The office building Moreelsepark 1 in Utrecht has undergone a true transformation through renovation and sustainability upgrades, moving from energy label D to A+. This is explained by the client, Janwillem Eijgelaar, Asset Manager for Sustainability and Technology at a.s.r. real estate. “We continuously invest in our real estate to make it more energy-efficient and therefore future-proof. And when it concerns a listed national monument, you can make an even greater impact. Projects like Moreelsepark are truly the highlights of your work.”
The monumental building from 1871—originally constructed as an administrative office for the Dutch State Railways—has a long history of modifications. Over time, its original architecture had been obscured. The building also no longer met the current technical and energy standards. When the tenant of the souterrain and ground floor moved out, it was the perfect moment for a.s.r. real estate to invest in both preservation and renewal.
Additional floor space added
Janwillem: “Sustainability is in our DNA. Many of our tenants also consider sustainability important. A future-proof organisation is a sustainable organisation, and its foundation is an energy-efficient building. For Moreelsepark 1, EGM architects designed a very strong plan that allowed additional floor space to be created. That is highly attractive, because at such a prime location you have more space available to lease. As a.s.r. real estate, we like to stay closely involved; you work together towards an optimum result. The additional space created for our tenants, combined with making a listed monumental building more sustainable, makes this a unique project for us as well.”
The monumental building from 1871 achieves energy label A+ after renovation
From catacomb to conference centre
The greatest challenge lay in the souterrain. Janwillem: “This was a dark archive space with low ceilings and no daylight. An inward-looking catacomb, never intended for meetings with light and air. This space has been transformed into a beautiful conference centre. It is now the heart of the building. To create an excellent indoor climate there, we invested substantially in, among other things, the building services installations.”
Souterrain staircase as a connection
The stately staircase leading to the souterrain is entirely new. Janwillem: “That involved an extensive study in consultation with the heritage committee. The new staircase is a beautiful, symmetrical solution: an inviting reception that naturally guides visitors further inside. It is the driving force of the building. When you renovate a listed national monument, the regulations are far-reaching. We even had to conduct research into the historic paint layers. You encounter all kinds of things, which means you are constantly solving puzzles. That is precisely what makes it challenging and enjoyable. With respect for the monument and within the existing frameworks, you want to create something beautiful. Of course, it takes far more time and money, but the result is more honourable than the renovation of a regular office building.”
Daylight ‘below ground’
A great deal of attention was devoted to the lighting in the souterrain. Janwillem: “We truly challenged one another to arrive at a strong proposal. We felt that substantially more light was needed. That led to quite a number of discussions. The result exceeded my own expectations: there is now daylight ‘below ground’. And the interplay with the atriums is very powerful. As a result, the corridors feel pleasant and spacious, despite the low ceilings.”
Smart design
Wherever possible, existing materials were reused during the renovation. Janwillem: “We did not throw out the baby with the bathwater. Everything that was usable and authentic has been retained. The exterior façade has been fully insulated. On the inside, there is a courtyard. If you were to add additional insulation there, you would actually be missing the point. EGM architects proposed placing a roof over the courtyard: an efficient solution that also added extra quality to the building. In time, we will also make the remaining floors more sustainable. This design has already taken that into account in a smart way.”
Eyecatcher
Janwillem is proud of the result. “We are extremely pleased with it. The building has become even more of an eyecatcher than before. The architect has delivered excellent work. At the front, outstanding choices were made, including in terms of materials. It is always exciting to see how everything comes together, but here it turned out very well. On the outside, it remains classic and stately; on the inside, it is state-of-the-art, offering all the comforts of today. How wonderful is it that you can give new life to a listed national monument that is more than one hundred and fifty years old and reposition it on the market as a competitive product? We started at energy label D and are now at A+. The building also complies with the EPBD IV directive. That makes our tenants extremely happy as well.”
Maud van Gennip, copywriter and editor, spoke with Janwillem Eijgelaar in November 2025
Project: EGM architecten | Moreelsepark, Utrecht
Portrait: a.s.r. real estate
