Neo project The Heysel Plateau

Transcription

1 eobrusseln ruxellesne obrusselne Neo project The Heysel Plateau Note of ambitions for the first phase of the Neo project retail centre, recreational and leisure area, accommodation area, administrative areas and parking lots 29 Mars 2012

2 Colophon Authorities: City of Brussels Texts: KCAP, Arup, Fakton Graphic design and production: KCAP Illustrations: KCAP All rights reserved 29 Mars Neo Bruxelles KCAP Arup Fakton

3 Neo project The Heysel Plateau Note of ambitions for the first phase of the Neo project retail centre, recreational and leisure area, accommodation area, administrative areas and parking lots 29 Mars 2012 Note of ambitions for the first phase of the NEO project 2

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5 Table of content Introduction 1. Main features of the Heysel site 7 2. The vision for the future of the Heysel site: the Neo project in its totality General features Analysis Points for improvement Strong points to build upon Opportunities to grab hold of Master Plan One ambition One overriding policy: the sustainable development The anticipated phasing for the implementation of the Neo project The programme of the Neo project in its entirety Buildings Infrastructure and public places First phase of the Neo project The programme in question Demarcation of the site Disposable land for the project Neighbouring plots of land Main guidelines for the project The shopping centre, catering and possible cinema The residential functions Offices Leisure function of touristic nature Public spaces The parking lots 35 Note of ambitions for the first phase of the NEO project 4

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7 Introduction The City of Brussels and the Brussels-Capital Region aim to redevelop the Heysel Plateau (in the middle of which you will find the iconic Atomium), in order for it to become an urban centrality of international charisma which can act as a real window on the Capital of Europe. It is about the putting in place of an important chapter in the International Development Plan adopted by the Brussels Authorities. The project has been named Neo. In particular, the Neo project provides that the following infrastructures and functions will be developed in the immediate surroundings of the Atomium: An international convention centre; A large shopping centre with retail and catering outlets, and possibly a cinema; A leisure function of touristic nature; A large concert hall; Hotels; Homes ; Offices ; Sports infrastructure; A large urban park with several green zones; Essential parking lots for these different functions, and this in a spirit of optimisation of parking spaces (most notably the promotion of shared use of parking capacity). centre, the significant number of homes, the office areas, A leisure function of touristic nature as well as the necessary parking lots for all of these functions. NOTE: These pages are entirely for illustration and information purposes, outlining the ambitions of the City of Brussels and the Brussels-Capital Region within the framework of the Neo project and in particular for this, the first phase of the project. The contents of these pages reflect only the authorities point of view. Therefore, these pages do not form an official document in the procedure of the competitive dialogue launched by the City of Brussels. In any case, all information included in the tender notice and in the official documents of the competitive dialogue will prevail over the current presentation. The illustrations shown in this document are for information purposes only and do not prohibit the possibility of other options offered by the possible partners, within the limits of the project. The surface of the plots of land included in the area of the project is purely an approximate one; the exact surface of each plot will be measured exactly by an expert surveyor appointed by the City, and communicated to the possible partners. The redevelopment of the site will also lead to an improvement of the mobility infrastructure (i.e. for metro, tram, cars and pedestrians) in order to improve even more the already outstanding accessibility to the Heysel Plateau. In order to present itself the means to realise and take charge of the future running of this ambitious project, the authorities are looking at cooperation with private partners who will be given the responsibility of creating a mixed use urban project, very much geared towards sustainable development. The following pages will concisely present (1) the whole Neo project and (2) the particular chapter concerning the partnership needed with a private operator in order to realise and take charge of the future running of the shopping Note of ambitions for the first phase of the NEO project 6

