With Spaces of Possibility, Bruges is taking a closer look at its public spaces.
Maraya Concert Hall
The world’s largest mirror building
Speakers Corner
In honour of the 10th edition, we sit down with the driving force behind ION.
Technology
What role does AI play in this visualisation process?
Striking mirror façade
The Maraya Concert Hall is an enchanting mirror building in the Saudi-Arabian desert. It's a seamless combination of architecture and nature.
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ION’s DNA
Paul Thiers is an entrepreneur, Chairman of the Board of Directors and Co-founder of ION, but most of all, an aficionado of art and architecture. Not coincidentally, these themes are covered extensively in this magazine.
Did you know that you’re holding the 10th edition of ICONIC Magazine? Like the previous editions, it is a spellbinding mix of real estate expertise, impressive photography, interesting facts and great interviews – with employees, partners and people who inspire us.
'Our company’s successes are first and foremost down to our employees.
Art and architecture
We take a quick look back at the start of ION. Discover how Davy, Kristof and I turn our ideas into reality, with the necessary doses of ambition and boldness. It ’s just a brief throwback, because those who know us know that we like to focus on the future. You get to know us better as entrepreneurs, but also as people. For example, I talk at length about my passion for art, a theme that we also take up later on in this magazine by peeking behind the scenes of Bruges Triennial. For this art event, artists and architects from around the world have temporarily integrated their work into the historic World Heritage city. Can’t get enough of international architecture? Then join us in our magazine as we journey to Ecuador, Mexico and Saudi Arabia. There s something for everyone!
Trends and AI
When you talk about ION, you talk about innovation. We tell you how the real estate market is quietly learning to reach Gen Z, including through TikTok. The technology train is speeding on, and ION is on board. Three partners talk about using artificial intelligence to create renders. A new world is opening up, which we’re entering with great admiration, but a healthy critical eye too.
Sustainable milestones
In terms of sustainability, we have a delightful photo report of ‘Monteco’, the tallest office building with a wooden structure in Brussels. But we’re not only making waves in Belgium. With The Hive, we ’re creating our first dark green project in the Netherlands, with its climate forest being just the tip of the iceberg. Other dark green projects are on the horizon too. Thanks to our joint venture with Omnes Capital, we’ll soon be developing more climate-friendly projects in Belgium and
Luxembourg. Please check out what Virginie and Delphine, our strong women in finance, have to say about this.
Gold inside and outside the workplace Without doubt, our company ’ s successes are first and foremost down to our employees. All of them are very talented people who carry forward our vision with 100% conviction. On top of that, we have a European champion in our ranks: Nicolas De Smet, Customer Advisory Assistant in Waregem, claimed gold at the 2023 European Cross Duathlon Championships! His sporting success only bolsters our ‘Go for Gold’ ambition.
So as you can see, we like to surprise you with fascinating topics that are sure to inspire! Hope you enjoy reading ICONIC #10.
Paul
Thiers Chairman & co-founder
A new destination
Through temporary art or architectural installations, new ideas are introduced to the city. This allows Bruges to evolve into the future while cherishing its World Heritage status.
Bruges in motion
The city as a canvas
Triennial 2024
Between April and September, the Triennial will descend on the capital of West Flanders for the fourth time. Every three years, the Bruges Triennial brings contemporary art and architecture to the historic city centre. With Spaces of Possibility, Bruges is taking a closer look at its public spaces: Which places are un(der)used today? How can the city be maximized within its boundaries by using the space differently?
A mix of styles
The Triennial in Bruges is unique because it combines two art forms: visual and architectural.
Curator Shendy Gardin teamed up with co-curator Sevie Tsampalla to find relevant new uses to shape Triennial 2024. And that search was a successful one: a mix of twelve artists and architectural firms were invited to travel to Bruges and explore the city on foot. “The creatives were allowed to choose their own location to exhibit their artwork. Some of them already had a specific spot in mind, while others scoured the beautiful city looking for the perfect place. The visit was the start of a creative thought process. In the end, everyone created a tailor-made work that fits perfectly in their chosen spot,” Gardin says.
The importance of public space
The curator explains that they really went looking for artists who were right for the theme of this edition. “In recent years we’ve felt strongly how important public space is: a nice park around the corner, a cool spot to meet others, or a place where you can unwind to clear your head. It’s a theme that resonates across the globe, and that was also our intention.”
Creative challenges
The biggest challenge, according to Gardin, is the technicality behind some of the designs. “Because all the installations are new and have never been tested before, putting theory into practice sometimes requires a bit of head-scratching. Achieving everything within budget, while maintaining aesthetics and in that specific location, raises certain issues.”
Nice compliments
The curator finds it hard to pick a favourite. “They’re all unique designs that I greatly admire. Each of them has its own qualities.” The organization received a number of reactions from the public. Among other things,
they said that the unifying theme of ‘Spaces of Possibility ’ is palpable throughout. “For me, that’s the best compliment,” Gardin states proudly. “There is cohesion, but also a diversity of ideas. This allows you to inspire people from different angles and stimulate conversation. The dialogue isn’t about ‘I like this’ or ‘I think this is ugly.’ It’s about what it means to you and what it means to your neighbourhood.”
Ideas for the future
Gardin hopes that the Triennial will get people thinking about how the city is set up today, in terms of materials and public space. For Bruges specifically, she hopes that some of the ideas may continue to live on in some way. “During the Triennial in 2015, one of the installations was a platform on the water, from where visitors were allowed to take a refreshing dip. And ever since, swimming has been allowed in the canals of Bruges. I think it ’s fantastic that an artwork has led to something permanent. Hopefully with this edition we’re also planting some seeds for the future,” the curator concludes.
