, got into an agreement with the real estate agent before they could move into the building. These agreements are documented in a contract. Savills is a big real estate agent, trying to find tenants for several buildings in the Netherlands, including ‘t Schip.
Savills is always willing to negotiate with the tenant to get the best possible deal for both parties. The minimum service requirements Savills provide when signing a contract are related to the maintenance of the building, because Savills wants to be sure the building is and stays maintain in a good working order. This includes the following: * Installations * Cleaning interior and general area * Cleaning exterior area * Parking installations, fence * Roof * Security
The contracts Savills provides are negotiable. This means the length of a contract. But this differs on the economy. If the economy is doing well, the average length of a contract is about 5 to 10 years because the company and the real estate broker have more certainty about their finance. When the economy is decrease, the contracts could also last for 1 or 2 years.
Sustainable features
The use of ‘Green Contracts’ is also negotiable. Whenever there are interested parties for renting the building, there are often a lot of detailed recommendations which have to do with sustainability and the green image of the company or building. A company of course wants to carry out a certain image with their building to their clients.
The current energy label of ‘t Schip is C because the building is not new anymore therefore, there are opportunities for improvements in this area. When there is a large company who wants to use a building they often invest in upgrading such buildings, for instance installing solar panels and automatic light switches.

Deliverable 6 Optimization / Transformation

The building ‘t Schip is until now used as an office building by different kinds of companies in different kinds of sectors and mostly used for administrative activities. At the moment only one company uses the building. This company, Experian, does not use all the floors, which means there is still a lot of vacant office space. This is the situation since October 2012.
Different kinds of analysis pointed out there are more options for this building than only an office building. The district Laakhaven/Holland Spoor is not the most attractive part of The Hague and therefore, the municipality of The Hague wants to improve this neighborhood by attracting a more highly educated target group, who are also more aware of the society. There are different options to meet these requirements. The building can be optimized as an office building or the building could be transformed into another building with a different aim then an office building.
Optimization
If the building would be optimized as an office building, the requirement the municipality has for this district will not be accomplished. In the last years when the building was used as an office building, the image of the building was not necessarily improved or stimulating the environment. Besides, the building was empty last year and of course this is for a reason. One of them is there is a large supply of vacant office spaces. Which means the tenant has a lot of options for renting a building. When a tenant is looking for a new building, it is preferably a new building with a high energy certificate. The energy label of t’ Schip is C, which means the building is not as efficient with its energy as the more recent buildings.
Transformation
Concluded in the description of the optimization process, this does not seem to be the best solution for this building to enhance the use of this building. However, transforming the building could be really profitable. The building will have the opportunity to develop a whole new image instead of the office-building image. Besides, the image also the interior of the building could change, which could lead to a positive atmosphere towards the neighborhood. When this office building will be transformed into a cultural center, the building is gets a total different and new image. A cultural center could help with improving the district of Laakhaven/Holland Spoor by attracting different target groups and it creates more solidarity between the residents of the area. It can be used for educational purposes and last but not least The Hague has the aim for cultural capital of Europe in the year 2018.

Deliverable 7 Company Profile & Program of Requirements

7.1 Company Profile

7.1.1 Cultural Centre
As possible tenant, we came up with a new idea. The building is suitable for a cultural center. The cultural center should include an art gallery, an atelier, a film house, theatre space, a meeting place with a bar, a music studio to record songs and a rehearsal studio for dance. The aim of this cultural center is to make it an active place, for people from the neighborhood and from The Hague to meet, relax and to enjoy art and culture. The municipality of The Hague wants to improve the district of Laakhaven/ Holland Spoor, to attract a more highly educated target group, who are more aware of the society. This can be perfectly done by starting a creative and cultural center. The area of Laakhaven/Holland Spoor is not well known, due to the lower educated people and peoples of different cultures in this area. The culture center will attract a totally different target group to the area and therefore, the area will increase its attractiveness.
In November 2012 the municipality of The Hague agreed on building a culture center in ‘t Spui of 181 million euro. The citizens of The Hague disapproved, since the art and culture in The Hague and the rest of the Netherlands were shortened in their budget, however this huge and expensive building still could be build. It is very unlikely something like this is going to happen with the culture center idea for ‘t Schip, since this situation is totally different. First of all, the building is exists and has a lot of vacant floors. Secondly, the municipality wants to improve the district of Laakhaven/Holland Spoor. Less vacant floors gives already a better view on the area. In addition to this, the culture centre is attracts a very different target group than Laakhaven/Holland Spoor is known for. The culture center is a perfect place to get more solidarity in the area. This can be a place where people come together, meet with each other. The culture center can also be used for educational purposes, since the Haagse Hogeschool and the ROC Mondriaan are located nearby. The culture center also fits perfectly within the idea of The Hague aiming for cultural capital of Europe in 2018.
There are multiple possible investors in this project. The first investor is the municipality of The Hague, because the culture center is the perfect opportunity to improve the general view on the area of Laakhaven/Holland Spoor, since it attracts a different public; it brings more solidarity between the residents in this area. It can be used for educational purposes which improves the quality of education in The Hague. The second possible group of investors are educational institutes, for example the Haagse Hogeschool and the ROC Mondriaan. These schools can use the culture center for educational purposes, such as excursions to get the students more educated about art and culture. The third group of investors is establishments for culture. In The Netherlands is plenty opportunity for foundations for art- and cultural purposes. A few examples of possible investors :