8 1. Main features of the Heysel site fig 1. Location Neo in Brussel fig 2. Position Heyzel with Atomium and Expo The Heysel Plateau is situated inside the Brussels Ring road and is immediately linked to the centre of the city by public transport (tram and metro). It has a surface of approximately 139 hectares and is steeped in history. It is where the 1935 and 1958 World Expos took place, with their legacy still visible: the Atomium, the Japanese Pavillion, the Park of Laeken amphitheatre, etc. The Plateau also has the following iconic facilities which will attract visitors during the next few years: Brussels Expo; The Roi Baudouin football stadium; The Parks of Osseghem and Laeken, two of the most beautiful parks in Europe. Finally, the site also currently holds the tourist attractions of Kinepolis cinema (6,620 seats), Mini-Europe and Oceade. In the long run, however, the offer of leisure functions on the site is destined to evolve, in time, to better ensure a quality tourist attraction as part of the framework of this Neo project. 7 Neo Bruxelles KCAP Arup Fakton

9 planning area study area fig 3. Existing situation Heyzel indicating the areas of planning and study, scale 1: Note of ambitions for the first phase of the NEO project 8

10 2. The vision for the future of the Heysel site: the Neo project in its totality 2.1. General features The size, accessibility and infrastructure already present on site give the Heysel Plateau so much potential for development. It is this particular development opportunity that the City of Brussels wanted to capture, by having a Masterplan developed for the site. The Masterplan has allowed, on the basis of a diagnostic of the current situation, to outline the broad principles of the redevelopment programme of the Heysel Plateau. The Masterplan deals in particular with an area of approximately 67 hectares (out of a total of approximately 139 hectares). The area which falls outside of the Plan are Brussels Expo, the Trade Mart and parking C. The future projects to be developed within the perimeter of Neo will have to comply with the general instructions given by the Masterplan. These instructions however must not stand in the way of a certain flexibility towards the work of the future designs of the different projects within Neo. If, for several technical, economic or commercial reasons, it would be essential and advantageous to digress in a reasonable way from the Masterplan, then the designers would have the chance to propose those ideas during the competitive dialogue. 9 Neo Bruxelles KCAP Arup Fakton

11 fig 4. Example of development vision Neo, in the foreground the cluster west fig 5. Sports and leisure park Note of ambitions for the first phase of the NEO project 10

12 2. The vision of the future of the Heysel site 2.2. Analysis Points for improvement fig 6. Planning Area Heyzel view from Avenue Houba de Strooper - Street Heysel fig 7. Planning area Heysel, Atomium to the view from Brussels Expo A number of parts of the site have been analysed as being in need of improvement, in view of the redevelopment of the site, in particular: The fragmentation of the site and the heterogeneity of the existing buildings; The need to complete the touristic attractiveness of the site in order to create a veritable second touristic pole centre in the North of Brussels; The lack of a functional synergy between the different activities currently on the site; The encroachment of available space for open air car parks, to the detriment in particular of public places; The barrier in the middle of the site, formed by metro and tram lines; The motorway connections which, although excellent, could be improved so that the area around the avenue Houba De Strooper and the whole of the Verregat quarter can be decongested, 11 Neo Bruxelles KCAP Arup Fakton

13 P P P P P P M P M P P P P P P P P P P 0 fig 8. P m Heyzel existing situation, bottlenecks in the planning area existing buildings Barrier métro and tram line Program «sports» Bad connection / relationship Themepark poor accessibility Parking area steep drop Open space Lack of synergy Park Neglected development of public space Water Fences, visual and physical barrier Note of ambitions for the first phase of the NEO project P Nuisance parking for residents Hydrological disturbance for local residents 12

14 2. The vision of the future of the Heysel site 2.2 Analysis Strong points to build upon The redevelopment of the site can, however, build on certain strong points already present on the site, such as: The Atomium and its strong potential to attract tourists; The high quality landscaped parks and green spaces already present in and around the site, which have also a strong touristic potential; The immediate proximity of first-class motorway connections (the Brussels Ring road and the A12 linking Brussels with Antwerp); Excellent service by public transport; The immediate proximity of Brussels Expo and Trade Mart which attract a huge number of visitors and which are a very important economic centre; The Roi Baudouin football stadium and the visitors it attracts 13 Neo Bruxelles KCAP Arup Fakton

15 fig 9. Green space in the city and Royal Gardens, Park and Osseghem Parklane A12 fig 10. Gateway to Brussels fig 11. Public transport routes Brussels-Heysel Note of ambitions for the first phase of the NEO project 14