If you want to visit the Triennial in Bruges, you can do so until 1 September 2024. Find out all the info at www.triennalebrugge.be/en.
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TikTok generation on the real estate market
It’s never been easier than now to reach a lot of people. But it’s also never been harder to stand out in a digital crowd!
Swiping and scrolling through the brain #GenZ
Millennials and Gen Zers live with their smartphones in their hands, so that’s the best way to reach them and get them to access the world of real estate. While they may have different priorities than the young adults of 20 years ago, buying real estate is anything but passé.
Standing out in a digital world
What is passé, however, is relying solely on traditional marketing strategies. Merely using print ads or Facebook posts is not going to win over this digital generation. Even classic search engines no longer meet their expectations. Millennials and Gen Zers want to be stimulated, are no fans of trite sales pitches and, above all, want the information quickly available through snackable content. How? What? Where? We look at the world through their eyes!
Let’s go viral
We’re seeing more and more estate agents working on the basis of these insights. They are putting out no-nonsense video content, both on their websites and on social media. Their videos, in which estate agents give a quick tour – authentic and entirely in the local dialect or accent (in West Flemish, for example) – are going viral on the most popular channels, meaning they ’re reaching thousands of young people in no time.
1.
Authentic (video) content
By producing authentic videos that give a realistic depiction of properties and the neighbourhood, you’ll attract the attention of Millennials and Gen Z. Showing real living experiences and a sense of community, rather than typical interior photos, creates a deeper connection and trust with younger buyers. The best channels for this? TikTok and Instagram, of course!
2.
Storytelling
Stories about the history of a property, the transformation of a neighbourhood or the dream behind a construction project capture the imagination. This approach shows that you’re not just offering four walls, but a lifestyle that resonates with the values and norms of younger generations.
3.
Reviews and word of mouth
In the real estate market, positive experiences from previous clients are worth their weight in gold. Millennials and Gen Z rely on authentic feedback when making a decision, so to build a trustworthy reputation, encourage your satisfied clients to share their experiences.
Follow ION on TikTok
At ION we love to experiment with new channels: so we were mustard keen to create our very own TikTok account! We’ve filmed some great videos in the model apartments at Roelevard and Suikerpark. Open TikTok, follow @iondevelopdifferent , and stay up to date on everything that’s going on at ION.
Where past and present meet
From colourful houses, trendy bars and restaurants to imposing churches and towering skyscrapers: the Ecuadorian capital offers a wealth of architectural gems.
A QUITO
Quito, the capital of Ecuador, is tucked away in the high Andes Mountains. It’s truly a unique spot: on the equator, surrounded by magnificent mountain peaks and volcanoes.
What’s more, the city’s historic centre. boasting impressive colonial architecture, churches and squares, was included on UNESCO’s World Heritage List in 1978, while if you venture a little outside it, you’ll be blown away by modern architecture by Jean Nouvel, Bjarke Ingels and Moshe Safdie, to name just a few. In short, Quito really is a marvel! Join us as we take you on an exploration of this startling South American city.
Well-preserved treasure
Although the city has been hit by severe earthquakes, its historic centre has been well preserved thanks to initiatives by the local government and UNESCO.
Mitad del Mundo
Iglesia de la Compañía de Jesús
A city with a rich colonial past
Spaniard Sebastián de Benalcázar founded the city of San Francisco de Quito in 1534. Its colonial character is strongly preserved in the historic centre, which houses a wealth of impressive churches, monasteries and works of art. As many as 130 monuments and 5,000 buildings have been registered as heritage sites.
The Basílica del Voto Nacional is one of the largest churches in Latin America. The central section is a whopping 140 meters long, 35 meters wide and 30 meters high. The neo-Gothic basilica is decorated with beautiful stained glass windows and decorations of local reptiles and amphibians, such as armadillos, iguanas and turtles from the Galapagos Islands. The building has been compared to Saint Patrick ’s Cathedral in New York and Notre-Dame in Paris.
Iglesia de la Compañía de Jesús is absolutely impossible to miss, with a golden interior that will knock your socks off! A reflection of Quito’s rich colonial past, the church is considered one of the finest examples of Baroque architecture in South America.
La Ronda is the place to be for art galleries, local stores, restaurants and bars. It’s an attractive street with a bohemian vibe, where locals and tourists alike enjoy a leisurely stroll.
Ecuador is the perfect place to stand on the equatorial line. In fact, the country got its name from its location at zero degrees, since Ecuador means ‘equator’ in Spanish. Quito is the world s largest city close to the dotted line. The monument Mitad del Mundo, which literally translates as “the centre of the world”, marks where the equator divides the world into two, the northern and southern hemispheres. The building also houses an ethnographic museum that provides insight into Ecuador ’s diverse indigenous cultures. Mital del Mundo is technically located just outside Quito, but a visit to the city is not complete without heading down to this special place.
'As many as 130 monuments and 5,000 buildings have been registered as heritage sites.
Unique environment
Need a break from the hustle and bustle of city life? Relax and take a breath of fresh air in one of Quito’s large parks, and savour the enchanting panoramic views of the Andes.
Stars on the skyline
Contrasting sharply with the historic city centre, the city skyline is characterized by the soaring peaks of ultra-modern skyscrapers designed by world-renowned architects. New-build projects here focus on sustainable use, harmoniously blending urban and green characteristics.
