Projects
Decisive connection in complex projects
The Central Agency for the Reception of Asylum Seekers (COA) has a clear mandate: to realize more reception locations. In total, there are currently around 160 projects underway across the Netherlands. Embera is managing fifteen of them. The commitment of our project leaders goes beyond project management; they also contribute to the standardization of processes.
The COA's real estate developments vary significantly. In terms of location, number of reception places, and type of housing: one location might involve the transformation of an existing office building, while another involves developing circular flexible housing. "Wherever we can, we try to leave something lasting for cities, villages, and neighborhoods with our long-term development. So that when our reception use ends, the homes can go to first-time buyers or the social housing sector. That is one of the ways we create social added value for the surrounding area," says Richard Fikse, Head of Real Estate Development at the COA.
The COA recognizes five different types of housing: emergency shelter, temporary modular construction, transformation of existing buildings, circular flexible housing solutions, and multi-year investment projects. Embera develops all types of reception for the COA, with the exception of emergency shelter.
No construction without a business case
The moment the COA identifies a potential location for housing, numerous matters must be arranged. Richard outlines the broad strokes: "We start with a business case in which we investigate the feasibility and different types of housing. This is followed by an investment proposal that is reviewed by an investment board. Once the budget is approved, we move to the design phase, followed by the step to actual construction. In between, there are many small and large steps, such as negotiations regarding land and conditions, and coordination with the municipality."
On behalf of Embera, Rens and Malco have been supporting every step since the beginning of 2024, such as negotiations with municipalities, supporting purchase decisions for land or buildings, and project management from initiation through to completion. "They are jacks-of-all-trades," says Richard.
Thinking along and working along
As team head, he oversees the projects for regular reception locations. His team consists of about fifty people, from permanent staff to hired experts and consultancy firms. "We now see Rens and Malco as a major asset because they do more," says Richard. "As external partners, they also support coordination with multiple departments. And they contribute to the development of our knowledge, tools, and working methods, so that we can execute future projects more effectively."
Standardization
For instance, Embera helps think about standardizing various steps in the projects. "Some actions recur in every project, such as the request for a quote. Embera developed a standard model for this, in consultation with us. We now apply that to every request, which allows us to work more efficiently."
"The way they support us shows how motivated Embera is to truly make a difference for others."
Richard Fikse
Head of Real Estate Development, COA
Connection
Richard: "Embera is skilled in project management. If there is an issue, they tackle it proactively and can quickly make a decision or present one. As a result, the projects run smoothly."
And importantly, says Richard, Embera seeks connection. "That is important in a complex and large organization like the COA. Our projects have not only external stakeholders, but various departments are also involved in the operation or management of a location. That requires quite a bit of coordination. Embera navigates through that skillfully, without me having to steer them. I hear from several administrative directors that they work very well with Rens and Malco."
The volume of projects and the type of organization mean that Embera's project leaders are juggling many balls at once. "They maintain the overview and take decisive action," concludes Richard.
Our contribution to an asylum seeker center that fits seamlessly into a Barneveld neighborhood
In the new-build district of Bloemendal – on the edge of Barneveld in Gelderland – the municipality is working on a sustainable, green and future-proof living environment. Between 1,550 and 1,600 homes will be built, from social rental to detached owner-occupied homes, along with amenities such as schools, shops and healthcare. The sustainable, biodiverse and climate-adaptive district will be completed in 2030. An asylum seeker center for 300 residents will also be built. It will stay there for ten years and will have the same look as Bloemendal, so that it fits seamlessly into the atmosphere of the district. After those ten years, when the COA no longer needs the location, the homes can become available to other target groups, such as first-time buyers and people urgently seeking housing.
Embera translates the brief of the COA and the municipality into a feasible plan with broad support. We coordinate the design team, align with stakeholders and integrate sustainability, safety and livability into the design. We also guide the participation process on behalf of the COA, monitor costs and quality, and prepare for realization, including permits and tendering. In doing so, we are the link between policy, design and execution.
In Bunnik, we are transforming offices into housing for asylum seekers and refugees
In Bunnik, we are working on the transformation of two outdated office buildings into full-fledged residential buildings for asylum seekers and Ukrainian refugees. The buildings are being adapted sustainably, with comfort, safety and flexibility as the starting points.
Offices are not built to live in – which makes repurposing technically challenging. Think of missing crawl spaces, insufficient daylight, limited fire safety or poor sound insulation. Embera translates this complex challenge into a feasible plan that meets all current requirements and is designed to be future-proof.
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