16 2. The vision of the future of the Heysel site 2.2 Analysis Opportunities to grab hold of fig 12. Convention centre and hotel Whilst developing the Masterplan, certain ideas have cropped up as potential opportunities for the site: The potential to develop additional commercial activities for Brussels, with a current insufficient supply in Brussels of those, notably in the north of the city and on the Plateau; The international and European dimension of Brussels, which can generate a significant attraction for official, economic and touristic purposes; The potential to develop the supply of hotel rooms on offer in Brussels; The demographic evolution in Brussels, which will create a strong increase in the demand for commercial and residential units; The Royal Park layout projects, most notably the green zone in the Park of Laeken 15 Neo Bruxelles KCAP Arup Fakton

17 2. The vision of the future of the Heysel site Master Plan One ambition An international destination Meeting place Gateway to Brussels A powerful green space that connects A grand project with a rich history fig 13. Five departure points The Masterplan relies heavily on support for these options: The desire to create a truly international location, which can serve as a window on Brussels; The desire to create a part of a city, a meeting place for foreign visitors, Belgians and locals; between workers, businessmen, diplomats, tourists, residents and regulars alike; The desire to create a point of entry into to Brussels, under the guise of a transitional space in between the centre of the city and its suburbs; The desire to truly value the green and leisure spaces, in particular the beautiful parks of Osseghem and Laeken, and the royal gardens by defragmenting them and by seamlessly integrating sports and leisure areas; The desire to develop a grand project, which will fit in with the rich history of the site, most notably in line with the World Expos which have given the site a monumental structure. Note of ambitions for the first phase of the NEO project 16

18 2. The vision of the future of the Heysel site 2.3 Masterplan One overriding policy: the sustainable development The ambitions in terms of sustainable development are anchored in these six points. 1. Compactness The redevelopment programme of the site is concentrated around two compact urban clusters. The Western Cluster is situated around the stadium, whereas the Eastern Cluster is situated to the right of the existing Trade Mart. The choice for development is in first instance aimed at the Western cluster, which is more likely to encourage a link with the neighbouring accommodation areas. The need for compactness of the project is motivated by an efficient use of space and a high level of energy performance. Moreover, the synergy between the different functions (in terms of sustainability) can be developed with an aim to reduce the ecological footprint of the project. 2. Water and green spaces strategy The site s redevelopment programme includes a water and green spaces strategy. It implies the creation of several green spaces, one of which is a renovated area of the park on the west side of the site, which will be the link between the parks of Osseghem and Laeken. The City and the Region also have the ambition to construct a comprehensive hydrological structure which would link up with the Molenbeek and the canal zone. It is important for this structure to be conceived in order to perfectly manage the water, especially with the integration of green roofing, holding ponds, and choices of surfaces to improve the absorption of rainwater, etc. The total of all these elements will allow us to create an ecological network of the same high quality as the site and its surroundings. 3. Slow traffic The redevelopment programme also aims to create excellent access for slow modes in order to totally exploit the recreational potential of the site. Some cycle paths will criss-cross the site, others will follow the perimeter. The Promenade Verte will extend into the park via the Petite Verte. The City and the Region would also like to improve the link between the site of Parking lot C and the rest of the Plateau by creating footbridges, re-introducing cable cars and implanting a tram stop on the Chaussée Romaine at the entrance of Brussels Expo. 4. Public transport The integration and interconnection of tram and metro will improve the capacity of public transport on the site and also their ease of use. Tram 3 will be extended from the stop Esplanade to the Neo zone, which will give the project an even better access to public transport, already one of the best served districts in Brussels. The improvement and integration of parking lot C and the development of new covered parking spaces will be an incentive for people to come back and make this a true access point to the city. 5. Car accessibility The links with the Ring road (exit 7bis) and the A 12 will be improved; the new parking lot in the western cluster will have an immediate access to the new exits, thus relieving exit 8 and decongest the whole area, in particular the crossroad between the avenue des Magnolias and the avenue Houba De Strooper. The open air parking places and those along the roads will for the biggest part be replaced with covered parking lots, which will lead to better quality public spaces as they are reclaimed by pedestrians. 6. Functional and programmatic synergies On a regional level, this redevelopment project aims to realise a mixed-use urban programme with an international influence, thus achieving a complimentarity with the centre of Brussels and the opportunities available on site. In terms of the project itself, the aim is to increase as much as possible the visits to the infrastructures and services which will be present on the site: the convention centre, hotels, shopping centres, cinemas, catering outlets, leisure and sports areas, tourist areas, concert halls, Parc Expo, stadium, etc. 17 Neo Bruxelles KCAP Arup Fakton