The striking Aquarela residential project, designed by French architect Jean Nouvel, is being built in the Cumbaya neighbourhood. Inspired by Quito’s rugged mountain landscape, the towers feature undulating balconies
and overflowing greenery. Large windows, open spaces and lots of plants create a seamless transition between the indoor and outdoor environments. Sustainability is key in this project. For example, rainwater is collected to irrigate the gardens and water is heated with solar energy. For every tree cut down, ten new ones are planted.
' In many modern projects, the focus is on sustainable use, where the urban and green characteristics blend together beautifully.
Close to La Carola Park you’ll find the stunning IQON skyscraper, designed by the renowned architectural firm Bjarke Ingels Group. At a staggering 130 metres, IQON is the tallest building on Quito’s skyline. The floors consist of continuous units with terraces on both façades, creating an open feel and cross ventilation. It ’s a unique project, seamlessly blending sustainability and comfort.
'The soaring peaks of ultramodern skyscrapers typify the city’s skyline.
A five-minute walk from IQON, you ’ll spot another architectural stunner, designed by renowned architect Moshe Safdie: QORNER The tower features a unique stepped profile with 24 floors of stacked and staggered residential units. The very spacious, green terraces allow indoor and outdoor living to beautifully flow together.
You’ll quite literally have your head in the clouds on the top floor of YOO Quito! Designed by Arquitectonica and YOO Inspired by Starck, this residential project includes outdoor and indoor terraces, dining and play areas, a gym, pool, spa and lounge with rooftop jacuzzi. The building is located in the prestigious neighbourhood of González Suárez, which is bursting with coffee bars, designer and fashion stores, hotels and restaurants.
The world’s largest mirror building With more than 9,000 mirrors, Maraya (which means mirror or reflection in Arabic) is specially designed to fully blend into the desert landscape of Al-’Ula.
Concert Hall Maraya
If you think you’re seeing a mirage in the desert of Ashar Valley in Saudi Arabia, blink again.
Chances are it’s the Maraya Concert Hall, an architectural gem known for its striking mirror façade, which allows the building to blend seamlessly into its surroundings. The reflective surface makes the building not only
visually breathtaking, but also sustainable, by minimizing heat gain and improving energy efficiency. But Maraya is much more than just a building: it is a stage for world-class art, culture and events.
The Maraya Concert Hall was designed by the architectural firm Florian Boje and built in just 2.5 months. It opened its doors in 2019.
Cultural
Architect Ludwig Godefroy perfectly blends his European roots with the rich Mexican natural landscape.
'Godefroy wanted it to look like a cube had fallen to the ground between the trees.
Alférez Casa
Ludwig Godefroy
Hidden in a forest, yet just a stone’s throw from Mexico City, Casa Alférez is a concrete structure that beautifully combines Brutalism and nature. Architect Ludwig Godefroy based his design on the idea of a cabin in the woods and the romantic feeling of a protective shelter. He strived to make the project as compact as possible, to minimize its ecological footprint and to avoid needing a complex and costly foundation. The house, which was built in 2023, is designed not only to be cosy, but also to be filled with light, thanks to the clever use of tall windows.
In addition to its role as a project developer, ION wants to market itself as an investor. Its ultimate goal is to create a model that is successful in all economic times.
1 3 1 + = ION’s formula for success
In honour of the 10th edition of ICONIC Magazine, we sit down with the driving force behind ION. Or rather, the three driving forces at the helm of the successful business – Davy Demuynck, Kristof Vanfleteren, and Paul Thiers – who have a winning combination of positivity, ambition and courage.
Hi Paul, Davy, and Kristof. Can you briefly outline exactly what your role at ION entails?
Paul: “With pleasure. Together with Davy and Kristof, I co-founded ION. I’m not active on a daily basis, but am happy to share my experience as an entrepreneur. My duties include strategy setting and risk analysis.”
Davy: “Kristof and I are co-CEOs. While Kristof is more responsible for everything related to business development and the technical side, I take the lead on marketing, sales and finance. We’re also divided regionally: Kristof is more often in the Brussels office, while I’m more regularly in Antwerp. But our head office in Waregem remains our base.”
So it’s a varied job, in other words. What do you think are the most important tasks as a company owner?
Kristof: “I think one of the most important tasks is making sure the right person is in the right place. This creates harmony in the team so that everyone can perform their work optimally.”
Davy: “True, and on top of that, we need to ensure that there’s a positive dynamic in the company. I think we do a good job of that at ION. As a CEO, you have to show strength. And that can only be done by communicating, both in good times and in not-so-good times. Kristof and I have evolved a lot in that regard over the past few years. Losing is learning.”
From left to right: Davy Demuynck, Paul Thiers and Kristof Vanfleteren
Being different is the trump card
‘Develop different’. That means daring to invest, even when things could go wrong, and not letting yourself be limited. With that mindset, ION remains at the forefront of the sector.
'As a CEO, you have to show strength, and that can only be done by communicating.
Davy
ION has now been around for 13 years and can count many milestones. Which ones stand out?
Paul: “That’s hard, because there are really so many. Our milestones emerge organically as a result of our strength, which is that we quickly see opportunities and always respond to changes in the market. But two that immediately come to mind are our move to Waregem Business Park in 2019 – at that time the most sustainable office building in Belgium – and the funds we co-founded: PDF1, PDF2 and IRP. This is a topic I could go on and on about.”
