Commissioned by Nice Developers and Era Contour, Mei architects and planners has completed SAWA, a 50-metre-high timber residential building in Rotterdam. The 12,000-square-metre development comprises 109 apartments and is conceived around shared values, including CO2 reduction, biodiversity, circular construction, and the provision of affordable housing for an inclusive community. Central to this approach is the use of cross-laminated timber (CLT) as the primary structural material, shaping both the construction and long-term adaptability of the building.

A timber residential building in Rotterdam

SAWA is the first full-height timber residential building in Rotterdam, with the use of concrete kept to a minimum. The structure combines CLT floor slabs with glulam columns and beams. The building is defined by stepped terraces planted with greenery, referencing the history of the site while supporting biodiversity within the neighbourhood.

The project reflects a shared ambition between client and architect to realise a timber building that contributes to reducing CO2 emissions and aligns with broader climate targets. SAWA has been described as the “healthiest building in the Netherlands”, positioning it within a wider shift towards low-carbon residential construction.

Lloydkwartier: from harbour to neighbourhood

Lloydkwartier has a maritime history dating back to around 1900. The Lloyd pier takes its name from the shipping company Rotterdamsche Lloyd, which operated a terminal where passenger ships departed for Asia and Africa. The name SAWA refers to the building’s stepped form and planted terraces, drawing a parallel with eastern rice fields and acknowledging this history.

The district is one of the most water-oriented areas in central Rotterdam. Its character is shaped by a mix of transformed warehouses, harbour structures, and more recent developments. Over the past 15 years, Lloydkwartier has shifted from an industrial harbour area to a residential neighbourhood, supported by cultural venues, restaurants, proximity to the city centre, and views across the water.

Shared spaces and everyday interaction

The homes are accessed via an external gallery. While this form is often regarded as less desirable, Mei intentionally embraces it to support interaction between residents.

The residential concept incorporates a range of shared functions, including a communal tool room, shared mobility, and generous collective spaces such as a communal deck with an 800-square-metre vegetable garden. These elements support everyday use while encouraging connection among residents.

Inclusivity within the residential programme

SAWA comprises 109 apartments, ranging from approximately 50 to 170 square metres. The residential programme includes 39 owner-occupied homes, 20 private-sector rentals, and 50 mid-market rental apartments, representing a substantial share of the total.

This distribution was defined from the outset, establishing a mix of housing types and price categories within a single building. In an inner-city context where affordability is under pressure, the scheme accommodates a range of income groups. Of the 50 mid-market rental homes, 43 were allocated to households working in sectors such as healthcare, education, and public safety, and/or leaving a social rental dwelling.

SAWA contributes to a mix of residents within the building and to movement within Rotterdam’s housing market. Social inclusivity is reflected not only in the spatial and programme structure, but also in how the building has been occupied.

Timber structure and circular construction

The project is developed in the context of international and local climate targets, including the Paris and Glasgow Climate Accords, the European Green Deal, the UN Sustainable Development Goals, and the CO2 reduction targets set by Rotterdam City Council. In response, the client and architect set out to construct the building, including its main supporting structure, almost entirely from CLT.

The load-bearing structure consists of floors, beams, and columns formed from CLT and glulam elements and comprises more than 90 percent timber. This approach brings together a series of established and project-specific solutions to realise a 50-metre-high residential building with a predominantly timber structure.

Timber is used for its capacity to store CO2 and its relatively low weight compared to conventional construction materials. The design maximises the use of wood while limiting the use of concrete and steel.

SAWA is constructed using a modular timber system based on dry, demountable connections. The floor build-up consists of CLT panels with a dry ballast layer in place of concrete, allowing components to be disassembled and reused.

The building follows an Open Building approach, with a primary structure that supports adaptable internal layouts. This allows the homes to be configured by residents over time and supports future changes in use.

Timber was sourced from managed forests, where replanting follows harvesting. Other materials were selected where possible for their bio-based content and are documented within a material passport system.

The development of the structure involved collaboration with a team of international specialists, combining established construction methods with project-specific solutions to address fire safety, acoustics, and vibration.

Nature-inclusive design across terraces and facades

SAWA is designed in response to the pressures of urban growth, including heat stress, flooding, and the reduction of habitats for birds and insects. The project incorporates nature-inclusive strategies developed in collaboration with ecologists and biologists.

Planting is integrated across terraces and balconies through fixed planters, with more than 3,000 plants distributed throughout the building. Species are selected according to orientation and height, supporting a range of birds and insects. A total of 140 nesting boxes are installed on and around the building, contributing to urban habitats. These measures connect with existing ecological structures in the city and support biodiversity within the neighbourhood.

Low-installation strategy and operational energy

SAWA is designed as a low-installation building with a focus on indoor environmental quality and future adaptability. The homes incorporate cross ventilation and facade-integrated ventilation units that respond to temperature and CO2 levels.

The building has achieved an EPC of 0 and is designed to operate as energy-neutral. Photovoltaic panels on the roof, in combination with off-site solar energy and district heating, support the building’s energy demand. Following completion, on-site generation contributes to the energy use of communal facilities, including lifts, gallery lighting, and shared electric mobility.