19 fig 14. Six pillars Note of ambitions for the first phase of the NEO project 18

20 2. The vision of the future of the Heysel site 2.3 Masterplan The anticipated phasing for the implementation of the Neo project The scope of the whole of this Neo project allows for a phasing in its development, such as for the building projects on the one hand and for the public places and infrastructural work on the other. The actual control over the biggest part of the land and the programmed termination of certain rights granted to other parties on site, will allow a progressive development of the Neo project, with some changes to or reintegration of existing activities. 19 Neo Bruxelles KCAP Arup Fakton

21 Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 fig 15. Overall phasing of the full development of the area Note of ambitions for the first phase of the NEO project 20

22 2. The vision of the future of the Heysel site The programme of the Neo project in its entirety Buildings Seen in its totality, the Neo project aims to realise the programme below (however, to remind you, the programme below is for information purposes only, except for the surface of the shopping centre, which is a maximum, and cannot be considered as a commitment from the authorities involved) Infrastructure and public places Other than the programme described above, the Neo project also aims to develop the following public places and infrastructure: A drastic reduction of street parking places on the Bd du Centenaire, the Avenue Impératrice Charlotte and the avenue de Miramar to turn these arteries into green zones; the development of cycle and walk paths; A total reclassification of the public places on the Heysel Plateau, and in particular in the surroundings of the Parc des Expositions; The creation of a link between Parking C and the Neo zone, combining public transport (extension of the tram line), footbridges and cable cars; An event hall in the middle of the project, close to the metro station and the future international convention centre; The creation of several transitional public places, like the axis which will link the Atomium with the future leisure and retail units, like the edge of the park which will create the transition between the built up section of the Neo project and the green zone, and like the market place which will serve simultaneously as the esplanade leading to the stadium and the urban activities zone to the right of the future shopping centre; The development of a sports zone with rugby, tennis, football and track and field on a surface of approximately 27 hectares in a high quality green zone; An improvement in the public transport services by extending the tram and metro lines serving the area. International convention centre m² GFA 5000 places Shopping centre retail outlets m² GLA Catering (retail) 9000m² GLA Catering 4.500m² GLA Homes m² GFA 750 appartments Offices m² GFA Hotel m² GFA 520 rooms Leisure indoor m² GFA leisure function of touristic nature indoor m² GFA Loisirs outdoor m² au sol leisure function of touristic nature outdoor Cinema m² GFA sièges A new Expo Hall m² GFA To be defined later -- Concert hall places (temporary use of exhibition hall) Covered parking lots to be built places (alongside the current parking C parking lot) fig 16. Program 21 Neo Bruxelles KCAP Arup Fakton

23 A1 D B1 B3 A2 B2 C fig 17. Option 1 B1 B2 A1 D B3 A2 C fig 18. Option 2 Note of ambitions for the first phase of the NEO project 22

24 First phase of the Neo project The programme in question The first phase of the Neo project is looking to create an animated urban zone, mixing leisure, residential, work, sports and commercial activities. The first phase of the Neo project will cover the programme underneath: Minimum Maximum Indoor leisure function of touristic nature sq. m. GFA TBA Outdoor leisure function of touristic nature TBA 26,000 sq. m. on the ground Horeca, type "kleinhandel" Retail catering TBA 9,000 m² GLA Shopping centre retail outlets TBA 72,000 m² GLA Cinema TBA Between 3,000 and 6,000 seats Offices TBA 20,000 m² GFA Covered parking lot to be built (along the existing Parking C) TBA 3,700 spaces fig 19. The program in question 23 Neo Bruxelles KCAP Arup Fakton