Davy: “I’m with Paul here; picking one milestone is almost impossible. But, if you really twist my arm, I would pick the Boerentoren (“Farmer’s Tower”) in Antwerp. This is an iconic 1920s building for which we were tasked with the project management.”
Kristof: “I find it incredibly rewarding to walk about somewhere and then think: ‘We really made a difference here.’ An excellent example of that is the city of Leuven. Among other things, we developed the university’s auditorium. Maybe one day my children will take classes there. After all, their names are etched in the building’s concrete, so I hope they can share that with their future friends!”
Legislation within the construction industry is becoming increasingly stringent. How do you see the future of the real estate market?
Paul: “Entrepreneurship is all about strategic foresight and adjustment. While much has changed in a short period of time, we see that as an opportunity. Companies with a professional outlook are the winners in this story. There will always be development, and dealing with complex situations is our main strength.”
Kristof: “There is a confluence of new elements that present a challenge: the climate issue, rising interest rates, the complexity of technologies, elections, political instability, international problems, etc. They are all converging, and that makes for a business landscape full of risks. But as Paul said, we see these more as opportunities. Today’s complexity is tomorrow’s opportunity.”
' Today’s complexity is tomorrow’s opportunity.
Kristof
Let’s turn to something a bit lighter. What does a busy entrepreneur do in their spare time?
Kristof: “What I enjoy more than anything else is spending time with my family. That can be traveling somewhere together, or just being at home on Sundays. I also enjoy doing sports. I do an hour of boxing every week, which keeps me sharp, both physically and mentally.”
Davy: “I can definitely relate to that! Besides ION, I only have one ‘hobby’ and that’s my family, which I consciously make time for. Above all, I love going on trips together or cheering on our daughters when they’re playing hockey.”
Paul: “I have a lot of passions: travel, art, family, music, wine and more. So those are the things I do when I’m not working. All these interests give me positive energy, which stops me from focusing on negativity. What people
can accomplish when they are passionate about something is really amazing!”
If you had to choose another profession outside of the real estate sector, what would it be?
Kristof: “I’ve always dreamed of owning a food factory, as delicious food is a real passion of mine. Additionally, I’d find it interesting because that kind of business is a recurrent model – something we want to realise at ION in the long run.
Davy: “In another life, I would love to be sports director of a cycling team! It’s still another managerial position, admittedly, but that’s just the nature of the beast I guess.”
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Golden tips for successful entrepreneurship
Paul Davy Kristof
“Keep your focus and don’t lose yourself! Decide what you’re going to stand out in and limit yourself to that.”
“Start your business with the right partners by your side. I don’t really believe in one-person entrepreneurs.”
“Always keep believing in yourself and your idea. Just because others don’t support it doesn’t mean you should give up.”
AI and visualisation: friend or foe?
Have the architectural plans been designed?
Is the 3D model laid out? Check. The next step is to create a render: a detailed visual representation of the project, which gives future residents or investors a clear picture of what it will look like. What role does artificial intelligence play in this visualisation process? Three ION partners share their experiences.
Special computer software is used to convert –or ‘render’ – the 3D model of the architectural plans into a digital image or animation. Renders are extremely detailed: textures and materials, even shadows, are visible. The environment of a project or building is also
recreated. For example, you see a street, passersby and trees. So you get a realistic picture of the project and the corresponding proportional scales. Artificial intelligence is playing an increasing role in various sectors, including architecture and visualisation. How are the experts experiencing the advent of AI?
The wonderful world of AI
Artificial intelligence makes daily operations easier, but you also need to be wary of its pitfalls.
Lowie Verstraete De Renderij
Benefits?
“ We use AI internally as a brainstorming tool to look at a project from a different angle, but mainly as a tool during pre- and post-production. When rendering animations, by default there’s always some noise on the frames, such as dots or blurs. With AI software packages, it’s possible to get higher quality in the same amount of time. Our software uses a particular AI model based on the content of the animation and the 3D model, so no details are lost in the ‘cleaning’ process.”
“Artificial intelligence is also a great tool for adding additional details in post-production, such as a cat sitting among the bushes, birds on the grass or additional vegetation.”
Downsides?
“ With programs that use data from AI models, and to which you can add the geometry of the architecture, you can quickly test the atmosphere and materialization, but I don’t find those images suitable for showing to clients.”
“AI renders may also provide a distorted view: the beautiful images on Instagram are, in my opinion, more likely to be flukes that are difficult to reproduce or modify. A lot of time is eaten up making an image up to a certain level and it seems like AI can do that much faster. But in my opinion, these two alternatives aren’t comparable. With AI you get speed, but you lose a lot of control.”
Vision for the future?
“AI images often create a recognizably repeated feeling, and in the future, I think this will get worse. Having AI do everything, without human experts, is not something I see happening. The computer doesn’t understand the feeling you want to convey – something that’s often found in the small details. So that human touch is still indispensable.”
“I hope that AI will allow us to be even more creative and improve certain repetitive phases in the workflow, such as searching for specific plants or trees. Instead of searching for or customizing a specific type in the 3D library,
AI should be able to create models based on specific prompts (searches), such as ‘multistemmed Amelanchier in the spring’. That s what I’d really love to have, and I see AI as a friend in the creative process.”
' The human touch is still indispensable.
Artificial intelligence: a threat?
ION’s partners agree that, in the visualisation process, a human touch is indispensable.
Pieter Lozie Animotions
Benefits?
