The Style Outlets - NewArmstrong

Project
The Style Outlets

The Style OutletsFrom lease agreement to opening.

The Style Outlets is the outlet center in the Amsterdam region, located near SugarCity and easily accessible from the city center. NewArmstrong took care of tenant coordination for Neinver and The Style Outlets: from signing the lease to opening, we guide tenants in design, drawing, permits and construction – and review designs against design guidelines and regulations.

Neinver, under the label “The Style Outlets,” already has several malls in Italy, France, Spain, Germany, the Czech Republic and Poland.

The challenge

To open on time, two construction streams had to be completed simultaneously: shell construction and tenant construction projects. That meant tenants had to land their design, coordination with casco, use notifications, delivery of units and the entire store construction within the same deadline – including modifications to systems such as sprinkler.

Where it often goes wrong: information spreads over mail, loose versions and ad hoc decisions. In a multi-tenant process, that takes time-and time is scarce capital here

Our approach

1) Testing and assurance (guidelines + regulations).

We review tenant designs against the Design Guidelines of The Style Outlets as well as building code and environmental permits. This keeps quality consistent and prevents late rounds of corrections on construction.

2) One path of cooperation for all parties

To manage the information flow between client, back office and construction site, we worked with a cloud-based platform in Microsoft Teams. In it, we collect drawings and documents for approval by landlord, tenant coordinator, structural engineer and installation consultant-changes we incorporate into a central 3D model.

3) Integration with shell construction (controlling changes)

We coordinate tenant change requests with the general contractor and ensure that agreed items are quoted, approved and executed. On site, we ensure that tenants comply with design and implementation principles, including technical installations, use notification and building safety.

Result

The mall opened on time in 2020 with over 80% leased. In addition, on behalf of the landlord, we designed, tendered and supervised construction of 15 stores in 7 weeks, for several major brands, as pre-installed “white box” units.

Strong
in delivering
on time.

In order to be able to open on time, two construction flows must be ready at the same time: the hull construction and the construction projects of the tenants.

This means that 80 Tenants:

have to have their design ready on time
the adjustments to the Casco must be coordinated with the main contractor
the Usage Notifications must be requested
the Units must be delivered to the Tenants
the tenants have to build their shop
the sprinkler installation must be adapted to the establishment

Tenant construction projects must also be properly integrated into the Casco construction process. This requires careful project management.

To properly manage this huge flow of information between client, back office and construction site, we have a cloud-based platform in Microsoft Teams. On this we place all documents for Tenants and collect all drawings and documents for approval by Landlord, Tenant Coordinator, Constructor and Installation Consultant. Changes are processed in a central 3d model

We coordinate all tenant change requests with the main contractor and ensure that all matters agreed in the leases are quoted, approved and executed.

On location, we ensure that all tenants comply with the principles for design and implementation, including the technical installations, notification of use and construction safety.

The shopping center opened on time in 2020 with more than 80% leased.

In addition to the role of tenant coordinator, we designed, developed and sourced 15 stores for several major brands on behalf of the landlord in just 7 weeks. These were built as pre-installed units to be leased including White Box fixtures.