25 3. First phase of the Neo project 3.1 The program in question The interested parties will be asked to put forward a project with the different activities respecting the dimensions in the table above. However, the cinema is optional and its capacity (between 3,000 and 6,000 seats) and location at the discretion of the interested party. The Outdoor leisure function of touristic nature is also optional but should it be included, it must be on plot C (see next point). Depending on whether the interested party will include a cinema and/or an outdoor leisure function in his plans, there is always the possibility to add extra plots of land in order to realise the plan (see next point). As a result of this, there is also a minimum residential programme, which can will be changed depending on the choice: If the project does not include the cinema (in other words, when plot A2 is not included in the project) If the project does include a cinema (in other words, plot A2 is included in the project) Accommodation A minimum of 500 apartments and a minimum 50,000 sq. m. GFA A minimum of 575 apartments and a minimum 57,500 sq. m. GFA fig 20. The program in question Note of ambitions for the first phase of the NEO project 24

26 3. First phase of the Neo project Demarcation of the site Disposable land for the project the future functioning of the Plateau and the activities that will take place there. The project proposed by the interested party must fit into area shown in the map below: The site is divided into three parts: Plot A1, with a surface of approximately 70,600 sq. m., which will singularly be made available to the private partner, if he does not include a cinema and an Outdoor leisure function of touristic nature in his plans; Plot A2, with a surface of approximately 7,200 sq. m., which will be made available to the private partner, together with plot A1, if a cinema is included in the plans; Plot C, with a surface of approximately 26,000 sq. m., which will be made available to the private partner, together with plots A1 and A2, if, together with a cinema, the private partner proposes an Outdoor leisure function of touristic nature together with an Indoor leisure function of touristic nature, comprising minimum 15,000 sq. m. GFA as instructed in the programme underneath. The Indoor leisure function of touristic nature will have to be located on plot A2 (or in the near proximity thereof should the private partner not include a cinema in his plans). Nevertheless, the parties could within reason propose a different location and outline other than A2, if they can justify that based on creating a better development of the leisure activities and / or better synergies between those leisure activities and the other ones which are present on the site and its surroundings. The Outdoor leisure function of touristic nature on the other hand must be located on plot C (plot C cannot accommodate anything else than then Outdoor leisure function of touristic nature). It is in view of those, that the attention of the partners is drawn to the following facts: The presence of the Kinepolis cinema complex immediately bordering the first phase of the Neo zone. The owners have a right of operation of the complex until 31/12/2025. At that moment, Kinepolis will have to release the plot back to the PEB in its original state. There is however a court case going on at the moment between Kinepolis and PEB, concerning the good execution of the former of the agreement regarding the running of the site. The outcome of the case could lead to an early end to the operation of the cinema. Depending on the outcome of this case, the possible cinema included in the plans of the private partner could be destined to co-exist with the existing one for a certain time or to replace it; The presence on plot A2 of the Oceade water attraction park. The owners of the park have, barring an extension to the lease, exploitation rights until 31/08/2013 and the duty to give the land back in its original state by 31/12/2013. It is on this plot of land that the Masterplan aims to locate the Indoor leisure function of touristic nature; The presence on plot C of the theme park Mini Europe. The owners of the park have, barring an extension to the lease, exploitation rights until 31/08/2013 and the duty to give the land back in its original state by 31/12/2013. It is therefore this plot of land which will be fit to locate the Outdoor leisure function of touristic nature on Neighbouring plots of land Existing activities located on the one hand on a plot of land bordering those made available for the project and on the other hand on plot A2 (which will be included in the project if a cinema is proposed) and on plot C (included in the project in case not only a cinema but also an Outdoor leisure function of touristic nature is proposed), merit particular attention in terms of thoughts concerning the concept of 25 Neo Bruxelles KCAP Arup Fakton

27 fig 21. The map with the contour of the land concerned Kinépolis Océade Mini Europa fig 22. Plan with the indication of areas of Kinepolis and mini europe and Océade Note of ambitions for the first phase of the NEO project 26