“I embrace AI with enthusiasm and compare it to the industrial revolution: digital machines offer us support for mental work. Speeding up or even eliminating manual tasks is something we should take advantage of. Creatively, it’s also easier to pursue multiple avenues and check them out with the client without requiring too much work from the team. You get a lot of ideas in a short period of time.”
Downsides?
“AI models can only do what they are trained to do, and they are powered by the internet. You have to use them in the right way and think carefully about what you’re making. You can generate images that look great, but lack specificity. And what we do is extremely specific: a developer has a certain idea in mind, the architect works out the plans, and the project has to look exactly like that. Our expertise is still required to assess and adjust the results.”
Vision for the future?
“ I think the tools are only going to improve. Digital is gaining momentum in several areas, and AI is a part of that. So we’ll be able to devote more time to where we really make a difference, which is the creative side. And the ‘boring’ work? We’ll leave that to the machines.”
At Animotions, we’re training our own AI model to recognize which image is for which client. So in time, we’ll be able to ask it to
create an image specifically for ION or for a particular architect. Once we’re able to take that step towards individuality and authenticity, it will be a very compelling tool.”
Stijn Stragier Polygon3D
Benefits?
“AI is useful for shaping the environment, such as trees, roads and passersby. We can also eliminate distracting elements in existing photos, such as cranes, traffic signs, parked cars, etc. AI guesses what’s behind those objects and add roofs, trees or sky. That works well.”
Downsides?
“For environmental layouts on renders, artificial intelligence is ideal. But it’s got a big randomness factor. Even with very detailed descriptions and reference images, the end result often doesn’t meet the requirements. We’re asked to render a very accurate design
as exactly as possible, meaning precision in material use and dimensions is crucial. So when it comes purely to architecture, AI is not really suitable.”
“ We also go through several rounds of correction with our clients. If you submit a query to AI for the second time, the result will look different, even if you use the exact same prompt. So if we adjust something and feed it a new image, it will have different people or a different tree on it. That kind of detail is less important, but we do have to take it into account.”
Vision for the future?
“I am convinced that AI’s current flaws, such as inconsistency and miscalculations, are only temporary. For example, within a year I expect AI to be able to accurately interpret
cladding and treat it respectfully. The technology is developing rapidly, and every few months we’re likely to discover new apps that simplify or even take over our tasks.”
“Currently, AI works based on text or images, but I think DWG plans (3D models from AutoCAD) will also be integrated. AI will then be able to perfectly read geometry, understand scale and orientation, and generate beautiful images based on that.”
' The technology is developing rapidly and every few months we’re discovering new apps that simplify or take over our tasks.
Spotted, checked & approved
Be amazed by some of our staff’s inspirational tips! An original Instagram account, a creative design, or an inspiring trade fair?
We are happy to share five great tips with you!
SPOTTED
George Hutchins
Can’t get enough of architecture and interior design?
Neither can George Hutchins! On his Instagram page, you can admire all his beautiful designs. Though you might not realise it, all this beauty has been entirely AI-generated. Follow @george.hutchins_ for endless inspiration and a feast for your eyes.
— Greenhouse house
Did you know that besides using a greenhouse to grow fruits and vegetables, you can also live in one? This is the principle of a greenhouse house: a house completely surrounded by glass. The sun heats the space and provides energy, the roof can open to ventilate and cool in the summer, and to top it off, you can grow your own fruit and vegetables. It s innovative, sustainable and lovely and cosy to boot! If you’d like to see a greenhouse house in real life, you don’t have to venture far: there’s one in Rekkem, West Flanders.
Scaffold
—
‘Scaffold’ podcast
— The Tokyo Toilet
In Shibuya, Tokyo, public restrooms are not places you’d rather avoid, but actually want to visit! With 17 redesigned toilets, this hip neighbourhood promises to give you a unique experience. So don’t forget to take a look during your next visit to Japan.
Explore the world of architecture, art and design with the ‘Scaffold’ podcast. Be inspired by fascinating conversations with architects, artists and designers, and delve into the stories behind the masterpieces.
— Zaishui Art Museum
In Rizhao, China, a mile-long art museum designed by Junya Ishigami forms an inseparable bond with Lake Bixia. The openings in the façade allow water to flow over the museum floor, and so define the ground. Inside, you’ll find exhibition areas, a visitor centre and stores, all in harmony with the water.
Its incredible employees! Having the right people in the right place delivers spectacular results in all areas.
WOMEN IN FINANCE
' The most challenging part of the job is definitely the tight deadlines.
View from abroad
The partnership with Omnes Capital is confirmation that ION’s approach and vision are working – something not lost on European investors.
“This is a man’s world,” sang James Brown in 1966. But today, Virginie and Delphine are proving otherwise. After a long, successful career at BNP Paribas, Virginie took on the role of Head of Finance at ION three years ago. A year later, Delphine took her first steps on the third floor of Waregem Business Park, ION’s headquarters. There, she’s fulfilling the role of Head of Tax & Structuring brilliantly.
As Virginie explains
“I worked at BNP Paribas for many years, so I have a lot of experience in the financial sector. There, I was the relationship manager for ION, so I knew the company – and some of the people and projects – pretty well before I came to work here. In my current role, I’m responsible for financing and underwriting the projects. The range of tasks is very diverse – no two days are alike. The most challenging part of the job is definitely the tight deadlines we have to meet. Each project needs to be funded on time and always meet all the conditions. It’s tough, but it makes my work very exciting!”
