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Sustainable district of Laken on the Tivoli site consisting of 397 passive houses of which 30% zero-energy houses, Laken, BE - Designed with BIM Studiebureau Boydens


Winner Green Solutions Awards 2019 – Belgium Sustainable Construction Grand Prize
Winner Green Solutions Awards 2019 – Belgium Green Building Smart Building
Winner Green Solutions Awards 2019 – Belgium District Users’ Choice Award

Winner Publica Award 2018 in the category urban development and mobility

The Tivoli project comprises of a sustainable district in Brussels (Laken) consisting of 397 passive houses including 30% zero-energy houses, 2 child day care centers and 7 commercial spaces. The difference between a passive house and a zero-energy house is that the primary energy consumption in a zero-energy house is by their own energy production, through the use of PV panels.

The different homes, daycare centers and commercial spaces are spread over several buildings that belong to different plots. In total there are 5 plots of buildings.
In each dwelling a substation (plate heat exchanger) is foreseen, which is powered by the heating network. Satellite boilers per dwelling ensure the production and storage of sanitary hot water.

Although the houses are passive, additional heating is necessary to maintain comfort levels. For example, to heat the bathrooms and other living spaces (24°C), panel radiators are installed for their quick and user friendly control delivery systems.

Calorimeters and other sensors shall be installed where necessary and vital measuring data may be collected in order to optimize the controls of the deployed techniques.

Individual air handling units will ventilate each individual dwelling. This ventilation system is according to system D, whereby heat recuperation of at least 80% is applied. Preference is given to individual air handling units over shared air handling units per building because of the limited energy losses. Kitchen hoods in the dwellings recycle the exhausted air through activated carbon filters.

In the corridors and staircases energy efficient light fittings equipped with presence detectors are installed. 

Rainwater is recovered as much as possible for the flushing of toilets, service taps and irrigation of the common green zones.  Grey water (water coming from showers, bathroom sinks, tubs and kitchen sinks) is recovered and upgraded through a treatment plant, that is provided per plot and per building. Excessive rainwater is buffered in a basin and additional infiltrated occurs in a controlled manner before it is discharged in the sewerage.
PV panels are placed on the higher buildings (in total 800m²) and are responsible for the central electrical production to power the common areas in the buildings (lighting, elevators, etc.)

The main purpose of deployment of cogeneration technologies is to maximize the reduction of the CO2 emissions.  Tivoli will even have an experimental conservatory placed in the building where the central boiler room is, with the intention of capturing the combustion gases for the growth of plants.


general data

total cost price: € 69.000.000,00 hors TVA

total area: 53.107 m²

Study start date:: March 2015

completion date: May 2019

nature of work: Construction: study and following up MEP / EPBD reporting

cost techniques: € 13.405.526,73 VAT excluded


All houses fulfill the passive standard according to the
Brussels Region* of which 30% zero-energy houses
(*Net heating demand ≤ 15kWh/m² year
Airtightness n50 = 0,6 volumes/u)


Immo Tivoli nv, Gabrielle Petitstraat 6, 1080 Brussels, BE
Antoon van Osslaan 1 bus 2, 1120 Brussels, BE


TV Adriana:
Cerau bvba, Wedrennenlaan 20 bus 15, 1050 Brussels, BE
Atelier 55, Emile van Becelaerelaan 28b, 1170 Brussels, BE
Atlante architecture, Emile Van Becelaerelaan 28b, 1170 Brussels, BE
YY Architecture, Groenejagersveld 24, 1000 Brussels, BE
Eole, landscape architect, De Frélaan 229, 1180 Brussels, BE