The Municipality of Lelystad is taking an important step in the development of its city centre. The tender for the construction of 243 homes in the Theaterkwartier has been awarded to Heutink Groep, GROOSMAN and LOLA Landscape. With their winning design, SPOT, Lelystad will gain a vibrant new urban district where sustainable, biobased construction goes hand in hand with social connection and high-quality green design.
A Vibrant Heart
At the core of SPOT are meaningful places (“spots”) where people love to come together. The lively heart of the Theaterkwartier brings together hospitality, culture and inviting public spaces in a natural and cohesive way. Streets, squares, thresholds and pedestrian routes form a logical urban fabric, anchored by a new central hospitality square. This spacious, sunny square is designed to become the new focal point of the Theaterkwartier, featuring terraces, greenery, communal functions and playful water elements. In addition to this main square, several other meeting places will be created to foster social connection and community life — for example, a neighbourhood living room. These places will be developed in collaboration with residents, the municipality and local entrepreneurs to ensure a strong sense of ownership and involvement.
Inclusive and Affordable
The plan includes 243 homes, of which 42 percent fall within the affordable segment. When the so-called “friends apartments” — designed for shared living — are included, this figure rises to 55 percent of the total housing supply. The development offers a diverse housing program that accommodates a wide range of lifestyles, preferences and target groups. The friends apartments feature a shared living space directly connected to the hospitality square, creating an easy flow between social interaction, community building and the cultural and culinary life of the Theaterkwartier.
Low-Traffic and Livable
SPOT is designed according to the STOMP principle (walking, cycling, public transport), giving priority to pedestrians and cyclists and ensuring a largely car-free environment. Cars are kept out of the central area and concentrated along the perimeter, while shared mobility options are seamlessly integrated throughout the site. Residents can easily choose how they wish to move around. Bicycle parking is conveniently located near building entrances, and the access to the De Waag parking garage is fully integrated into the urban design, minimizing any inconvenience from car traffic. High living quality is a guiding principle, with streets, squares and pathways designed to make movement, leisure and social interaction safe, comfortable and inviting.
Densification and Greening
Lelystad’s suburban character has long been defined by its abundance of greenery and water. SPOT builds on and strengthens this tradition. Nature is prominently visible and tangible throughout the neighbourhood, in many different forms. A green, low-traffic residential street and two lush inner courtyards offer peaceful communal spaces. Nature-inclusive buildings and public areas act as urban hotspots for biodiversity, recreation and encounter. The new hospitality square will feature a green amphitheatre and a public pavilion, reinforcing the area’s lively and welcoming atmosphere.
Future-Proof Construction
SPOT achieves an impressive 93 percent (gold) score on the Future-Proof Building Covenant. This ambition is exemplified by the striking corner tower, envisioned as an iconic landmark within a green courtyard block and serving as the keystone of the Theaterkwartier. Its CLT (cross-laminated timber) structure will remain partially visible through openings and balconies. Biocomposite materials further enhance the tower’s distinctive appearance, setting it apart from the surrounding buildings. Other façades within the plan will feature various sustainable brick types, including low-CO2 and reused bricks. The internal façades will predominantly use timber-frame (HSB) construction and biobased insulation materials.