New adventures
“Earlier this year, we entered into a new partnership with Omnes Capital. It’s a milestone for ION, since we’re their first Belgian real estate partner. Once PDF2, our second real estate fund after PDF1, was almost completely allocated, we started looking for new capital to sustain our growth. When ION came out as the best match for Omnes Capital, it was a fantastic coup for us. Everyone here was very excited about it, as it gives you a real boost when you see your employer gain the confidence of major investors.”
“Working with a player like Omnes Capital opens a lot of doors. It gives us the opportunity to focus even more on sustainable projects and to further differentiate ourselves on the market. We can always take that one step further. That’s why we do it!”
In dialogue with Delphine
“When you talk about real estate, the topic of taxes – at the local, regional and federal levels –immediately comes up. Everything related to taxation in the company crosses my desk. I’m also responsible for structuring ION’s various projects as well as the structure of our group, collaborations and funds. I have sixteen years of experience in this field, including at Deloitte and BDO, but that doesn’t make it any less of a challenge. Each project or collaboration has its own particularity and complexity; there’s no one-size-fits-all solution. And that’s what makes the job so fascinating. At ION, we always look at things with an open mind, while also remaining critical. Being able to move quickly and navigate less familiar territory is also one of our strengths, I believe. My job at ION is to keep a close eye on the tax legislation in the various fields, to optimally structure the projects, and find the best way to work together. So I’m always facing new things and continuing to find a way that works.”
Investing through a company
“In addition, I teach real estate taxation and deliver training on other tax topics. Recently we gave a talk on investing in real estate with a company. Places on the session got booked up in no time, showing what a hot topic this is for individual investors, and also proving that people still have confidence in real estate investment, although they have some questions about the taxation side. In the end, the answer to the question of whether it’s best to invest through a company or privately is
'It gives you a boost when your employer gains the confidence of major investors.
different for everyone. If you have a company, you’ve got greater financial leverage and can do better financial planning around inheritance/death.”
“Also for ION as a project developer, the unpredictability and ever-changing taxation regulations create uncertainty that makes long-term planning difficult. Given the long lead time, from land acquisition to delivery of the apartments, the tax implications can change over the course of a project, which ultimately impacts the return on investment. It ’s our task to ensure that everything continually stays on the right track, so our investors can rest assured of a good outcome.”
•
The future is dark green
ION’s vision for developing sustainable projects in an environmentally friendly way, delivering added value for people and the world around us, has not gone unnoticed among European investors. At the start of 2024, this was further underlined by the announcement of a partnership agreement with the French private equity firm Omnes Capital. With the €35 million in available capital, many new, environmentally friendly projects will be developed in Belgium and Luxembourg in the coming years. All of these will be dark green investments, meeting strict sustainability criteria.
Sweat and hard work
Offroad running and cycling: Nicolas De Smet (23) cannot get enough of it. His record of achievements includes the prestigious title of European Champion.
Customer
Advisor by day,
DUATHLETE BY NIGHT
'ION is committed to sporting activities, which is very motivating.
Did you know that ION has a European champion on its team? Meet 23-year-old duathlete Nicolas De Smet. He is a strapping young man who goes for gold both in his sport and in his job.
How long have you been working at ION?
“I started as a working student on the reception desk during the pandemic. ION were happy with my work, so the Customer Advisory team plucked me from reception. I started my current role in January 2021 and signed my fixed contract in May that year, so I have been working here for over three years – and counting!”
You are a big name in the duathlon world. What successes have you had so far?
“I became European Cross Duathlon Champion in 2023. For those unfamiliar with the sport, a duathlon is like a triathlon, but without the swimming. First you run, then cycle, and then run again. In cross duathlon, you do everything off road, which makes it extra challenging.”
How do you combine sports with your job?
“ION are very flexible, which I really appreciate. For instance, I can do my training just after noon, and then go back to the office or continue my work from home. Sometimes I will still be working late at night, but as I have already trained by then, I am okay with that. My colleagues give me huge support as well.
Ideally, I need to train between fifteen and twenty hours a week, but with a full-time job that is not feasible. Currently I do about ten hours a week on average. It is a matter of planning; in the winter, for example, it is harder to combine than in summer, because it gets dark early and then I do not really feel like training after work. In the summer it is much more pleasant.”
ION has a strong winning mentality. Do you notice that too?
“Yes, at ION we often say, ‘Go for Gold!’. This is not just about work, but also sporting pursuits. ION organizes a lot of sports initiatives, such as the Immorun which many colleagues take part in, or afterwork rides. The company is committed to sporting activities, which is very motivating. It is really nice to do something together with your colleagues besides work.”
What is your next goal?
“I am preparing for the next European Championships. It is the last time I will start in the U23 category, because next year I will be in the Elite category. It is my chance to become European champion for the third year in a row, which is my goal for 2024.”
We will keep our fingers crossed for the new European title, Nicolas! •
The Hive: your buzzing home in Amsterdam
In the up-and-coming neighbourhood of Nieuw-West, a sustainable, future-oriented place to live and work is emerging. It’s a green oasis in a multimodal hub in Amsterdam.
The Hive
LIVE CREATE MEET
The Dutch capital has a new gem. In the upand-coming neighbourhood of Amsterdam Nieuw-West, an ambitious, sustainable project is coming to life: The Hive. It is a place where living, working, creativity and nature blend harmoniously. We talked to Rik Verwaest and Najiw Zemmouri, respectively Senior Project Developer and Design Manager at ION.
What is The Hive in a nutshell?