28 3. First phase of the Neo project 3.3. Main guidelines for the project The shopping centre, catering and possible cinema The shopping centre with 72,000 sq. m. GLA and its activities like catering (9,000 sq. m. GLA in the framework of this first phase) and a possible cinema are the most important parts to be realised as far as size is concerned. This unit will aim for a regional catchment area, possibly even supra-regional. It is for this reason that it is dimensioned in this way, such that it can reach a critical mass that, without entering into competition with other local retail poles, will make it an attractive retail centre. Since it is located in an urban environment, it will have to be conceived respecting the main outlines of the Masterplan, which has been created for that zone, and it will also have be well designed architecturally and urbanistically, which will make it possible that: The environmental impact is limited (energy savings, use of sustainable energy, waste and water management, green spaces and green roofing, etc.); There is a seamless urban integration, avoiding all designs that would lead to an impression of a monolithic block (the quality of the fronts of the buildings, the architectural treatment of the emergency exits, the roofs, the internal and external transitional zones of the centre, etc.); Urban activity can be promoted, even outside of business hours (catering must be accessible outside of the centre s opening hours, linkup with neighbouring public spaces and roads, etc.); Public spaces, as they are planned in the Masterplan, will be integrated seamlessly (most notably the avenue Houba De Strooper and the zone which gives access to the stadium, the future sports area, the public space around the future centre of conventions, etc.); There is adequate accessibility using existing and future public transport and using pathways for the soft modes of transport, thereby promoting access to the centre other than in a car; The Roi Baudouin stadium will function adequately (security issues, access, evacuation, etc.), whilst promoting the stadium / shopping centre synergy; The potential nuisance levels caused by the logistic needs of the shopping centre will be kept to a minimum (design and accessibility of the delivery areas, location of technical equipment, architectural treatment of the visible roofs, etc.). 27 Neo Bruxelles KCAP Arup Fakton

29 B1 B2 D B3 A1 A2 C fig 23. Option 1 Retail and catering Cinema B1 B2 D B3 A1 A2 C fig 24. Option 2 Note of ambitions for the first phase of the NEO project 28

30 3. First phase of the Neo project 3.3 Main guidelines for the project The residential functions Offices The residential functions are in size the second most important part of the project (minimum 500 apartments with a total of minimum 50,000 sq. m. GFA or a minimum of 575 apartments with a total of minimum 57,500 sq. m. GFA). In view of the location of the plot, the apartment buildings will be mainly located close to the commercial buildings and will be taller. Therefore, they need to be designed and built in such a way they have excellent quality views and a good synergy with the public places. The office function is destined to become the support service for the rest of the project (administration for the retail outlets, offices for the sports organisations, administration for the site, etc.). The offices will need to be located and designed to meet the expected standards, whilst seamlessly fitting into the whole of the project and conforming to the highest quality possible in terms of sustainable development. The architectural design of the apartment buildings will have to take care especially of the following aspects: The environmental and energy requirements of the buildings (aim for the low energy standards, possibly Passif ); A good spread of the apartments across the site; A good integration of the accommodation area with all the other activities, notably connections to the parking lots, the lay-out of the access to the apartment buildings, the reduction of the disturbances generated by other activities (noise, view, etc.). The present picture only has informative purposes and they do not restrict the possibilities offered by private partners, within the boundaries of the project as described above. (land made disposable. 29 Neo Bruxelles KCAP Arup Fakton

31 B1 B2 D B3 A1 A2 C fig 26. Option 1 Homes Offices fig 25. Impression appartment Note of ambitions for the first phase of the NEO project 30

32 3. First phase of the Neo project 3.3 Main guidelines for the project Leisure function of touristic nature Although smaller in size than the shopping centre and the accommodation area, the tourist attractions remain vitally important for the project (minimum 15,000 sq. m. GFA indoor and potentially 26,000 sq. m. outdoor ). The aim of the attractions is to increase even more the already significant touristic attraction of the Heysel Plateau and to promote an increase in nights spent in hotels in Brussels and more importantly on the site. The private partners in this project will be invited to propose a tourist attraction concept in their plans which will complement the other existing attractions on the Plateau, and which will strengthen the overall touristic attraction of the site. The areas reserved for the attractions (namely plot A2 for the indoor section and C for the outdoor ) are located close to the Atomium and the future convention centre, in order to make the synergy with these two centres easier. The private partners have however the option to suggest other locations for the indoor project, on the condition it is well proportioned in relation to the rest of the project, easily accessible from the neighbouring public places, well connected with the neighbouring existing tourist attractions (mainly the Atomium and the parks, but also the future convention centre) and they can justify their choice of location in terms of creating more attention for their attraction. The synergy between the indoor and the outdoor section is equally very important. As already indicated, the private parties can, if they see fit, include an existing tourist attraction in their plans. In case a cinema is included in the plans, that will not be regarded as a tourist attraction. 31 Neo Bruxelles KCAP Arup Fakton

