AIR Offices

The AIR Offices – A Landmark of Sustainable Urban Transformation

The AIR Offices is a visionary adaptive reuse project in the heart of Rotterdam that reimagines a former single-use department store into a dynamic, mixed-use hub. This transformation addresses the evolving social and economic demands of the city center while preserving architectural heritage and embracing a sustainable future.

A New Life for a Historic Structure

Located within the vibrant Beurstraverse shopping district, the AIR Offices build on the rich urban fabric of Rotterdam. Originally constructed in the 1950s as Beursgallery, the building has undergone numerous renovations over the decades. Today, it enters a new chapter—one that prioritizes environmental responsibility, community connection, and workplace wellbeing.

The redevelopment carefully retains much of the original structure, including floor plates and the natural stone façade, significantly reducing construction waste. This adaptive reuse approach has resulted in the conservation of approximately 27,000 cubic tons of embodied carbon, equivalent to a volume that could cover a large swath of central Rotterdam.

Blending Heritage with Innovation

The design preserves the historical “Rotterdam layer”—a mid-rise urban typology—while introducing contemporary architectural interventions. Two new, setback office floors with generous terraces and biophilic planters crown the building, creating a distinct visual layering and offering outdoor workspaces. On the ground floors, vibrant retail and public amenities—including restaurants, bars, cafes, and a bike parking facility for over 600 bicycles—reinvigorate the pedestrian environment.

Sustainable Excellence

AIR Offices is certified BREEAM-Excellent, WELL Gold, and WiredScore Gold, reflecting a holistic commitment to sustainability, occupant health, and digital connectivity. Passive design principles, high-performance glazing, and an energy-efficient façade contribute to the building’s performance, while biodiversity strategies—developed in collaboration with local ecologists—enhance its ecological footprint.

A powerful combination of Building Information Modeling (BIM) and sustainability strategy has driven the project from concept through construction. BIM facilitated detailed coordination, planning, and lifecycle analysis, ensuring minimal environmental impact at every stage.

A New Collaborative Core

At the heart of the building is a dramatic architectural gesture: a donut-shaped void carved through the deep floor plates of the original department store. This central hub introduces natural daylight deep into the building through expansive skylights and functions as a dynamic internal courtyard.

The resulting multi-level atrium is framed by walkways and filled with flexible workspaces, meeting rooms, lounges, and catering areas. A central skylight and three-level vertical green wall bring light and nature into the workplace, reinforcing a strong connection to the environment.

Natural materials—corten steel, timber, and earth-toned finishes—echo the textures of Rotterdam’s maritime history. Acoustic textiles and indoor planting improve comfort and create a warm, welcoming atmosphere.

Designed for Health and Flexibility

Flexibility and wellness are foundational to the design. Prominently placed stairwells encourage movement, while the open layout supports diverse working styles—from focused tasks to informal meetings. Each floor is designed with adaptability in mind, allowing the AIR Offices to meet the needs of modern businesses today and in the future.