“The Hive is our first project in the Netherlands, which we developed together with our partner Green Real Estate. It is the result of a competition launched by the Municipality of Amsterdam, who is the landowner. The fact that we won as a Belgian developer is a remarkable achievement.”
“The project is located in up-and-coming Amsterdam Nieuw-West, a neighbourhood undergoing a complete transformation. The Hive is primarily residential and consists of two parts: a new construction, and an existing heritage building that we’re preserving. The latter is a modernist, Brutalist school building, the
former Calvijn College. Dating from the 1960s, it is a protected municipal monument. Because we had to figure out how it could relate to the new construction, it became an intense design process with the architects at OZ.”
What uses will both buildings have?
“The new construction will be a long, slender building measuring 110 by 14.5 metres. The ground floor will feature a health centre. Above, we envision new-build apartments, almost all of them with living spaces stretching from front to back, featuring large windows in both façades. The project comprises 155 apartments, 135 of which we are offering on the private housing market.”
' We’re creating a unique relationship between the new construction and the existing heritage building.
“The other 20 apartments are so-called ‘medium-priced rental apartments’ that remain compulsorily bundled into one package, and so may not be sold individually. The maximum rent for these apartments is set by law; it’s a form of regulation that’s very common in the Netherlands and stems from the country ’s significant challenges in providing affordable housing.”
“In the former school building, parallel to the new-build construction, there will be 28 housing units, again medium-priced rental apartments. These are located on the top two floors. The rest of the building will have a social purpose and features an ‘incubator’, which is a meeting place for artists and creatives. Here,
you will find artist studio spaces combined with compact housing units, which are rented out at a reasonable – and again regulated –price. This allows recognized artists and creative professionals to live and work there, which is far from a given in an expensive city like Amsterdam. The incubator also creates a nice dynamic: we combine apartments that are rather expensive by our Belgian standards with affordable artist studio spaces and apartments. A catering facility will further encourage creative cross-pollination and provide the ideal place for neighbours to grab a coffee together.”
What makes The Hive unique?
“The new construction and the monument will be connected by a peaceful green urban oasis: a climate forest. Together with Flux Landscape Architects, we’re building a climate-proof miniforest with wooden walkways running through it. We’re creating floating paths, allowing vegetation to take its course, and also protecting biodiversity. By integrating greenery and proper water infiltration, we will prevent the formation of heat islands in the summer.”
“The façade of the new construction is rather formal and rigid on the street side, giving the project a solid appearance along Cornelis Lelylaan. On the side of the climate forest,
A nod to a sculpture from the past
A Tetris cube? A honeycomb? The shape of the entrance to The Hive captures everyone’s imagination. But only true locals know what this particular architectural accent refers to: a high-profile sculpture by artist Joop van den Broek, which adorned the façade of Calvijn College for many years.
' T he Hive can really become a cultural hotspot, because there will always be something to do.
An interactive neighbourhood
Living galleries, a climate forest, an incubator and rooftop agriculture: The Hive offers lots of places to meet and interact.
you will find lush green living galleries. These are wide walkways that connect the floors and serve as terrace areas for the apartments. They will also provide a pleasant meeting place for residents. As soon as the temperature allows, residents can open their windows to make the most out of their outdoor space and increase the size of their homes. The living galleries are located on the south side and function as canopies against direct sunlight. At the same time, the cleverly positioned recesses will guarantee the desired amount of light and air.”
“Finally, the intertwining of functions in the project is unique. There will be a health centre, an incubator and a community room, where residents of The Hive and other local residents can meet to organize events, workshops, neighbourhood parties or other community events. Social contact and cohesion play an important role in this project. The Hive can really become a cultural hotspot, because there will always be something to do.”
What really stands out in terms of design?
“We re breaking through the rigid façade on the side of Cornelis Lelylaan with a large opening, a kind of gate. This way, from the street you can see the monument, the old school, lying like a hidden treasure in the central climate forest. The connection between the heritage building and the street greatly charmed the judges at the competition stage.”
'We’re connecting the building to the city’s heating and cooling grid to recover waste heat from industry and provide residents with renewable energy.
Dark green projects have a long-term positive impact on the planet and society. Why is The Hive a dark green project?
“We’re connecting the building to the city ’ s heating and cooling grid to recover waste heat from industry and provide renewable energy. We’re covering the roof with solar panels, which corresponds to an area of about 500 m2. The residents are also self-sufficient to some extent, since the landscape architects have integrated a city garden onto the roof of the old school for urban farming.”
“Sustainability is also about the materials you use. Very importantly, we are working with circular concrete instead of producing new concrete ourselves. For this, we have partnered with New Horizon. We’re also going to lay bricks without mortar. The bricks have perforations for special PVC elements, allowing us to attach them together. If you lay bricks in the traditional way, you cannot get them apart without damaging them. By applying this new technique, you can still disassemble and recover the bricks even years later, such as for renovations.
Of course, we are also providing plenty of bicycle parking and ample space for scooters and cars, with charging facilities for everyone. The combination of green energy, circular materials, the climate forest and the rooftop vegetable garden make The Hive extremely sustainable.”
Now we just have to wait patiently: construction work will start in early 2025 and residents will be able to move into The Hive in 2027. It ’s an exciting prospect for the people of Amsterdam!
•
A first in Brussels
Monteco is the first high-rise office building with a timber structure. It has eight floors and a roof terrace offering stunning panoramic views of the European district.