- The aim of the “Mondriaan Stichting” is to enlarge the interests for cultural expressions and to improve the international position of Dutch art and design.
- The “VSB Fonds” supports projects in the entire art- and culture industry.
- “Stichting Cultuur-Ondernemen” stimulates entrepreneurship in artists, creative people and cultural organizations and uses creativity in other sectors.
A fourth possible investor could be the Bank Giro Loterij, which is also called the ‘cultural lottery’. The Bank Giro Loterij supports charities who work with culture and preservation of cultural heritage. In 2012 the Bank Giro Loterij supported 67 charities with more than 64 million euro. The Bank Giro Loterij likely to be in favor of this cultural center in The Hague, to get citizens more aware of art and culture.
The municipality, the educational institutes and the establishments for culture can all contribute to realizing the culture center, by paying a part of the investments in the building which need to be made and by paying a to be determined part of the rent. The other part of the rent is paid by artists who have their art gallery in the building. They should pay according to the amount of square meters they use. Visitors of the building only pay an entrance fee for the film house. A part of this revenue can be used to pay a part of this rent. Also a fixed percentage of the food- and beverage prices can contribute to paying rent. In this way, the whole society contributes to operating this culture center.
7.2 Program of Requirements
The Program of Requirements focusses in aligning the functional requirements of the end users with the organizational objectives of the organization. The Program of Requirements consists of a set of preconditions about the function of the building, laws and regulations considered, financial considerations, the capacity of the building and the different internal spaces required. With the set requirements it is the goal of the group to calculate how the space in ‘t Schip will be divided and identify the buildings facilities and services.
7.2.1 Function of the building
As stated in the company profile, ‘t Schip will be transformed in to a culture center for the community of Laakhaven/Hollandspoor. It is the intention to make a cultural center for people who live nearby and for all the people who are interested in culture. The vacant space will be used by several cultural activities. The organizational objective for ‘t Schip is to create a cohesion between the different members of the community and to create possibilities for upcoming artist, but also people who wants to enjoy the art and culture can visit. * Cultural interaction
In order to get cultural interaction, it is intended to create the following spaces:
The Ground Floor (Zone 1):
- Gallery: In the gallery upcoming artist can show their work and talent to the world. The guests can look at the different kind of art which will be showed. On the ground floor there will be glass walls to the street side, this way pedestrians also can enjoy of the exhibited art. This way people who walk along the building are triggered to have a look at the art. The glass walls also create an open and light environment. The space in the gallery can also be rented per squared meters, according to the wishes of the customer.
- Atelier: In the gallery on the first floor there will also be several open ateliers, for when artists want to show the process of making the art piece. Artists can rent the space to make art and give Workshops in art. When people walk along the building and they see the artists in process of making their art, it will attract people and they intrigue them to go inside and have a look.
- Service desk: The host of the service desk will welcome the guests, help the guest and provide the guests with information. This is the place to sign in for a workshop and to rent a room
- Some vending machines with some seats for the guests who watch the art will be placed on the first floor.
- Storage Room: On each floor there is a small storage room to store small collection of art.
The 1st Floor (Zone 2):
- Record studios: As a form of art there will be a record studio on the second floor. People can rent the space and record songs. Musicians can record their songs in here.
- Theatre: In the theatre different theatre shows can be performed. The interior of the theatre will be efficient; the theatre can also be used for a cinema where artistic movies or movies from other countries can be showed.
- On this floor a Café/Bar/Waiting Area for the theatre and cinema will be build. It will be a self-service catering, where the guests can have some food and beverages. The self-service catering is on this floor because of the theatre/cinema. Guest can seat themselves here in the break. While they wait for the performance the café will serve food and beverages.
- Small Exhibitions Space: On each floor there are small 1m² rentable exhibition spaces.
- Storage Room: On each floor there is a small storage room to store small collection of art.
The 2nd Floor (Zone 3):
- Rehearsal studios: There will be a rehearsal studio where dance groups can rent the room and practice, it will include for example a 7.5 meters wide and 2.5 meters high mirror.
- Music Atelier: This room is especially designed for music classes, the classroom can also be divided in two separated rooms if necessary.
- Artistic multimedia library: In the artistic library artistic resources can be used for browsing for inspiration. Guests can use the resources, watch videos and/ or listen to music. Guests cannot rent books; they can read them in the library.
- Ateliers: Rooms where artistic workshops can be given, for example painting or sculpturing. Guest can sign in for a workshop, but can also rent a room for other workshops.
- Small Exhibitions Space: On each floor there are small 1m² rentable exhibition spaces.
- Storage Room: On the 2nd floor there will be a large storage room to storage the art pieces made by the workshops and the artist.
7.2.2 Applicable laws and regulations
When transforming the building several rules and regulations are applicable. * The local zoning of the municipality
The local zoning tells how the municipality has decided what can happen with the space within the municipality. It says where companies and where homes can be located and what the measurements of these may be.
This consists of the regulations set up by the government. * The “ARBO-wet”
The ARBO-wet consists of the rights of employees. The employer is responsible for a work environment that meets the legal standards. * The “Wet geluidhinder”
The regulations on noise. * The ‘’Instellings besluit bedrijfschap Horeca en Catering’’
For the catering there has to be a permit to have restaurant. * The ‘’Drank en Horeaco Wet’’
If the Café wants the serve alcohol is has to have a permit.
7.2.3 Financial considerations
The main goal to transform ‘t Schip in The Hague is to make it generates profit. By transforming it into a culture center which investors will pay the ‘’rent’’ it will generates profit.
In the company profile different kind of possible investors are mentioned.
The transformation of the building will also cost money. The investors are also responsible for the profit the culture center will generate, like renting rooms or workshops will go to the municipality.
7.2.4: Zone Space Calculation * The Floors Floor | m² | Ground Floor | 759 | 1st Floor | 825 | 2nd Floor | 1116 |
The three floors which are chosen for the implementation of the project are the ground, first and second floor. The surface area of the floors is:

The areas are already the net usable spaces, as these are the rentable space squared meters according to Jones Lang LaSalle. * Zone space calculation
Interior building space:
1. The Ground Floor (Zone 1) is designed for the gallery, several ateliers, a service desk and a vending machine. Space | Information | Quantity | Calculation | Total m² | Atelier | 42.25m² (8.8m x 4.8m) | 8 | 42.25m²x8 | 338m² | Gallery/Corridors | 379.5m² | 1 | 759m²- (338m² + 4.5m² + 7m²+ 10 m² + 20m²) | 379.5m² | Service Desk | 4.5m² (1.5m x 4m) | 1 | 4.5m²x1 | 4.5m² | Vending Mach. + Sitting Area | 6m² (3.75m x 3.75m) | 1 | 7m²x1 | 7m² | Storage Room | 10m² (1m x 5m) | 1 | 10m²x1 | 10m² | Others* | 20m² | 1 | 20m²x1 | 20m² | | | | Total | 759 m² |
*Others include corridors 2. The 1st Floor (Zone 2) is designed for a record studio, theatre/cinema and café/bar. Space | Information | Quantity | Calculation | Total m² | Record Studio | 30m² (10m x 3m) | 1 | 30m²x1 | 30m² | Theatre/Cinema | 132m² (11m x 12m) | 1 | 132m²x1 | 132m² | Café/Bar/Waiting Area Thr./Cinm. | 608m² | 1 | 825m²- (132m² + 30m² + 25m² + 10 m² + 20m²) | 608m² | Small Exhibitions Space | 25m² (1m x 1m) | 25 | 25m²x1 | 25m² | Storage Room | 10m² (1m x 5m) | 1 | 10m²x1 | 10m² | Others* | 20m² | 1 | 20m²x1 | 20m² | | | | Total | 825m² |
*Others include corridors
3. The 2nd Floor (Zone 3) is designed for a rehearsal studio, artistic library and several ateliers. Space | Information | Quantity | Calculation | Total m² | Rehearsal Studio | 100m² (10mx10m) | 1 | 100m²x1 | 100m² | Music Atelier | 180m² (9m x 20m) | 1 | 180m²x1 | 180m² | Small Exhibitions Space | 25m² (1m x 1m) | 25 | 25m² | 25m² | Artistic Library | 100m² (10mx10m) | 1 | 100m²x1 | 100m² | Ateliers | 90m² (9m x 10m) | 6 | 90m²x | 540m² | Storage Room | 50m² (10m x 5m) | 1 | 50m² | 50m² | Others | 20m² | 1 | 20m²x1 | 20m² | | | | Total | 1015m² |
*Others include corridors

Bibliography
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