33 B1 B2 D B3 A1 A2 C fig 27. Option 1 Leisure Leisure outdoor B1 B2 D B3 A1 A2 C fig 28. Option 2 Note of ambitions for the first phase of the NEO project 32

34 3. First phase of the Neo project 3.3 Main guidelines for the project Public spaces The public spaces that need to be integrated into the project and the interaction between the project itself and the existing spaces, deserves special attention. One of the main conceptual challenges of the project will be to successfully integrate the future shopping centre within the zone now located in between the Roi Baudouin football stadium and the avenue Houba De Strooper. This will involve paying particular attention to the existing public and semi-public spaces (transitional spaces) and those to be created, in order to enable the following opportunities: Areas for hustle and bustle and strolling, surrounded by catering outlets, terraces and other activities aimed at the regulars, the residents and the visitors; Areas of internal / external transition from the shopping centre and the stadium; Areas of access to the Roi Baudouin football stadium and buffer zones in between the stadium and the avenue Houba de Strooper, taking into account the specific restrictions linked with this type of infrastructure (access for spectators, logistical access, security services access, evacuation routes and the like). The zone at the edge of the park, which will be the link-up between the shopping centre, the tourist attraction and the sports area, also needs special attention, in order to guarantee it remains at all times, even outside opening hours, an attractive part of the project. 33 Neo Bruxelles KCAP Arup Fakton

35 fig 29. Perspective on the Axis fig 30. Perspective on the Marketplaza Note of ambitions for the first phase of the NEO project 34

36 3. First phase of the Neo project 3.3 Main guidelines for the project The parking lots The whole of the project described above, shows the need for parking places. The overall philosophy of the redevelopment project of the Heysel Plateau consists of reducing as much as possible the number of open air car park places, except for parking C 2, which is located close to the Ring (on the other side of the Parc Expo). The idea is to free up as much public space as possible and to preserve as much as possible the landscaped character of the site. Studies executed for the Masterplan have indicated the following need for parking spaces: 1) the shopping centre, 2) the catering outlets and 3) the apartments included in the first phase of the Neo project, will create a need for 3,700 places. Those places need to be integrated at the right of the future shopping centre (following the original plans, with covered roof, underground, using mezzanine floors, etc.). In terms of 1) the tourist attraction and 2) the cinema, there is a need for 1,200 parking spaces. Those places could be located to the right of the current Parking T (underground parking to be built on site), which is outside of the boundaries of the first phase of the Neo project. Different solutions can be proposed by the private parties for the maximum of 3,700 places needed in the first phase: underground parking, parking integrated in a building, covered parking on the roof of the shopping centre, etc. The access ramps leading to the car park also need to serve the logistics area (warehouses, loading bays etc.). As a general rule, the conceptual choices and the methods of exploitation of the parking spaces must favour the multiple use of spaces (for example: complimentarity between the needs of a potential cinema and those of the shopping centre, between those of the office area and those of the residential area, between those of the shopping centre and the stadium, etc. 2 In terms of parking C, several measures have been thought of in order to enable pedestrian access between the parking zone and the Heysel Plateau (footbridges, cable car, extension of the tram line, etc.). These should make the parking potentially useful, both for regulars of the shopping centre and for the visitors of the cinemas and the tourist attractions. 35 Neo Bruxelles KCAP Arup Fakton

37 A12 7 BIS 8 Parking T Parking B Parking A Parking A Houba de Strooper fig 31. Integrated parking under the buildings and public space fig 32. Références parking Almere centrum Note of ambitions for the first phase of the NEO project 36