Meet Monteco
A tower of sustainability
In late 2022, the private bank Nagelmackers moved its headquarters to a new location: Monteco, the first timber-framed high-rise building to be built in Brussels. Dirk Huybrecht, Head of Marketing & Communication at the bank, explains how the relocation marked a move towards a new way of working and a sustainable future.
Positive effect on daily operations
The Monteco office building is situated in the heart of Brussels’ European quarter, on Montoyer Street. Not only is the building’s name dual – it’s a contraction of ‘Montoyer’ and ‘ecological’ – but the building serves a dual purpose: it’s the new Nagelmackers HQ, and also provides space for the bank to receive clients.
“The COVID pandemic got a lot of offices thinking, including us. Remote working ushered in a new way of working. We now work two days from home, so we only occupy about
two-thirds of the office’s maximum capacity. Whether you come on Mondays or Thursdays, there’s always room. That creates a sense of space, which is positive for your mental health. And I think that’s very important: if you work somewhere, you should be able to enjoy a pleasant, quiet environment. The corner façade is south-facing, which means plenty of natural light. That combination – space and light –makes it extra nice.”
There are also other elements that make work at Nagelmackers more pleasant, such as the clean desk policy, lockers in which employees can store everything neatly, and a good mix of meeting rooms of different sizes. The latter shouldn’t be underestimated, according to Dirk, because not all meetings can be fully digital.
Work hard, play hard
All work and no play isn’t good for anyone. The Monteco building features a number of coffee
corners, where colleagues can chat in an informal setting. “On the seventh floor you’ll find our relaxed dining area, ‘Chez Georges,’ the name being a nod to one of our founders, Georges Nagelmackers. We also have a very nice, spacious terrace that forms the corner of the building. It’s pure bliss to take a breather on this city rooftop.”
Monteco in chocolate
Did you know that, in 2024, Monteco was a finalist in the MIPIM Awards – the Oscars of the real estate world – in Cannes, in the ‘Best Office & Business Project’ category? Fun fact for the sweet-toothed: to give the nomination an extra push, ION commissioned top chocolatier, the Belgian Jurgen Baert, to recreate the Monteco building entirely in chocolate. Watch the video via the QR code below at your own risk, because your mouth may start watering…
' The forward-looking architecture attracted us. There’s a lot of natural light and greenery, which makes it pleasant to work in.
Moving away from fossil fuels
A structure made of PEFC-certified wood, with water recovery, solar panels, heat pumps and a green roof: ION’s project, in collaboration with Nextensa, is extremely sustainable.
A perfect match
The visions of Nagelmackers and Monteco are closely intertwined. The two parties entered into a long-term relationship, which is also what Nagelmackers strives for with its clients: building lasting relationships. Dirk sees the large glass windows as a fitting metaphor for the importance the bank places on transparency. And they also share a focus on sustainability. “Monteco has a sustainable timber-frame construction which uses a minimum of concrete. Energy in the building is generated with solar panels, and heat pumps provide cooling and heating. So we no longer use fossil fuels. Rainwater is collected and reused. Thanks to smart technology, the awnings on the façade go down automatically when the sun is strong, while the lights automatically turn off if there’s no movement. This is highly convenient, because we don’t have to do any of these things ourselves, and it’s also beneficial from an energy standpoint.”
“But it’s not enough for a company simply to set up in a sustainable office building; you also have to take the initiative yourself. As a bank, we want to help craft a more sustainable
society. For instance, we consciously choose sustainable partners and suppliers and are greening our vehicle fleet. We are also particularly proud of our own sustainability scoring model for investment funds. This is how we as a bank really make a difference.”
Last but not least, the modern look fits Nagelmackers’ image perfectly. “The building also just looks beautiful with its visionary, forwardlooking architecture. It wasn’t a finalist in the MIPIM Awards in the ‘Best Office & Business Project’ category for nothing. Even though we’re just tenants, we’re very proud of it. Monteco is much more than an office building.”
'E ven though we’re just tenants, we’re very proud of Monteco. It’s much more than an office building.
SPOT LIGHT
'Monteco is the first high-rise office building with a wooden structure in Brussels. Located in the heart of the European district, it’s a perfect example of how sustainability and circularity can go hand in hand with modern architecture.
IN FIGURES
ADRESS: MONTOYERSTRAAT 14 — 1000 BRUSSELS
SURFACE AREA: 3.655 M 2
ARCHITECTS:
ARCHI2000, VK ARCHITECTS+ENGINEERS
PARTNER: NEXTENSA
FLOORS: 8
Monteco, home of Nagelmackers
The entire building, with eight floors above ground and an underground car park, is occupied by the private bank Nagelmackers.
Working intelligently and sustainably
Monteco was designed with the well-being of its users in mind. The generous windows provide abundant natural light and create a spacious feeling.
'Monteco was awarded the prestigious BREEAM Excellent certificate, which evaluates a dozen sustainability criteria. In the design phase, a score of 77% was achieved, while the standard score is 70%.
Surrounded by wood
The skeleton of PEFC-certified wood is visible throughout, creating a remarkable aesthetic effect.
Building with respect
The striking design and high-quality materials were chosen with respect for the environment and the location. Did you know that Monteco was a finalist in the ‘Best Office & Business Project’ category at the 2024 MIPIM Awards in Cannes?
'Monteco is more than just a building; it’s a statement.
Perfection down to the smallest details
Monteco scores high on sustainability, but also exudes quality and style. And you can see that even in the smallest details.
Enjoy a break up high
Relax on the impressive rooftop terrace with panoramic views.
It’s pure bliss to take a breather on this city rooftop.
