The controlled transformation of AIR offices

Published on 29 October 2026Time to read: 4 minutes

air offices pand.png Text by Lieke Bousema | Photography: AIR_offices © Ossip

From logistics planning to pre-assembled plug-and-play cable distribution boxes

Located in the heart of Rotterdam, just a stone's throw from the Koopgoot shopping area and Beursplein square, AIR Offices is an iconic office building with a rich history. Formerly home to the V&D and Hudson’s Bay department stores, the building has now been transformed into a comfortable, modern workplace that seamlessly reflects the dynamic character of the city.

Sustainability was a key consideration throughout both the design and transformation phases. The building retains its existing concrete structure and natural stone façade, while the roof and façades have been fully reinsulated. Other sustainable features include a thermal energy storage (TES) system, energy-efficient LED lighting with daylight controls, solar panels, EV charging stations, extensive kWh metering and a smart building management system.

The entire electrical installation was commissioned by developer NEOO and delivered by Steegman Elektrotechniek. The scope included lighting and power installations, a fire alarm system, access control and intercom systems, and an emergency evacuation system.

“Given the constraints of this inner-city location in central Rotterdam, we coordinated the logistics at the design stage, working closely with Koninklijke Oosterberg Wateringen,” explain project manager Marco van Dongen and engineer Ralph Reedeker of Steegman Elektrotechniek. “This was essential to ensure the transformation was completed successfully, on schedule and with minimal disruption. To ensure maximum flexibility within AIR Offices, we also explored the possibilities of a plug-and-play electrical and lighting installation together with Isolectra.”

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Maximum flexibility with plug-and-play cable distribution boxes
“As AIR Offices accommodates a changing tenant base, flexible space layouts are essential,” explains Reedeker. “The electrical and lighting installations need to adapt accordingly, as does the mechanical services installation. The building is divided into zones for lighting and climate control, which can easily be adjusted to meet tenants’ requirements.

“We developed a solution using custom-made plug-and-play cable distribution boxes fitted with Wieland chassis connectors. These can be easily clipped onto the cable tray in a single operation, serving both as power distribution points and connection points for lighting. In addition, they can be readily connected to the mechanical services installation to enable zoned climate and lighting control.”

The pre-assembled connection and distribution boxes can be connected easily using plug-in connectors. They have been specifically designed to make installation faster, safer and virtually error-free, explains Saïd Omaaza, account manager at Isolectra.

“Each of the plug-in distribution boxes contains six connections. In total, we assembled almost 600 plug-and-play boxes for AIR Offices.”

The most efficient installation
Based on coordination meetings and installation layout drawings provided by Steegman Elektrotechniek, Isolectra’s engineering department designed the most efficient plug-and-play installation using Wieland plug-in components, explains Omaaza.

“This design also incorporated the plug-and-play cable distribution boxes. We provided a dedicated overview drawing to explain their configuration and operation in more detail. We also included a bill of materials listing all the installation materials required.

“Steegman Elektrotechniek forwarded this overview to Koninklijke Oosterberg Wateringen, which used it to prepare a quotation and organise the logistics.”

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The right materials at the right time
“The key benefits of plug-and-play installation include faster installation, fewer installation errors and associated costs, and a lower labour burden on site,” emphasises Omaaza. “However, installers can only realise these benefits if the right materials are available at the right time.

“That is why we contacted Koninklijke Oosterberg Wateringen at an early stage of the project to coordinate deliveries. Were sufficient quantities of the correct Wieland plug-in connection leads and connectors in stock, or were additional orders required? When should these be placed? And was any further support needed in specific areas?”

In addition to supplying the Wieland plug-in connection leads in B2ca classification and the corresponding connectors, Koninklijke Oosterberg Wateringen also supplied the custom-made lighting, cable trays and electrical cables for AIR Offices, explains account manager Robert van Dijk.

“By holding all products in stock at a central location and transporting them to the construction site as required and according to an agreed schedule, we kept lead times tight and predictable. This enabled the installation teams at Steegman Elektrotechniek to work efficiently and continuously, without delays or interruptions caused by material shortages.”

As a result, the transformation of AIR Offices was managed as a highly controlled and well-coordinated process.

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